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HomeMy WebLinkAboutExhibit 20 - Exhibit 20 - Responses to SEIR Comments - Volumes III & IVExhibit No. 20 Responses to Comments received on the SEIR (Separate — Volume III & IV of the SEIR) go, I_ THIS PAGE LEFT BLANK INTENTIONALLY BLANK � Y VOLUME III RESPONSES TO COMMENTS SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT HOAG MEMORIAL HOSPITAL PRESBYTERIAN MASTER PLAN UPDATE SCH NO. 1991071003 Prepared for: City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Prepared by: Ci)*iG( C O N 5 U L i 1 N G 151 Kalmus Drive, Suite E -200 Costa Mesa, CA 92626 T: (714) 444 -9199 F: (714) 444 -9599 www.BonTerraConsulting.com January 2008 r Volume III RESPONSE TO COMMENTS SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT HOAG MEMORIAL HOSPITAL PRESBYTERIAN MASTER PLAN UPDATE SCH No. 1991071003 Prepared for: City of Newport Beach 3300 Newport Boulevard Newport Beach, California. 92663 (949) 644 -3200 Contact: James Campbell. Prepared by: BonTerra Consulting 151 Kalmus Drive, Suite &200 Costa Mesa, California 92626 (714) 444 -9199 Contact: Dana C. Privitt, AICP January 2008 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TABLE OF CONTENTS Section Page Section1.0 Introduction ........................................................................ ............................1 -1 Section2.0 List of Respondents ........................................................... ............................2 -1 Section 3.0 Responses to Environmental Comments ......................... ............................3 -1 Section 4.0 Clarifications and Revisions .............................................. ............................4 -1 R.\Prged \N.p0rtW00MRTQT0C- 012208.dw i Table of Contents Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments SECTION 1.0 INTRODUCTION The purpose of this document is to present public comments and responses to comments received on Draft Supplemental Environmental Impact Report (EIR) (State Clearinghouse Number 1 991 071 003) to Final EIR No. 142 for the Hoag Memorial Hospital Presbyterian (Hoag Hospital) Master Plan Project located in the City of Newport Beach, California. The Draft EIR was released for public review and comment by the City of Newport Beach on September 21, 2007. The public review period ended on November 5, 2007. In accordance with the California Environmental Quality Act (CEQA) Guidelines §15088, the City of Newport Beach, as the lead agency, has evaluated all substantive comments received on the Hoag Hospital Master Plan Draft EIR, and has prepared written responses to these comments. This document has been prepared in accordance with CEQA and represents the independent judgment of the lead agency. The Final EIR for the project consists of the Draft EIR and its technical appendices; Final EIR No. 142 and its technical appendices; the Responses to Comments included herein; other written documentation prepared during the EIR process; and those documents which may be modified by the City Council at the time of certification. The City Council will also consider adoption of a Mitigation Monitoring and Reporting Program, a Statement of Findings of Fact, and a Statement of Overriding Considerations as part of the approval process for the proposed Master Plan Update Project. This Response to Comments document is organized as follows Section 1 provides a brief introduction to this document. Section 2 identifies the Draft EIR respondents Section 3 provides responses to comments received on the Draft EIR. Responses are provided in the form of individual responses to comment letters received. Comment letters are followed immediately by the responses to each letter. Section 4 presents clarifications to the Draft EIR, identifying revisions to the text of the document. RAPrge WewPCrhW MTQTCG0122D8 -d- Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments SECTION 2.0 LIST OF RESPONDENTS In accordance with CEQA Guidelines §15132, the following is a list of persons, organizations, and public agencies that submitted comments on the Draft EIR received as of close of the public review period on November 5, 2007. Comments have been numbered and responses have been developed with corresponding numbers. Letter Date of Follows No. Respondent Correspondence Page No. State Agencies 1. Governor's Office of Planning and Researchl December 18, 2007 ................19 2. Department of Transportation, Division of Aeronautics October 16, 2007 ....................24 3. Native American Heritage Commission September 27, 2007 ...............27 Local Agencies and Committees 4. Environmental Quality Affairs Committee November 20, 2007 ................32 Individuals/Organizations 5. Jackson DeMarco Tidus Peterson Peckenpaugh November 5, 2007 .................. 64 6. Michael W. Hackett October 31, 2007 ..................218 7. Maria A. Smith no date ..... ............................220 8. Louis D. Rodeman October 30, 2007 ..................222 9. Colleen Bailey October 29, 2007 ..................224 10. Susanne V. Caminiti October 30, 2007 ..................226 11. Paul S. Driscoll October 31, 2007 ..................328 12. Deborah Jo Royer October 31, 2007 ..................230 13. Bill H. Lyon October 31, 2007 ..................232 14. Sean Jame October 30, 2007.; ................ 234 15. Thomas.Preece October 30, 2007 ..................236 16. Sandra Siroonian October 28, 2007 ..................238 17. Greg Puccinelli October 29, 2007 ..................240 18. R. N. Gallanes October 30, 2007 ..................242 19. Robert Davis October 29, 2007 ..................244 20. Patti Frey October 27, 2007 ..................246 21. Luann Long October 29, 2007 ..................248 22. Mr. and Mrs. Robert Brown October 27, 2007 ..................250 23. Jonathan Bliss October 29, 2007 ..................252 24. Wilda Bohl October 29, 2007 ..................254 25. Robert Frewell October 27, 2007 ..................256 26. T.J. Lynch October 29, 2007 .................. 258 27. Adel B. and Amal F. Nasr October 30, 2007 ..................260 28. Sonik and Vage Ayrapetyan October 29, 2007 ..................262 29. Robert Dushaw October 28, 2007 ..................264 30. Paul McGurgan October 29, 2007 ..................266 31. Victor E. and Sandra G. Dobras October 30, 2007 ..................268 32. Janey Chu October 30, 2007 ..................270 1 Department of Transportation, District 12 letter is an attachment R:\ Projects WeWPmtVWMTC\TOC- 0122M.cbe 2.1 List of Respondents Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Letter Date of Follows No. Respondent Correspondence Page No. Individuals/Organizations (continued) 33. David J. Oden October 30, 2007 ..................272 34. Shelley Sasaki October 29, 2007 ..................274 35. Annette Warner October 27, 2007 ..................276 36. Luke Kupersmith October 29, 2007 ..................278 37. Thomas A. More October 29, 2007 ..................280 38. Caroline Nguyen October 25, 2007 ..................282 39. Rudolf F. Zurcher October 27, 2007 ..................284 40. Clara Morningstar October 29, 2007 ..................286 41. Henry A. Ode- October 27, 2007 .............:....288 42. Maninder Gill October 30, 2007 ..................290 43. Michael J. Oh October 27, 2007 ..................292 44. Tara Griff ith October 26, 2007 ..................294 45. Mali Saatchi October 30, 2007 ..................296 46. Michael Guerena November 2, 2007 ................298 47. Karen E. Paul November 2, 2007 ................300 48. H. Richard and June D. Hunt October 31, 2007 ..................302 49. Tricia Wolsky October 31, 2007 ..................304 50. Adam Grant November 1 2007 .................306 51. Wendy H. Kaiser November 12007 .................308 52. Deborah Forsythe November 2, 2007 ................310 53. Mustafa Ali Girgin October 31, 2007 ..................312 54. William P. Chuto October 29; 2007 ..................314 55. Hugo Villa/Stuart Riskin October 29, 2007 ..................316 56. Jody Henning and Judith Henning November 2, 2007 ................318 57. Gina Rios October 31, 2007 ..................320 58. Kathleen Mallory October 31, 2007 ..................322 59. Kathleen Rust October 30, 2007 ..................324 60. Bruce Lawrence October 27, 2007 ..................326 61. Sandra Archer October 29, 2007 ..................328 62. Lynette Kowalke October 31, 2007 ..................330 63. Diana Rourke October 27, 2007 .................. 332 64. Nancy Knight October 31, 2007 ..................334 65. Mark C; Cully November 1, 2007 ............:...336 66. Maureen McCarthey October 31, 2007 ..................338 67. Katherine Beckman October 31, 2007 ..................340 68. Paul L. Smith October 30, 2007 ..................342 69. Eduardo Arsler No date ..... ............................344 70. Eva R. Sceuca October 29, 2007 .................. 346 71. Charles M. Bohs M.D. October 31, 2007 ..................348 72. Nekoletta Tsioutsias October 30, 2007 ..................350 73.. Terry Benson November 1, 2007 ................352 74. George Kotchnik October 31, 2007 ............:.....354 75. Tom Jewel October 27, 2007 ..................356 76. Gloria Esposti October 29, 2007 ..................358 77. Gloria Esposti October 30, 2007 ..................360 78. Jacqueline Jensen October 31, 2007 ..................362 79. Scott and Judy Johnson October 26, 2007 ..................364 80. Betty A. Miller- Simpson October 27, 2007 ..................366 R:1PmjedaV MP0rN0WTQT0C- 0M0&d= Letter No. Respondent Individuals/Organizations (continued) 81. Steven E. Schoenlein 82. Sabuie Dubas 83. Aline Monin - Doremus 84. George A. Theodorou 85. Kevin Phillips 86. Park Zabul 87. Wanda Lucas 88. Rose Mary Snyder 89. Alexis Meshi 90. Aleida B. Howard 91. Karen MacMiller 92. Judy Su 93. Vincent A. Govorchin 94. Raj K. Duggal 95. Virginia R. Hackett 96. Jessica Gardner 97. Maher and Lucy Makhail 98. Danny Pohl 99. Anne Phillips 100. Y. Joe Kwon 101. Valeska Wolf 102. Tina Christiansen 103. Beverly Davis Rowan 104. David Chen 105 S. D. and Louise Stameson 106. Mun Yeluchi 107. James and Evangeline Mitchell 108. Roger C. Turner 109. Robert L. Pagel 110. Marjorie W. Harris Volume IV 111. Renee Pfershy 112. Dorothy Holmes 113. Emma L. Watkins 114. Angela Warburton Klee 115. Todd B. Main 116. Jeanne M. Gehle 117. Margreta Klassen 118. Maurice and Gloria Quirk 119. Sharon and Sal Soria 120. Lawrence H. Gardner 121. Vinod Ghai 122. Joan Reiss 123. Linda Janowski 124. Daryl Brotman 125. Brenda Mitten Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Date of Follows Correspondence Page No. October 26, 2007 .................. 368 October 28, 2007 .................. 370 October 29, 2007 .................. 372 October 27, 2007 ..................374 October 28, 2007.. .............:.. 376 October 26, 2007 .................. 378 October 26, 2007 ..................380 440 October 27, 2007 ..................382 October 29, 2007 .................. 384 October 28, 2007 ..................386 October 26, 2007 .................. 388 October 25, 2007 .................. 390 October 28, 2007 .................. 392 October 27, 2007 .................. 394 October 26, 2007 .................. 396 October 26, 2007 .................. 398 October 29, 2007 ..................400 October 29, 2007 ..................402 October 28, 2007 ................:.404 October 30, 2007 ..................406 October 29, 2007 ..................408 October 30, 2007 ..................410 No Date ...... ..........................41.2 October 26, 2007 :.................414 October 26, 2007 ............... :..416 October 27, 2007 ..................418 October 26, 2007 ..................420 October 28, 2007 ..................422 October 26, 2007 ..................424 October 27, 2007 ..................426 October 26, 2007 ..................428 No Date .... ............................430 October 27, 2007 ..................432 October 26, 2007 ..................434 October 26,2007 ..................436 October 27, 2007 ..................438 October 26, 2007 .................. 440 October 26, 2007 ................. :442 October 27, 2007 ..................444 October 29, 2007 ..................446 October 27, 2007 ..................448 October 28, 2007 ..................450 October 27, 2007 .............:....460 October 26, 2007 ..................462 October 26, 2007 ..................464 R:wrgectsHN wponlJODMTMTOC-0122M.dx 2 -3 List of Respondents Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter Date of Follows No. Respondent Correspondence Page No. Individuals/Organizations (continued) 126. Antoinette Rutledge October 27, 2007 ..................466 127. Erik Thumher October 25, 2007 ..................468 128. Erika and Hans Thiersten October 27, 2007 ..................470 129. Ken Cowie October 28, 2007 ..................472 130. Frank Ellis October 26, 2007 ..................474 131. Marc and Pam Lauihere October 29, 2007 ..................476 132. John Peck October 27, 2007 ..................478 133. Marcella R. Altamirano Harner October 25, 2007 ..................480 134. Cristina Andres October 29, 2007.; ................ 482 135. Mario.Pastorello October 28, 2007 ..................484. 136. Ralph Cardwell No date ..... ............................486 137. David and Judy Stayt October 27, 2007 ..................488 138. Deborah Irish No date ..... ............................490 139. Yolande Vose October 29, 2007 ................:.492 140. R. Bailey October 29, 2007 ..................494 141. Joanne Chae October 28, 2007 ..................496 142. Shahen Askari October 25, 2007 ..................498 143. Robert Edward Pranin III October 27, 2007 ..................500 144. Rebecca Kams October 26, 2007 .................. 502 145. Amy Phelps October 27, 2007 ..................504 146. Bernard and Adele Greene October 25, 2007 ..................506 147. Diane and James Collings October 27, 2007 .....:............508 148. C. J. Gehlke October 28, 2007 ..................510 149. Mrs. John Robinson October 27, 2007 ..................512 150. Leanne. Cleveland October 26, 2007 ..................514 151. Munetaka Hasukawa October 26, 2007 ..................516 152. Regina M. Campbell October 26, 2007 ..................518 1530 Lisa Kling -Ortiz October 28, 2007 .................. 520 154. Pamela B. Ryan October 29, 2007 ..................522 155. Shelly R. Benedict for John H. Siroonian November 1, 2007 ................524 156. Sandra Wolff October 29, 2007 ..................526 157. Michael Skog October 28, 2007 ....:............. 528 158. Suzie Kruse October 28, 2007 ..................530 159. Craig Ishihama October 26, 2007 ................:.532 160. Chi -Houng Chen October 28, 2007 ..................534 161. Simon Fangart October 25, 2007 ..................536 1620 Ross Ribaudo October 30, 2007 ..................538 1630 Sandra Sellani October 26, 2007 ..................540 164: Allan Slatin October 27, 2007 ..................542 165. Gloria Sliney No date ..... ............................544 166. Richard Matte October 27, 2007 ..................546 1670 Henry Wagner Jr. October 25, 2007 ..................548 168. Douglas Dingwell October 27, 200700000000000000000o 550 169. Judy K. Jehl October 27, 200700000000000000000o 552 170. Sambrima Gordon October 27, 200700000000.00000000o 554 171. Charles A. Lamb October 25, 2007 :.................556 172. Pierre Masson October 27, 2007 ..................558 1730 Marla Jann Williams October 26, 2007 ..................561 R:1 Projects \Ne.porNWBWTMTOP012208.enc 2-4 Letter No. Respondent Individuals/Organizations (continued) 174. Jeanne C. Davis 175. Ray Warren 176. Jill Reiss 177. John R. Stanton 178. Frank Minano 179. John J. Houng 180. Ronald and Beverly Street 181. Vladimir Khiteres 182. S. E. Stephanou 183. Melissa M. Quirk 184. Jennifer Tukhi 185. Janice Carr 186. Deborah S. Calvert 187. Steven C. Jones 188. Geoff Boucher 189. Arthur Shapiro 190. Kathy Dewberry 191. Parvin and Badi Moshayedi 192. Evelyn Hoffman 193. Edwin J. Cowan 194. Olivia Sahagun 195. Jo Anne D. Burns 196. Jack Wheeler 197. Anthony Rowe 198. Zeynel and Martha Hosafci 199. Edith Hanlon 200. Seth H. Davenport 201. Donna Cook 202. Jay and Noelle Miranda 203. Ryan Ross 204. Jacquelyn Janzen 205. F. C. Shaw 206. Janice and Charles Sparrer 207. Kenneth Arenson 208. Jeff Gregory 209. Carol DeRoche 210. Ross Ribaudo 211. Mary Petropoulos 212. Scott Mitten 213. Scott Mitten 214. Nancy M. Knight 215. Linda and Ed Sherman 216. John Siroonian 217. Paul Wolotsky 218. Jimmy Lee 219. Verna D. Mattox 220. Gloria Quirk Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Date of Follows Correspondence Page No. October 27, 2007 .................. 563 October 24, 2007 ....... :.......... 565 October 28, 2007 .................. 567 October 26, 2007 .................. 570 October 29, 2007 .................. 572 October 28, 2007 .................. 574 October 26, 2007 .................. 576 October 26, 2007 .................. 578 October 27, 2007 .................. 580 October 29, 2007 .................. 582 October 29, 2007 .................. 584 October 29, 2007 ..................586 October 29, 2007 .................. 588 October 27, 2007 ..........:.......590 October 26, 2007 ..................592 October 26, 2007 .................. 594 October 25, 2007 ..................596 October 29, 2007 .................. 598 October .. ............................... 600 No date ..... ............................602 October 30, 2007 ..................604 October 30, 2007 ..................606 November 1, 2007 ................608 October 28, 2007 ..................610 October 29, 2007 .................. 612 October 30, 2007 ..................614 October 30, 2007 ................:.616 October 26, 2007 ..................618 October 29, 2007 .................. 620 October 30, 2007 ..................622 October 27, 2007 ..................624 October 31, 2007 ..................626 October 31, 2007 ..................628 No date ..... .......:....................630 October 30, 2007 ..................632 November 1, 2007 ................634 May 16, 2007 ........................636 Received November 1, 2007 October 25, 2007 ..................637 October 26, 2007 ..................639 October 26, 2007 .................. 641 October 23, 2007 ..................642 October 27, 2007 ..................644 October 29, 2007 ..................646 October 30, 2007 ..................648 October 30, 2007 ..................650 October 27, 2007 ..................651 October 30, 2007 ..................653 R: 1Projeds \N9"od,J00&ATCIT0C•01220840c 2 -5 List of Respondents Letter No. Respondent IndividualsfOrganizations (continued) 221. Karen Kimball 222. Christine Fisher 223. Alan Lamb 224. Shahen Asked 225. Josh and Paula Millman 226. Nancy V. Schiefelbein 227. L. R. Runyon 228. Erik Thurnher 229. Versailles Homeowners Association 230. Dan Murphy 231. Rena Allen 232. Chris Kuhta 233. Pat Fiducia 234. Verna Huson 235. Linda M. Chen 236. Anne Christensen. 237. Anne Christensen 238. Jeanne Gehle 239. Einer G. Lindholm APPENDICES (Volume IV) Hoag Memorial Hespaal Presbyterian Master Plan Responses to Comments Date of Follows Correspondence Page No. October 29, 2007 ..................654 November 1, 2007 ................656 October 30, 2007 ..................657 October 27, 2007 ..................660 October 27, 2007 ..................663 October 26, 2007 ..................665 November 4, 2007 ................667 October 25, 2007 ..................672 October 30, 2007 ..................676 November 11, 2007 ..............678 November 27, 2007 ..............680 November 20, 2007 ..............682 November 5, 2007 ................684 November 11, 2007 ..............687 November 13, 2007 ..............689 November 1, 2007 ................691 November 1, 2007 ................693 October 30, 2007 ..................695 November 9, 2007 ................697 A Noise Spreadsheets B Existing and Proposed PC Text and Development Agreement C General Plan and Zoning Maps R: �PIOWB \NmpmN00&RTCITOC- 012208.dm 2.6 List of Respondents Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments SECTION 3.0 RESPONSES TO ENVIRONMENTAL COMMENTS This section includes responses to all substantive environmental issues raised in comments received on the Hoag Hospital Master Plan Draft Supplemental EIR (Draft EIR). Comments received during the 45 -day public review period on the Draft EIR raised a wide array of issues. Many of the comments were on common issues or concerns. For this reason, topical responses have been prepared. This approach reduces redundancy throughout the responses to comments document and provides the reader with a comprehensive response to the broader issue. For these Topical Responses, subheadings have been provided to allow the reader to focus on a specific issue or read the broader response, which may go beyond the specific focus of his or her comment. No topical response was provided where no comments or only very minimal comments were provided on the Draft EIR. After the Topical Responses, responses are provided for each of the comments received. This section is formatted so that the respective comment letters are followed immediately by the corresponding responses. R:�rojeds{Newp n11008\RTMRTC- 01 2208.dw 3-1 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TOPICAL R:\ Projects \NewporhlWa \RTCWTC- 012208.dm 3 -2 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TOPICAL RESPONSE 1 COGENERATION FACILITIES As stated in the Draft EIR, the cogeneration facility is not a part of the proposed Master Plan Update Project (See e.g., Draft EIR, pages 3.3 -25 and 3.4 -27.) The City of Newport Beach provided approval -in- concept for the cogeneration facility on September 17, 2002, and the California Coastal Commission approved the project on December. 10, 2002. The California Coast Commission issued Coastal Development Permit No. 5 -02 -325 for the cogeneration facility on June 12, 2003. The facility has obtained all necessary air quality permits for current operations from the South Coast Air Quality Management District. The City issued a grading permit for the facility on July 22, 2003 and construction commenced on August 26, 2003. The cogeneration facility has been constructed and is fully operational. As such, the cogeneration facility was considered part of "existing conditions" in the Draft EIR. (Draft EIR, pages 3.1 -2 and 3.1 -6 (Land Use), page 3.2 -5 (Traffic), page 3.3 -1 -2 and 3.3 -15 (Air Quality), pages 3.4- 10-11, 3.4 -13 and 3.4-14 (Noise), and 3.5 -2 (Aesthetics).) No discretionary approvals are presently required to continue operation of the cogeneration facility, and the proposed Master Plan Update Project does not request any modifications or additions to the facility; therefore, the cogeneration facility is not considered part of the proposed project. Because the cogeneration facility is not considered part of the proposed Master Plan Update Project, the California Environmental Quality Act (CEQA) does not require that the Draft EIR assess aspects of the cogeneration facility. See e.g., Silveira v. Las Gallinas Valley San. Dist., 54 Cal. App. 4th 980 (1997) (where the reviewing court found that CEQA documentation did not need to assess potential odor impacts from an existing sanitary sewer facility when the proposed project related solely to transfer of ownership and involved no physical changes to the facility), and City of Ukiah v. County of Mendocino, 96 Cal. App. 3d 47 (1987) (where the reviewing court held that only the effects of a reclamation plan need be assessed under CEQA and that analysis of mining operations generally at the facility were not subject to review since mining rights were vested and not included as part of the reclamation plan being reviewed). Thus, the Draft EIR was neither required to assess potential impacts of the cogeneration facility (including alleged visual and air quality impacts which are the focus of comments received on this issue) nor was the Draft EIR required to include "mitigation" for any alleged impacts, since the proposed Master Plan Update Project bears no relation to the operation of the existing cogeneration facility. Despite not being a part of the proposed Master Plan Update Project, the Draft EIR did examine certain elements of cogeneration facility operation, but only where operation of the existing cogeneration facility had the potential to affect implementation of the proposed project. Said differently, because the cogeneration facility is an existing facility, where the existing condition presented by the cogeneration facility had the potential to affect environmental aspects of proposed Master Plan Update Project implementation those potential impacts were accounted for in the Draft EIR (pp. 3.1 -14, 3.2 -12, 3.3- 25-26, 3.4- 27 -28, and 3.5 -7). However, in general, operation of the cogeneration facility was not required to be assessed as it is not part of the proposed Master Plan Update Project for which impacts were being assessed in the Draft EIR. Of note is that potential impacts related to the implementation of the proposed Master Plan Update Project in the context of the existing cogeneration facility were determined to be less than significant (see Draft EIR, pages 3.1 -14, 3.2 -19, 3.2 -26, 3.4 -28, and 3.5 -8). With regard to the listing of the South Coast Air Quality Management District (SCAQMD) as a responsible agency (Draft EIR, page 2 -8), this listing was inadvertent and will be removed in Final EIR as the SCAQMD is a not a responsible agency as that term is defined by CEQA (CEQA Guidelines §15381). The cogeneration facility is not part of the proposed Master Plan Update Project; therefore any permits that SCAQMD may need to issue for any future engines R: \Pr*M\NeWMdW008 RTC \RTC- 012208.dw 3 -3 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments to be installed internal to the cogeneration facility are also not considered part of the proposed project (see Draft EIR, pages 3.3 -25 -26 (discussing the potential for three additional engines to be installed indoors at the cogeneration facility, but noting that installation of these engines is not contingent on or necessitated by the proposed Master Plan Update Project). R: NProje =\NewponV008W7CARTC -012208.dm 3.4 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TOPICAL RESPONSE 2 SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT Comments have been providing stating that the City of Newport Beach should have prepared a different type of EIR, such as a subsequent EIR, rather than a supplemental EIR. Prior Environmental Documentation Hoag has been subject to prior environmental review by the City. In 1979, the first Master Plan and EIR were prepared and approved for Hoag (construction of Hoag commenced in the early 1950 which preceded CEOA). At the time the 1979 Master Plan was prepared, Hoag facilities were located solely on what is now known as the Upper Campus; Hoag did not own the Lower Campus. The 1979 Master Plan provided for 217,600 sf of additional uses, included a new 10- story hospital tower, and provided for the expansion of the existing tower (the West Tower); a new hospital tower was not constructed until 2005 as the Sue and Bill Gross Women's Pavilion (East Tower). On June 19, 1984, Hoag purchased the approximate 22 -acre Lower Campus site from the State of California. Subsequent to that purchase and prior to the 1992 Master Plan and EIR, Hoag constructed the Patty and George Hoag Cancer Center and a child care center in 1991 on the Lower Campus. The development of the Lower Campus was completed with separate CEQA documentation. In 1992, the City certified the Hoag Hospital Master Plan Final EIR No. 142 for the Hoag Hospital Master Plan and adopted both PC Text and the "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian" (Development Agreement). In 1994, the City approved Ordinance No. 94 -8 to readopt the Development Agreement. The 1992 Master Plan allows for up to 1,343,238 sf of uses at Hoag, inclusive of the Upper and Lower Campuses. Of the 1,343,238 sf of permitted development, the Master Plan allocates 765,349 sf of uses to the Upper Campus and 577,889 sf of uses to the Lower Campus. Currently, 698,121 sf have been constructed on the Upper Campus and 188,149 sf have been constructed on the Lower Campus. It should be noted that the Master Plan provides for redevelopment of current uses at Hoag. The Master Plan was intended to guide development at Hoag over a period of approximately 21 years. The PC Text and the Development Agreement set forth the development standards and terms and conditions by which the hospital campus may be developed, and it included maximum permissible building area, building height limits, and permitted land uses. Since the 1992 Master Plan and Final EIR No. 142 were approved, Hoag has constructed a cardiac services addition, a parking structure, a new inpatient hospital tower (the Sue and Bill Gross Women's Pavilion [East Tower]), and a minor expansion to the James Irvine Surgery Center on the Upper Campus. On its Lower Campus, Hoag has constructed a conference center with an associated parking structure, two auxiliary parking lots, an employee childcare center, and a cogeneration facility. Additionally, Hoag relocated the methane gas flare and upgraded the scrubbing/cleaning technology associated with the methane gas flare onto the Lower Campus. The Lower Campus is currently under construction with the relocation and expansion of Hoag's child care center; a retaining wall project was recently completed. Proposed Master Plan Update No additional square footage is proposed as a part of the Project. The Project proposes to reallocate up to 225,000 sf of previously approved (but not constructed) square footage from the R: \Prgeas \NewpooU009 \RTCV T"1220.tl 1 3 -5 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments Lower Campus to the Upper Campus. The maximum allowable building area on the Upper Campus would be 990,349 sf (if all 225,000 sf is reallocated) and the maximum allowable building area on the Lower Campus would be 577,889 sf (if no square footage is reallocated). However, in no event could the combined total building areas of both the Upper and Lower Campuses exceed 1,343,238 sf. No site - specific development projects are proposed as a part of the Master Plan Update Project. Under the existing provisions of the PC Text, mechanical equipment noise generated from Hoag Hospital shall not exceed 55 decibels (dB) at all Hoag property lines. This noise restriction, which was established prior to the creation of the City's Noise Element and Noise Ordinance, is proposed to be eliminated. Instead, noise generated at Hoag would be governed by the City's Noise Ordinance, except as otherwise provided in paragraphs 1 and 2 below and as depicted on Exhibit 2 -5 (see Section 2.0, Project Description, Exhibit 2 -5). The applicable noise standard at the Hoag property line adjacent to the loading docks shall be as follows: 2. Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles shall be exempt from any applicable noise standards. Supplemental EIR CEQA §21166 states that the lead agency must prepare a subsequent or supplemental EIR when one of the following events occurs: 1. Substantial changes to the project are proposed that require major revisions to the EIR. 2. Substantial changes occur with respect to the circumstances under which the project is undertaken, which will require major revisions in the EIR. 3. New information, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete, becomes available. CEQA Guidelines §15162 provides that a subsequent EIR is required if: 1. Substantial changes are proposed in the project requiring major revisions to the previous EIR because of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes have occurred with respect to the circumstances under which the project is undertaken, which will require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete shows any of the following: (a) the project will have one or more significant effects not discussed in the previous EIR; (b) significant effects previously examined will R:�ProjeU NewponlJOOB�RTC \RTC- 01MO.do 3-6 Responses to Environmental Comments 7AM ° -10'PM thwims 10PM -7AM NightBrne Leq (15 min) 1 70 dBA 58 dBA 2. Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles shall be exempt from any applicable noise standards. Supplemental EIR CEQA §21166 states that the lead agency must prepare a subsequent or supplemental EIR when one of the following events occurs: 1. Substantial changes to the project are proposed that require major revisions to the EIR. 2. Substantial changes occur with respect to the circumstances under which the project is undertaken, which will require major revisions in the EIR. 3. New information, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete, becomes available. CEQA Guidelines §15162 provides that a subsequent EIR is required if: 1. Substantial changes are proposed in the project requiring major revisions to the previous EIR because of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; 2. Substantial changes have occurred with respect to the circumstances under which the project is undertaken, which will require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or 3. New information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete shows any of the following: (a) the project will have one or more significant effects not discussed in the previous EIR; (b) significant effects previously examined will R:�ProjeU NewponlJOOB�RTC \RTC- 01MO.do 3-6 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments be substantially more severe than shown in the previous EIR; (c) mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (d) mitigation measures or alternatives which are considerably different from those analyzed in the Final EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. CEQA Guidelines §15163 allows a lead agency to prepare a supplement to an EIR when any of the conditions described in CEQA Guidelines §15162 (stated above) would require the preparation of a Subsequent EIR, but only minor additions or changes are necessary to make a previous EIR adequately apply to the project in the changed situation. CEQA Guidelines §15163(b) further states, 'the supplement to the EIR need contain only the information necessary to make the previous EIR adequate for the project as revised' and `the supplement may be circulated by itself without re- circulating the previous Draft or Final EIR." The City determined that a Supplement to Final EIR No. 142 was the appropriate CEQA documentation to evaluate the potential impacts associated with the proposed modifications to the Hoag Hospital Master Plan. Substantial changes were not proposed to the Hoag Master Plan resulting in new significant environmental effects or a substantial increase in the severity of previously identified significant effects (CEQA Guidelines §15162(1)). Changes in the circumstances under which the Hoag Master Plan Update Project will be implemented would not result in new significant effects that substantially increase the severity of previously identified significant effects (CEQA Guidelines §15162(2)). New information which was not known and could not have been known at the time the previous EIR was certified would not result in one or more significant effects not discussed in Final EIR No. 142, or a substantial increase in the severity of effects identified in Final EIR No. 142, or that mitigation or alternatives that are now feasible are rejected by the Applicant (CEQA Guidelines §15162(3)). CEQA Guidelines §15163 requires that a supplement to the EIR need contain only the information necessary to make the previous EIR adequate for the project as revised. In summary, new information and changed circumstances do not invalidate a prior programmatic EIR. Changed circumstances only become relevant if they are substantial and would require revisions in the prior EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects (see CEQA Guidelines §15162(a)(2)). Further, it is important to note that it is not the substantial changes in the project or a substantial increase in the severity of effects that are involved in the project that triggers the need for a subsequent versus a supplemental EIR. Rather, it is whether the changes in the project or the increase in the severity of effects require major revisions of a previous EIR or minor additions or changes to make the previous EIR adequate (see California Public Resources Code §21166 and CEQA Guidelines §15163(a)). If the former, then a Subsequent EIR is appropriate. If the latter, a Supplemental EIR is appropriate. This is a critical distinction because even if the proposed Master Plan Update Project would result in substantial changes to the previously approved project or substantially increase the severity of impacts, which it does not, a subsequent EIR would be required only if such changes required major rather than minor revisions to the previous EIR. In this case minor revisions were needed so a supplemental EIR was the appropriate document to prepare. This position is supported by resources agency comments accompanying CEQA Guidelines §15162. That comment reads: "A supplement to an EIR may be distinguished from a R.WrojwsN a pponUJWMRTC \RTC -012 08.dw 3 -7 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments subsequent EIR by the following: a supplement augments a previously certified EIR to the extent necessary to address the conditions described in Section 15162 and to examine mitigation and project alternatives accordingly. It is intended to revise the previous EIR through supplementation. A subsequent EIR, by contrast, is a complete EIR which focuses on the conditions described in Section 15162." While several judicial decisions have addressed the need or lack thereof for a Subsequent or Supplemental EIRs in various circumstances, none have specified which of the two kinds of documents should be prepared in a given situation. In this case, the City as the lead agency determined that the appropriate vehicle for addressing the relevant conditions described in Section 15162 was preparation of a Supplemental EIR. This Supplemental EIR includes the minor additions and changes necessary to make the previous EIR adequate. The City feels there is substantial evidence in the record to support this decision. R: �PmjeasWewoofWOOBNRTPRT0012208 .00c 3 -8 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TOPICAL RESPONSE 3 NOISE EXISTING NOISE STANDARDS APPLICABLE TO HOA City of Newport Beach Noise Ordinance The Newport Beach Noise Ordinance is presented in three sections of the Municipal Code: Sections 10.26, 10.28, and 10.32. Section 10.28 "Loud and Unreasonable Noise" is often referred to as a "Nuisance Ordinance" because it does not contain any specific noise level limits. It prohibits "the making, allowing, creation or maintenance of loud and unreasonable, unnecessary, or unusual noises which are prolonged, unusual, annoying, disturbing and /or unreasonable in their time, place and use are a detriment to public health, comfort, convenience, safety, general welfare and the peace and quiet of the City and its inhabitants" The specific provisions of Chapter 10.28 were revised substantially by the City in 2001, but the concept of the section was unchanged. Sections 10.28.040 and 10.28.045 are relevant to Hoag because they regulate construction noise and property maintenance noise. These sections prohibit noise generating construction or property maintenance activities on Sunday and holidays and between 6:30 PM and 7:00 AM Monday through Friday and between 6:00 PM and 8:00 AM Saturday. Section 10.32 "Sound Amplifying Equipment' regulates the use of sound amplification equipment and provides for permitting of sound amplification equipment. Chapter Section 10.26 'Community Noise Control" is the most relevant to Hoag because it presents specific standards for noise generated on one property so that it does not significantly impact adjacent properties. This section is summarized and the specific noise standards from the Noise Ordinance are presented below. Section 10.26 was adopted in 1995. Prior to that time (e.g., when Final EIR No. 142 was certified by the City of Newport Beach), the City had not established specific sound level limits. The following table presents the Noise Ordinance standards identified in Section 10.26 of the City's Municipal Code. The Noise Ordinance is applicable to noise generated from sources such as parking lots, loading docks, and mechanical equipment. The Noise Ordinance requirements cannot be applied to mobile noise sources such as heavy trucks when traveling on public roadways. Federal and State laws preempt control of the mobile noise sources on public roads. However, the requirements can be applied to vehicles traveling on private property. The City's exterior and interior noise criteria are given in terms of 15 minute Leq and Lmax noise levels. The noise levels specified are those that are not to be exceeded at a property from noise generated at a neighboring property. Noise levels are to be measured with A- weighting and a slow time response. Greater noise levels are permitted during the day (7 AM to 10 PM) than during the nighttime period (10 PM to 7 AM). Section 10.26.055, "Noise Level Measurement,' defines the locations where measurements are to be made to determine compliance with the noise standards; it effectively defines where the Noise Ordinance standards are applicable. For residential areas, the exterior standard is applicable to any part of a private yard, patio, deck, or balcony normally used for human activity. The standards are not applicable to non -human activity areas such as trash container storage areas, planter beds, above or contacting a property line fence, or other areas not normally used as part of the yard, patio, deck, or balcony. Interior noise standards are applicable anywhere inside the room at least four feet from the walls, or within the frame of an open window. RAProje \Ne.p0AW0 RTC\RTC•012208AM 3 -9 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan CITY OF NEWPORT BEACH NOISE ORDINANCE STANDARDS Section 10.26.045 sets different noise standards for heating, ventilation, and air conditioning (HVAC) equipment. HVAC equipment "in or adjacent to residential areas" cannot generate a noise level in excess of 50 dBA unless it includes a timing device that will deactivate the equipment between 10:00 PM and 7:00 AM in which the standard is 55 dBA. Section 10.26.035, "Exemptions," presents noise sources that are exempt from the provisions of the Noise Ordinance. Item L directly relates to the Hoag operations. Item L reads, "Any noise sources specifically identified and mitigated under the provisions of a use permit, modification permit, development agreement or planned community district development plan adopted prior to the date of adoption of this chapter." The Development Agreement between the City and Hoag, which was adopted prior to the Noise Ordinance, as it affects allowable noise generation, is discussed below. Item G of Section 10.26.035 exempts noise sources associated with the maintenance of real property and instead requires that they be subject to Chapter 10.28 of the Municipal Code. Section 10.28.45 sets limits on the times of day that any "tool, equipment or machine" can be operated "in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity." Specifically, the code section restricts these activities to between 7:00 AM and 6:30 PM Monday through Friday, and between 8:00 AM and 6:00 PM on Saturday. These activities are prohibited on Sundays and federal holidays. Hoag Hospital Development Agreement Item 3.5 of the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian (approved February 14, 1994, Ordinance No. 94 -8) reads as follows: R:1Proje= \Newp n 1008\RTGWC'012 08.dm 3 -10 Responses to Environmental Comments �� � 7�IQiolo�t ,� ; , "tDPMtoTAlif Exterior Noise Standards I Residential: Single - family, two- Leq (15 min) 55 dBA 50 dBA or multiple - family Lmax 75 dBA 70 dBA II Commercial Leq (15 min) 65 dBA 60 dBA Lmax 85 dBA 80 dBA III Residential Portions of Mixed- Leq (15 min) 60 dBA 50 dBA Use Properties' Lmax 80 dBA 70 dBA IV Industrial and Manufacturing Leq (15 min) 70 dBA 70 dBA Lmax 1 90 dBA 90 dBA Interior Noise Standards I Residential Leq (15 min) 45 dBA 40 dBA Lmax 65 dBA 60 dBA III Residential Portions of Mixed- Leq (15 min) 45 dBA 45 dBA Use Properties' Lmax 65 dBA 65 dBA a Residential uses within 100 feet of a commercial property where noise Is from said commercial property. Section 10.26.045 sets different noise standards for heating, ventilation, and air conditioning (HVAC) equipment. HVAC equipment "in or adjacent to residential areas" cannot generate a noise level in excess of 50 dBA unless it includes a timing device that will deactivate the equipment between 10:00 PM and 7:00 AM in which the standard is 55 dBA. Section 10.26.035, "Exemptions," presents noise sources that are exempt from the provisions of the Noise Ordinance. Item L directly relates to the Hoag operations. Item L reads, "Any noise sources specifically identified and mitigated under the provisions of a use permit, modification permit, development agreement or planned community district development plan adopted prior to the date of adoption of this chapter." The Development Agreement between the City and Hoag, which was adopted prior to the Noise Ordinance, as it affects allowable noise generation, is discussed below. Item G of Section 10.26.035 exempts noise sources associated with the maintenance of real property and instead requires that they be subject to Chapter 10.28 of the Municipal Code. Section 10.28.45 sets limits on the times of day that any "tool, equipment or machine" can be operated "in a manner which produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity." Specifically, the code section restricts these activities to between 7:00 AM and 6:30 PM Monday through Friday, and between 8:00 AM and 6:00 PM on Saturday. These activities are prohibited on Sundays and federal holidays. Hoag Hospital Development Agreement Item 3.5 of the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian (approved February 14, 1994, Ordinance No. 94 -8) reads as follows: R:1Proje= \Newp n 1008\RTGWC'012 08.dm 3 -10 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Compliance with General Regulations. Hoag is required to comply with the Existing General Regulations. As to those Existing General Regulations which require the payment of fees, costs, and expenses, Hoag shall pay the fee, cost, or expense required as of the data on which Hoag submits the application for Project Specific Approval. Hoag shall also comply with any Future General Regulations that do not impair Hoag's ability to develop the Property in accordance with the density, intensity, height and location of development specified in the Master Plan. Hoag shall also comply with all provisions of the Uniform Building Code, whether adopted before or after the Project Specific Approvals are submitted. Hoag shall also comply with the Coastal Act and the City's certified Local Coastal Program. Items 2.17, 2.18, and 2.19 define "Existing General Regulations," "Future General Regulations," and "General Regulations" as follows: 2.17 'Existing General Regulations" means those General Regulations approved by the City on or before the Approval Date (irrespective of their effective date) and not rescinded or superseded by City Action taken on or before the Approval Date 2.18 "Future General Regulations" means those General Regulations (see Section 2.19 below) adopted by the City after the Approval date. 2.19 "General Regulations " means those ordinances, rules, regulations, policies, and guidelines of the City, which are generally applicable to the use of land and /or construction within the City and include, the Fair Share Traffic Contribution Ordinance, Uniform Building Codes and water and sewer connection and fee ordinances. Item 3.5 of the Development Agreement exempts Hoag from the Noise Ordinance (Section 10.26 of the Municipal Code, a Future General Regulation) where the application of the Noise Ordinance would "impair Hoag's ability to develop the Property in accordance with the density, intensity, height and location of development specified in the Master Plan." In most cases, noise generated by activities at Hoag should be able to be mitigated to below the Noise Ordinance limits without impairing the development of the property, and the Noise Ordinance would apply to these cases. There could be some cases where enforcement of the Noise Ordinance would impair the development of the property and would not be applicable in these cases. Section II "General Notes" item 7 of the Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations (Adopted by the City Council, City of Newport Beach, Ordinance No 92 -3 May 26, 1992) reads: New mechanical appurtenances on building rooftops and utility vaults, excluding communications devices, on the upper campus shall be screened from view in a manner compatible with building materials. Rooftop mechanical appurtenances or utility vaults shall be screened on the lower campus. Noise shall not exceed 55 dBA at all property lines. No new mechanical appurtenances may exceed the building height limitations as defined in these district regulations. This item preempts the HVAC regulations presented in Section 10.26.045 of the Noise Ordinance. Therefore, mechanical equipment at Hoag cannot exceed 55 dBA at the property line under the existing Development Agreement. R: \Proleo \NewponUWMTMRTC -01Y Mdoc 3 -11 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments PROPOSED NOISE STANDARDS Under the existing provisions of the PC Text, mechanical equipment noise generated from Hoag Hospital shall not exceed 55 decibels (dB) at all Hoag property lines. This noise restriction, which was established prior to the creation of the City's Noise Element and Noise Ordinance, is proposed to be eliminated. Instead, noise generated at Hoag would be governed by the City's Noise Ordinance, except as otherwise provided in paragraphs 1 and 2 below and as depicted on Exhibit 2 -5 (see Section 2.0, Project Description, Exhibit 2 -5 of the Draft EIR). The applicable noise standard at the Hoag property line adjacent to the loading docks shall be as follows: 2. Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles shall be exempt from any applicable noise standards. In addition, the grease pit cleaning, which is exempt from the City's Noise Ordinance because it is a maintenance activity, would occur on a Saturday between the hours of 11:00 AM and 3:00 PM. Existing and proposed noise limits are as follows: zAW- 10 PM, a3ayhme tOPM -7AM Nighttime Leq (15 min) 70 dBA 1 58 dBA 2. Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles shall be exempt from any applicable noise standards. In addition, the grease pit cleaning, which is exempt from the City's Noise Ordinance because it is a maintenance activity, would occur on a Saturday between the hours of 11:00 AM and 3:00 PM. Existing and proposed noise limits are as follows: Mechanical Equipment Buildout of the Hoag Master Plan under either the existing Master Plan assumptions or the proposed Master Plan Update assumptions may require additional HVAC equipment which could include roof - mounted equipment. Final EIR No. 142 set a noise level limit for mechanical equipment of 55 dBA. This noise level limit for mechanical equipment is included in the Development Agreement between the City and Hoag. This limit is being exceeded for the existing mechanical equipment. The noise level at the Villa Balboa condominiums was measured at 58 dBA; this exceeds the Development Agreement limits by 3 dBA. The sources of this noise exceedance are both the rooftop equipment mounted on the Ancillary Building and the HVAC equipment located on the third floor of the West Tower. R:Wrojeds \Ne odWJWMRTMRTC- 01 220e.dw 3-12 Responses to Environmental Comments Proposed Limit Nose Source'. Currerd limit (dBA} `; (dBA) Mechanical Equipment at West 55 Ls eg 70 Leq (Day) /58 Leq Tower & Ancillary Building (Night) Loading Dock (delivery vehicles 60 Leq Exempt and the loadinglunloading ops.) 80 Lmaxb Loading Dock (non - delivery 60 Leq 70 Leq (Day) /58 Leq operations) 80 Lmax° (Night) Grease Trap Exempt Exempt Cogeneration Plant (nearest I 60 Leq (Day) /50 Leq° 60 Leq (Day) /50 Leq residence) (Night) (Night) Existing Development Agreement Based on Mixed Use Residential standard contained in Chapter 10.26 Mechanical Equipment Buildout of the Hoag Master Plan under either the existing Master Plan assumptions or the proposed Master Plan Update assumptions may require additional HVAC equipment which could include roof - mounted equipment. Final EIR No. 142 set a noise level limit for mechanical equipment of 55 dBA. This noise level limit for mechanical equipment is included in the Development Agreement between the City and Hoag. This limit is being exceeded for the existing mechanical equipment. The noise level at the Villa Balboa condominiums was measured at 58 dBA; this exceeds the Development Agreement limits by 3 dBA. The sources of this noise exceedance are both the rooftop equipment mounted on the Ancillary Building and the HVAC equipment located on the third floor of the West Tower. R:Wrojeds \Ne odWJWMRTMRTC- 01 220e.dw 3-12 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments The HVAC system would be required to be upgraded on the Ancillary Building (see Mitigation Measure 3.4 -2). New mechanical equipment would be required to comply with proposed modifications to the Development Agreement which would effectuate a change from the current 55 dBA level to 70 dBA (daytime) and 58 dBA (nighttime) when measured at the property line adjacent to the loading dock area. Modifications would include the following: Kitchen Exhaust Fans. The existing kitchen exhaust fans would be replaced with new ducting and new fans. The new fans would operate at a lower speed and be selected for their low noise generation. It is very possible that the new fans would result in noise levels that comply with the Noise Ordinance. However, the kitchen exhaust fans are not in place. To ensure that a significant noise reduction is achieved, the City is requiring a noise study to demonstrate that the new fans, in combination with the other mechanical equipment, meets the proposed revised noise limits of 70 dBA and 58 dBA (daytime and nighttime, respectively) at the property line. Roof Top Exhaust Fans. New smaller and quieter exhaust fans would be located on the roof of the Ancillary Building. Additionally, a seven - foot -high architectural screen wall is proposed to be added to the west and to portions of the northern and southern edges of the Ancillary Building. This solid screen wall would act as noise barrier for the small exhaust fans that are located along the western portion of the building. A gap of a few inches may be needed along the bottom of the parapet wall for drainage, but would be fitted with a skirt to cover the gap as viewed from the residential area. The modeled noise level at the upper floor of the nearest condominium was calculated including the effect of the seven - foot -high screen wall. The projected noise level is 42.1 dBA at the property line; this is below the criteria for the current Development Agreement (55 dBA), the City's Noise Ordinance (50 dBA), and the revised nighttime noise limit (58 dBA). When combined with the other fans in the area of Hoag, these new fans would not significantly add to the total noise level. In summary, the addition of the 22 fans on the Ancillary Building, when combined with the construction of the 7- foot -high screen wall, would not generate significant noise levels or exceed the revised noise standards. Air Handlers. The air handlers on the third floor of the western face of the West Tower would need to be reduced by 3 dBA to comply with the current Development Agreement. Acoustic louvers are proposed to mitigate four of the fans. One fan would remain; acoustic louvers could be used to mitigate the noise at this fan location. Due to the open nature of this building floor, acoustic louvers would be used around the perimeter of this floor. These measures are projected to bring the mechanical equipment noise into compliance with the current 55 dBA Development Agreement noise limit and the proposed revised 58 dBA nighttime property line noise limit. Loading Dock Area Activities Existing loading dock activities exceed the Noise Ordinance limits on a regular basis. By increasing the development at the Upper Campus, the Project could result in an additional increase in activity at the loading dock. However, a substantial increase due to the Project is not expected when compared to buildout of Hoag consistent with the existing Master Plan. The primary source of noise at the dock is from delivery trucks. While more delivery truck visits to the loading dock could occur with the buildout of the Master Plan, it is likely that increased deliveries would be accommodated through larger loads in a similar number of trucks. An increase in the number of trucks is not expected to result in an increase in noise levels RAP.jWS \N"pon\J008\RTC\RTC -01 P20Um 3 -13 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments generated by the loading dock but would instead increase the frequency of high noise levels generated by truck activity. The hours of access to the loading dock and West Hoag Drive, the roadway that runs along the western side of the Upper Campus, are restricted; gates are closed at 8:00 PM and open at 7:00 AM. However, activities in the loading dock area currently and will continue to exceed the noise limits contained in the Noise Ordinance. The proposed Master Plan Update Project contains exemption language to address this issue. Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles would be exempt from any applicable noise standards and other loading dock area noise would be subject to limits of 70 dB (daytime) and 58 dB (nighttime). Cogeneration Facility The cogeneration facility is addressed in detail in Topical Response 1. The City's Noise Ordinance regulations apply to this use because this facility is not being considered a mechanical equipment operation that would be regulated by the current Development Agreement. The particular paragraph in the Development Agreement refers to "new mechanical appurtenances on building rooftops and utility vaults" and the cogeneration facility is not consistent with this description. Residential areas within 100 feet of the Hoag property line would be protected by the Zone 3 — Mixed Use Residential criteria. The noise criterion for Zone 3 is 50 dBA (Leq) during the night and 60 dBA during the day. The noise levels for the cogeneration facility are below the nighttime criteria of 50 dBA contained in the Noise Ordinance. Nighttime noise levels have ranged from 46.1 dBA to 49.8 dBA at the upper floor of the nearest residence to the cogeneration facility. With the current equipment in operation, the noise levels generated by the cogeneration facility are in compliance with the Noise Ordinance at locations within 100 feet of the property line. A fourth cooling tower is being installed at the facility. The addition of this cooling tower is expected to increase the cooling tower portion of the noise levels by approximately 1.2 dB. The addition of the fourth cooling tower is expected to raise the overall noise level to between 46.7 and 50.4 dBA. The operation of a fourth cooling tower is not part of the proposed Master Plan Update Project because the cogeneration facility is already permitted and no further approvals from the City are required for this facility to operate. Therefore, the operation of the cogeneration plant becomes a Noise Ordinance compliance issue. That is, the City would need to take measurements once the fourth cooling tower is operational and determine if it is in compliance with the Noise Ordinance. Should the City determine the cogeneration facility is not in compliance, the City would require Hoag to correct the situation to maintain compliance with the Noise Ordinance limits. MITIGATION PROGRAM SC 3.4 -1 During construction, the Applicant shall ensure that all noise - generating activities be limited to the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on Saturdays. No noise - generating activities shall occur on Sundays or national holidays in accordance with the City of Newport Beach Noise Ordinance. With the exception of noise measures which have already been successfully implemented, all other mitigation measures, project design features, and standard City conditions would be applicable. The City is requiring additional and /or modified measures (including noise - related measures) where modified measures can be more successfully implemented. They are as follows: MTrojeasWeWPOMU008WTMM-01 2208.dw 3.14 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Additional Mitigation Measures to Reduce Impacts of the Proposed Master Plan Update Project Construction Activities MM 3.4 -1 Prior to the initiation of vibration - generating demolition and construction activities, the Hoag Construction Project Manager shall notify building/department representatives that these activities are planned. This notification will allow for the relocation of vibration- sensitive equipment in portions of buildings that could be affected. The Hoag construction staff shall work with the Project Contractor to schedule demolition and construction activities that use heavy equipment and are located within 50 feet of buildings where vibration - sensitive medical procedures occur, such that demolition and construction activities are not scheduled concurrent with sensitive medical operations. A system of communications would be established between selected vibration - sensitive uses /areas and Construction Managers so that noise or vibration which would affect patient care or research activities can be avoided. On -Site Activities: Mechanical Equipment MM 3.4 -2 The final plans for heating, ventilation, and air conditioning (HVAC) equipment for the Ancillary Building and West Tower shall be submitted to the City for review and approval. The plans shall be reviewed by an Acoustical Engineer to ensure that they will achieve 58 dBA (Leq) at the property line adjacent to the loading dock area. These plans need to be submitted within silt months of the certification of the Hoag Memorial Hospital Presbyterian Master Plan Update Final Supplemental EIR (SEIR). If Hoag does not pursue the redesign of the HVAC systems for the Ancillary Building and West Tower, Hoag shall submit within six months of the certification of the Final SEIR a plan to the City that details how Hoag will bring the current equipment into compliance with the 58 dBA nighttime noise limit when measured at the property line adjacent to the loading dock area. MM 3.4 -3 Prior to issuance of building permits for any project that includes HVAC equipment, an acoustical study of the noise generated by the HVAC equipment shall be performed and a report that documents the results shall be submitted. This report shall present the noise levels generated by the equipment and the methodology used to estimate the noise levels at nearby residential uses of property boundary, as applicable; the report will also demonstrate that combined noise levels generated by all new HVAC equipment does not exceed the applicable Development Agreement limits. This study shall be reviewed and approved by the City prior to issuance of building permits. After installation of the equipment, noise measurements shall be performed and provided to the City that demonstrates compliance with applicable noise level limits. R:NPrgem \Ne.mn\JODBWTMRTC- 012208.dw 3 -15 Responses to Environmental Comments Haag Memonal Hospital Presbyterian Master Plan Responses to Comments On -Site Activities: Loadina Dock MM 3.4 -4 Truck deliveries to the loading dock area are restricted to the hours of 7:00 AM to 8:00 PM. It is noted that special situations may arise that require delivery outside of these hours. MM 3.4 -5 Sound absorption panels on the east wall of the loading dock shall be installed. Approximately 450 square feet of absorptive panels shall be used to cover major portions of the back wall of the loading dock area. The Noise -Foil panels by Industrial Acoustics or a panel with an equivalent or better sound rating shall be used. MM 3.4 -6 The trash compactor shall be relocated within the loading dock. The trash compactor and baler shall be enclosed in a three -sided structure. The walls shall be concrete block or similar masonry construction. The roof shall be lightweight concrete roof or a plywood surface with concrete tiles; a built -up roof with 5' 5" of insulation on the inside would be an acceptable alternative. The open side shall face away from the residents. Doors may be on the side of the enclosure facing the residents, but must be closed when the baler or compactor are operating. The compactor and baler should only be operated between the hours of 7:00 AM and 7:00 PM. MM 3.5 -7 "No Idling" signs shall be posted in the loading dock area and any area where the trucks might queue. On -Site Activities: Grease Trap The grease trap operation is exempt from noise regulations. However, the following measure is recommended: MM 3.5 -8 Grease trap cleaning operations shall be limited to Saturday between the hours of 11:00 AM and 3:00 PM. On -Site Activities: Cogeneration Facilitv The operation of the fourth cooling tower at the cogeneration facility could result in an exceedance of the Noise Ordinance. MM 3.5 -9 Upon installation of the fourth cooling tower at the cogeneration facility, additional noise measurements shall be performed to determine compliance with the City's Noise Ordinance. The measurements shall be made and a report submitted to the City within three months of commencement of operations of the fourth cooling tower. If a violation is noted, the problem must be corrected and a second set of measurements submitted to the City showing compliance within one year of commencement of operations of the fourth cooling tower. On -Site Land Use MM 3.4-10 Prior to the issuance of building permits for any Hoag patio use proposed to be located closer to the roadway then the 65 CNEL contour distance shown in Table 3.4-7, a detailed acoustical analysis study shall be R9Projeds%NmpolW00 \RTCIRTC -012209.dm 3 -16 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments prepared by a qualified Acoustical Consultant and a report shall be submitted to the City for review and approval. The Acoustical Analysis Report shall describe and quantify the noise sources impacting the area and the measures required to meet the 65 CNEL exterior residential noise standard. The final building plans shall incorporate the noise barriers (wall, berm, or combination wall/berm) required by the analysis and Hoag shall install these barriers prior to issuance of a Certificate of Occupancy. MM 3.4 -11 Prior to issuance of building permits, a detailed acoustical study using architectural plans shall be prepared by a qualified Acoustical Consultant and a report shall be submitted to and approved by the City for Hoag buildings that are proposed to be located closer to the roadway than the 65 CNEL contour distance shown in Table 3.4 -7 and for office buildings that are proposed to be located closer to the roadway than the 70 CNEL contour distance (Table 3.4 -7). This report shall describe and quantify the noise sources impacting the building(s); the amount of outdoor -to- indoor noise reduction provided by the design in the architectural plans; and any upgrades required to meet the City's interior noise standards (45 CNEL for hospital uses and 50 CNEL for office uses). The measures described in the report shall be incorporated into the architectural plans for the buildings and implemented with building construction. The Draft EIR identifies two actions that could be implemented to reduce noise impacts associated with loading dock activities; these measures could be done individually or in combination: balcony barriers and window upgrades to nearby residences. These actions were not identified as recommended mitigation measures in the Draft EIR because they would be subject to homeowner and Homeowner Association approvals and it cannot be guaranteed that this permission would be granted. Because the City cannot forcibly impose the barriers on residents, off -site attenuation at private residences was not considered feasible mitigation. Further, window upgrades result in a noise reduction only if the windows are in the closed position. The indoor Noise Ordinance criteria are applied with the windows in the open position, and no benefit would occur with the windows open. Subsequent to the completion of the public review period for the Draft EIR, the City has met with Hoag to address noise measures. While the City acknowledges that owners of the Villa Balboa condominiums affected by loading dock - related noise may not desire modifications to their condominiums and as such it is appropriate that the EIR not identify off -site noise attenuation measures as mitigation, Hoag has agreed to provide window and sliding door upgrades to owners of the affected units. As such, the following is recommended by the City to be incorporated into the Final EIR as a Project Design Feature: Within six months following approval of the Master Plan Update Project by the City of Newport Beach and the expiration of any appeals, statute of limitations or referendum periods for challenging any of the Project approvals, the Applicant shall offer a window /sliding glass door upgrade (dual pane windows) program to the owners of the residents (Owners) living at 260 Cagney Lane, Newport Beach, in units 102, 103, 104, 105, 202, 203, 204, 205, 302, 303, 304, and 305; and 280 Cagney Lane, Newport Beach in units 102, 103, 104, 105, 202, 203; 204, 205, 302, 202, 204, and 305 pursuant to the following provisions and guidelines: (i) in order to participate in the program and receive new windows/sliders, each Owner must provide written notice to the Applicant within 14 days following receipt of the proposed program from Applicant, that Owner wants to participate in the program; (ii) failure to respond within such time period shall mean the Owners desires not to R Troje sWew rMO0MTORTC- 01 2208.dw 3 -17 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments participate; (iii) only those windows /sliders that do not already have dual pane glass will be replaced; (iv) the replacement windows /sliders will be installed by a third -party contractor as part of one overall program pursuant to a contract between the Villa Balboa Homeowners Association (Association) and such third -party contractor selected by the Association; (v) the Association shall provide the Applicant with a written estimate from the contractor stating that the total cost of the replacement program and obtain Applicant's written approval of such work prior to executing a contract with the contractor; (vi) the total cost of the window /slider replacement and related patch -up work to be reimbursed by the Applicant to the Association for the replacement and related for all Owners shall not exceed the sum of $150,000.000; and (vii) provided the Applicant receives the reimbursement request from the Association within 60 days following completion of the work, the Applicant shall reimburse the Association for the cost of the window /slider replacement work within 30 days of the Applicant's receipts of a final receipt or bill from the Association evidencing that the window /slider replacement work was completed pursuant to the approved estimate. R:SPrgemsWe o00008WTC1RTG012208.00C 3 -18 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments STATE AGENCIES R:1Projec WewponVJOOS iTMRTC- 01220.dm 8-19 Responses to Environmental Comments Letter 1 STATE OF CALTFOR-N [A GOVEMOR'S OFFICE of PLANNiNTG AND RFsLA.Rcii STATE, nX-ARINGHOUSEAND PLANNING UNIT iy December 18,200; Jzvivs Caardbel' 11 City of' Nzwporr Beach 3300 Newport Boulevard Nnkpoat Beach, CA 92663 Subject, Hoag Menional Hospital Pnwibylman l,,Jastcr Plan Antembirean SCH#: 19910s '003 Dear kilues Campbell: The enclosed corunienr(s) on your Supplentrntal EfR was (were) received UY the Swit Cleariugbowc efter the end of the state review period, u,luch closed on :November 5, 2007. We arc forwarding Thcseconauentt to yon bactors. they provide infornation or raise issues that should be adamssed it) 3,vur firral tovirmunewx] document. 'llic California Fnvirormaeaud (:4ialny Act does our require Load r. CUCiM VO TUSPOIld to late COIYMMS. However, Ho ncourag yon to mcorporatc comnannis into Your final environmental docuirtcnt and to comid-r them prim to taking final actior, on the pnopoicd project. PIcase contact the State Clearinghouse ni f9167 445-0613 il'you how any questions cenclamin tire euvironawntri review process If you have a question regarding the above -muted project, please rcfei to [lie t mi-d igit State Clearinghouse nui-iber (19910? 003) who contacting this office. Sincerely, Terry Robe& 8'.111ar Planner. State acariqahDuse Enclosures cc: Rml;rm Agency 14,1010th&rev P.(),BoxR,,k - li;ornja 9912-3044 (916)445 -0613 r.-�%W.3pr.mgoy sFn�..'CM1.I Cf" �_.@�52n \F34: 121. t51SRTr .:.P..�1':'SQ$(�:i�?.M_�,t' _ i >•' -'t. 'tiff �:ii. amry• DEPARTA4ENT UE TRANSPORTATION Usu;rt 17 3337 Vichaison —T t,m Suite 3W) Irving CA 93632 -8V94 Tcl: (949)'124 -3267 Pav: ;949) 7>_4- 2ii'_> November 2. 2007 RECEIVED EE: 13 2N7 STATE OLEAHING HOUSE James Campbell Ci;v of Newport Beach, Plarmin.� Department 3300 Newport Boulevard Newport Beach, California 92663 File: IGR,1CBQA SCH 4:19.91071063 Log #; 1546B CR -1, SR -55 Subject: Hoag Memorial Hospital Presbyterian ,blaster Plan Update Dear Mr. Campbell: Thank you for the opportunity to review, and comment on the Drat Supplemental Environmental impact .Report (SEIR) for the Hoag Memorial Hospital Presbyterian Muster Plan Update Project. The proposed project includes General Plan Amendment, Planned Community Development :Plan Amendment, and Development Agreement to allow the reallocation of up to 2251000 squats feet (s£) of approved hut. un -buitt hospital - related development from the Lower Hoag Campus to Elie Upper Hwig Campus, The project site is located at one Hoag Drive within the existing medical campus in the City ofNewpcin Beach. Caltrans District 12 is a commenting agency on this project, and has no comment at this thee. Please continue to kcap us infQmlBd of this project and any future developments, which could potentially impact (lie State Tiansoorlation Facilities. If you Have any questions or need to contact us, please do not hesitate to call Zhongping (John) Xu at (949) 72-2338. Sinccr�,� t Ryan Chamberlain, Branch Chief .Local DevelopmentJlr�t:rgnvemmental Review cc: 'Ten-y Roberts, Office of Planning and Research mwpt ,'es mauli_r tvr =cis i:aMi ob m 0-5 ,II7 Fier ,v�rr prover.' Be e I �� el File: IGR,1CBQA SCH 4:19.91071063 Log #; 1546B CR -1, SR -55 Subject: Hoag Memorial Hospital Presbyterian ,blaster Plan Update Dear Mr. Campbell: Thank you for the opportunity to review, and comment on the Drat Supplemental Environmental impact .Report (SEIR) for the Hoag Memorial Hospital Presbyterian Muster Plan Update Project. The proposed project includes General Plan Amendment, Planned Community Development :Plan Amendment, and Development Agreement to allow the reallocation of up to 2251000 squats feet (s£) of approved hut. un -buitt hospital - related development from the Lower Hoag Campus to Elie Upper Hwig Campus, The project site is located at one Hoag Drive within the existing medical campus in the City ofNewpcin Beach. Caltrans District 12 is a commenting agency on this project, and has no comment at this thee. Please continue to kcap us infQmlBd of this project and any future developments, which could potentially impact (lie State Tiansoorlation Facilities. If you Have any questions or need to contact us, please do not hesitate to call Zhongping (John) Xu at (949) 72-2338. Sinccr�,� t Ryan Chamberlain, Branch Chief .Local DevelopmentJlr�t:rgnvemmental Review cc: 'Ten-y Roberts, Office of Planning and Research mwpt ,'es mauli_r tvr =cis i:aMi ob m November 2, 2007 James Campbell Pile: IGiUC.EQA City ofNewport Beach, Planning Department SCH Ii: +991071003 3300 Newport Boulevard I,o$ n: I WB Newport Beach. California 92663 SR -1, SR -55 Subject: Hoag Memorial Hospital Presbyterian Master Plan Update bee: Isaac Alonsn Rice, Traffic Operations North 'C;;i�ra .r ia�p��¢:is rnnh±7Lrrn-r �s Ew,?_fnaziu'• Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 1 Governor's Office of Planning and Research Terry Roberts, Senior Planner December 18, 2007 Responses 1 The Office of Planning and Research, State Clearinghouse transmitted one comment letter received from the Department of Transportation, District 12, on November 2, 2007. This letter is responded to as Letter 3. Response 2 It is acknowledged that Caltrans District 12 has no comments on the Draft EIR R:\arojWMNe+monvo 8e Cr RTC- oi22oe.dm 3 -24 Responses to Environmental Comments Letter 2 DEPARTI►1ENT OF TRANSPORTATION DIVISION OF AERONAUTICS -M.S.4 40 1120 N STREET P. O..HOX 941873 SAC72AMENT0,CA 94273.0001 PHONE (916) 654 -4959 FAX (916) 653 -9531 TTY 711 October 16, 2007 Mr. James Campbell City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Dear Mr. Campbell, RECENED BY IR'4MVlI * DEPARIMW OCT 25 207 CITY CF NRftRi OLACH 9 RexyourpOwwN 8e aaergy gav"N City of Newport Beach's Supplemental. to Final Environmental Impact Report No. 142 for the Hoag Memorial Hospital Presbyterian Master Plan Amendment; SCH# 199107/003 The California Department of Transportation (Caltrans), Division of Aeronautics (ivision), reviewed the above- referenced document with respect to airport - related noise and safety impacts and regional aviation land use planning issues pursuant to the California Environmental Quality Act (CEQA). The Division has technical expertise in the areas of airport operations safety and airport land use compatibility. We are a funding agency for airport projects and we have permit authority for public -use and special-use airports and heliports. The proposal is for the modification of the Hoag Memorial Presbyterian Hospital Master Plan. Accoreing to the Executive Summary, page 1 -5, the existing hospital heliport may be "relocated on the Upper Campus, but would be subject to a separate Conditional Ilse Permit, which would be addressed with subsequent project - specific environmental documentation." The hospital heliport operates with a State heliport permit issued by the Division. Before the heliport is relocated, the applicant should be advised to contact the Division's Aviation Safety Officer for Orange County, Jeff Brown, at (916) 654 -4565, for assistance with the State permit requirements. Detailed information regarding the State permit process can be viewed on -line at http: / /viww. dot. ca. govtbq/ pl anningfa "onaut/htmifiiclheliportpelmi t.php. Prior to amending or issuing a new State heliport permit, the Division, as a responsible agency under CBQA, must ensure that the proposal is in full compliance with CEQA. The issues of primary concern to us include helicopter - related noise and safety impacts on the surrounding community. To ensure that the community will not be adversely impacted by heliport operations, flight paths should avoid noise - sensitive and people- intensive uses. Environmental documentation should include diagrams showing the location of proposed approach/departure flight paths and the proximity of the proposed flight paths to any existing or proposed noise - sensitive or people- intensive uses. Consideration given to the issue of compatible land uses in the vicinity of the heliport should help to relieve future conflicts between the airport and its neighbors. If the heliport will.remain in operation during new construction, the Federal Aviation Administration (FAA) may require a Notice of Proposed Construction or Alteration (Form 7460 -1) pursuant to Federal Aviation Regulation Part 77. Form 7460 -1 is available on -line at https: iioeaaa. faa .gov /oeaaWexternal /portal..jsp and should be submitted electronically to the FAA. "cwerm;x foswouff swbjhey acraw C,9jfnre ue" Mr. Ja=s Campbell October 16, 2007 Page 2 The guidance in the FAA Advisory Circular 150/5370-2E "Operational Safety on Airports During Construction," available on -line at http:Rfaa.gov, should be incorporated into the project design in order to identify any permanent or temporary construction - related impacts, such as those associated with construction cranes, to the heliport imaginary surfaces. 1 cost. These comments reflect the areas of concern to the Division with respect to airport- related noise and safety impacts and regional airport land use planning issues. We advise you to contact our Caltrans District 12 Irvine office concerning surface transportation issues. Thank you for the opportunity to review and comment, on this proposal. If you have any questions, please call me at (916) 654 -5314. Sincerely, '�t .iGtx SANDY ill HARD Aviation Environmental Specialist c: State Clearinghouse, Hoag Memorial Presbyterian Hospital T hamnx impmves mobility O�Ma calomia' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 2 Department of Transportation, Division of Aeronautics Sandy Hesnard, Aviation Environmental Specialist October 16, 2007 Response 1 As noted in the Draft EIR and by the commentor, the Hoag heliport is an.existing facility with no anticipated changes for relocation associated with the Master Plan Update Project. No changes in flight patterns or helicopter operations are proposed. It is acknowledged that should Hoag desire to relocate the Helistop at a future date, this action would be subject to environmental review and the amendment to or issuance of a new permit by Caltrans, Division of Aeronautics. It is also acknowledged that future development projects at Hoag would require coordination with the Federal Aviation Administration where any construction activities would affect heliport operations. R:\PrgeM \Ne nl100MRTCV TC -012 08.dm 3.27 Responses to Environmental Comments Letter 3 6 arm emara eMehrawmcl,nvmo� NA71VE AMEFUCAN HERTAGE COMMISSION 915 CAPITOL NAIL, ROOM eH SACRAMEMro, CA sears Fa (9111 ) 4400 G wwo "a *.mall ds rd 9Wb60. rs Vcr . September 27, 2007 Qlyo����p�,yr��/� °�'�A1% Mr. ,lames Campbell. Sersw Planner �/ °'r /B��%q[_, CITY OF NEWPORT BEACH N/7 3300 Newport BouleveM Newport Batton, CA 02683 Re: 107'1003, CEQA 19-tiling M Connotation draft v mftemerdel Er AnmmehNI Imgaot Resod (SEIR) for Head Memoia' Prosbvte tan Hosoital' City of Nowrard Beach e4anoe Con rlr California Oear Mr. Campbell: The No We American Heritage Commission is the sthteb TRraiee Agency for Naive Amormun Cultural Resources. The Cavfoms Eno onmerial Quality Act (CEQA) regtrires that any project that own= a w.tbatimbal adverse flange in the significance of an historical resource, that mchides archaeological resawcas. Is a'sfgra m ht effect requiring the preparation of an Environmental Impact Repot (EIR) per CECA guidelines § 150£4.5(b)Cc }. In order to compy with this provision. the toad agency is required to assees wha0her the project will have an adverse inf+peCk en these resourda+a widmin the'area oP lwtemtid e8ecf (APk7', eW a so, m mtisgate that affect To adequately mom the projact roofed impacts on nidormal resources, the Commission recommends the fhilomng scam: J Conrad the appropriess California fimmru: Resources Information Center (CHRIS). Contact information for the Information Center nearest you is avdabte from the State office of Historic Preservation 1918B53 -7278y ttthY7lwvwJ ortp.pptgq.grt ggv11 U'68fCr evtiGfi62OR ter W The record aearch will determine: • if a port or the entire APE has been previously surveyed for cultural resources. - • ff arny known cultural resources lave shaadj been recunied in or ed iacent to the APE • 0 the probabaity ms tow, moderate, or Ngh thatcuaund resources are located in the APE. a a storey is mclutred to demmhne whether previously unrecorded cultural resources are present J H an archaeological Inventory mavey is required. the final stage is the preparation of a professional report detailing the findings and recammendagorns of the racards search and f1ald summy. • The teal report Wining site forms, awe significance, and mitgation mrcaeumm should be submitted immediately to the planning depenment. All inkumation regarding site locations, Nativo American Mahan remains, and associated hmerary, copula stxxnd be in a separate conarthrdial add endue, and not be made Made for piutrc disclosure. • The #net written repot should he subnvtted wn0dn 3 months after work has been ccampteffid to the appropriate regional archaeological Information Center. 4 Cont idthe Native American Hadtepa Commssion fNAHC) tor: A Sacred Lands File, (SLF) aoamb of the pro;P.Ct area and intorma ^.on on t6bol contacts in the (reject *it* that may have additional cWturol resource rmorm nton. please Provide this office who the folowing clletjon format to aas®t with the Sacred Lands File search request: 11SG8 7.5- minute ouggoliaie citation with amr:e folvnshm. canoe and secsom , • The NAHC advises the use of Native American Monitors to ensure proper identAcation and care given rdlural resources that may be discovered. The NAHC- recommends that wntact ba made with Native American Cone on the attachlIg tiat to Pat their Input on potential project Impact (APE). In some cases, the existence of a Natve American cuff" reswacsa may be known only to a Inem "es). - Lack of surface evidence ofarcheoogical resources does trot preclude their subsurface emstenm. • Lead agendas should fn6ude in their mitigation pan prov.,sions for the identification and evaluation of accidentally discovered echedogical resources, per Cesforms Envsomnentd duality Alt (CEQA) *15(184.5 (t), In areas of identified archaeological so a tivity, a certified arohmeoogst and a culssAly ofHliated.Native American, with knowledge m cultural resources, should nwn m as gaeund- disturlxng activities. • Lead agendas should include in ardr mitigation p'an piovisicna for the disposition of recovered esfack„'n carouMation with culturally ethhated Native Americans. d Lead agencies should include pmvisions for discovery of Native American human remains ol unmarked c.eebenes in their misofica plena. • CEQA Gtsdaktaa, Secfiwt lAM4 5(d) raquims ins lead MrenrY to soak wish the - Nativa Ametimsne MenHped by this Commission if the Mattel Study identifies the presence or ?ikeiy preaencv of Native American human remains within the APE_ CEQA Guidelines provide for agreement; with Native Amercan, Identified by the NMiC, to assure the appropriate amt dgnlhed treatment at Native American human remains and any associated grave liens. J tiaatth and Safety Code §7050.5, POW Resources Code §5007.18 and Sec §15084.5 (d) at the CEQA Guidelines mandate procedures te be followed in the event of an accidental dsoovery of any human remains in a location otter Man a dedicated cameterv. feel free to corrlad meat (010) 853$257 if you have any 4aeetionc. of Native American Contacts 1 cont. Native American Contacts Orange County September 27, 2007 Juaneno Band of Mission Indians Acjachemen Nation Juaneno Band of Mission Indians David Belardes, Chairperson Adolph "Bud" Sepulveda. Chairperson 31742 Via Belardes Juaneno P.O. Sox 25828 Juaneno san Juan , CA 92875 Santa Ana . CA 92799 (90) 493-0859 7b14 tp33B�31 0 o.net (949)493 1801 Fax 714-914- 1812 - CELL bseprdOyahoo.net Juanerw Band of Mission Indians Aclachomen Nation Sonia Johnston, Tribal Vise Chairperson ArMXWW Rivera, Chairman Juanefio Band of Mission Indians 31411�A La Motorize Street Juaneno P.O. Box 25628 Juaneno sen.weaoapfslreaa . CA -w4 Santa Ana . CA 92799 adveraaivarrerw.fwm (714) 323-8312 949 488 3484 sonla.johnstonOsbcglobal.net 949 - 4883294 Fax Juaneno Band of Mission Indians Ac)achemen Nation Joyce Perry, Tribal Manager & Cultural Resources 31742 Via Belardes Juaneno sen J w comwano . CA 92675 (949) 493.4959 (949) 293 -5522 Cell (949) 493 -1801 Fax Juanerw Band of Mission Indians Alfred Cruz, Culural Resources Coordinator P.O. Box 25628 Juaneno Santa Arta , CA 92799 714-8 -07221 tw�bbel.net slfredgowz @sbcglobal.net TMs Nit N 0uraa only ae of the dale of a* dapalrwd. OWdbulion of this list does am reflaw any Psenn W ataft" F005MRS&VIYUG deNrWd k SaCftB?G 5 of the ffeaNh and safely Code. SBCOOn SW 94 of the PlarNC Reeowana Cade mut s¢nNaa dNN U OP the P"Wallaaaruoae Cod. K._,.�v- .....��... -.ssaa tr,.- ....,.eanuxst�,l l,�vw enws �n wifh romard fo cWturaf reOOUrCas for fha 0rapasCd Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 3 Native American Heritage Commission Dave Singleton, Program Analyst September 27, 2007 Response 1 As a part of the preparation of the Draft EIR, the South Central Coastal Information Center (SCCIC) at California State University, Fullerton, one of 12 regional information centers that comprise the California Historical Resources Information System (CHRIS), was contacted. A records search was conducted on February 22, 2005 and updated on June 20, 2007. The records search included a review of all recorded archaeological sites within an one -mile radius of. Hoag and included a records review of the California Points of Historical Interest, California Historical Landmarks, California Register of Historic Places, National Register of Historic Places, and California State Historic Resources Inventory. Hoag is developed and has been subject to ongoing demolition and construction activities. Associated with these activities, no prehistoric archaeological or paleontological resources have been noted. However, archaeological and paleontological resources can be uncovered and consequently impacted by excavation and construction activities. Mitigation set forth in Final EIR No. 142, which requires monitoring by an archaeologist during grading activities, would apply to the .proposed Master Plan Update Project. Pursuant to Government Code §65352.3 (SB 18) and in an effort to fully evaluate potential adverse effects to cultural resources, the City of Newport Beach contacted the Native American Heritage Commission which conducted a review of the Sacred Lands File. The Native American Heritage Commission's (NAHC's) review of the Sacred Lands File failed to indicate the presence of Native American cultural resources on the project site but noted the presence of resources in the project area. The NAHC included a California Tribal Consultation List. In compliance with SB 18, consultation letters were sent to NAHC - listed recipients on August 10, 2007 via certified mail. Follow -up phone calls were made on September 19, 2007. No responses have been received to date. The results of the consultation are on file at the City of Newport Beach. R:Trolec \NewporrJ008\RTC\RTC-01 2208.dm 3 -31 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments LOCAL AGENCIES AND COMMITTEES R:1PrajeosW po DNW RTGOTC- 012208.4 3 -32 - Responses to Environmental Comments Letter 4 HOAG MP DSEIR 11 -07 COMMENTS To: James Campbell 20 November 2007 Planning Department City of Newport Beach From: Environmental Quality Affairs Committee (EQAC) Subject: DSEIR Hoag Memorial Hospital Presbyterian Master Plan Update, SCH No. 1991071003, September 2007 EQAC is pleased to submit the following comments regarding the subject DSEIR. We hope that these comments will assist you in optimizing the proposal project for maximum benefit to the City of Newport Beach on the entire Hoag Hospital service community. 1.0 Executive Summary Pg. 1 -4, top paragraph refers to a need to amend the Development Agreement to provide for "an increase in the public benefits .... and eliminate unnecessary references." Please identify these "unnecessary" references. Pg. 1 -6 under Noise asserts that "the project would not result in significant project - specific exceedences ", but that "roadway noise would exceed the 65 CNEL along roadway surrounding Hoag ". How is this statement consistent with: 1) the requirement on pg. 1 -3 to exempt loading and unloading of delivery vehicles from applicable noise standards and 2) that all mitigation measures under impacts 3.4.1 to 6 assert that all noise impacts are mitigated to no impact or less than significant? Pg. 1 -8 says that comments were received from Newport Beach Townhouses Home Owners Association on the ISINOP. However, no such communication 3 can be found in Appendix A. Please explain? Pg. 1 -16, mitigation measure 104 allows trucks doing excavation and concrete pours from 1 September to 1 June to operate up to 25 trips/hr. This seems high. Is 4 there a City ordinance or guideline allowing such high levels of truck traffic? Pg. 1 -21 Impact 3.2 -5 refers to City of Newport Beach General Plan. It should be 5 stated that the 2006 version of the Updated General Plan is applicable. 2.0 3.1 Description of Proposed Project Pg. 2 -2 details space utilization on the Upper and Lower Campuses showing a current total utilization of 890,005 sf. Ibis does not agree with Tables 2 -1 and 2- 6 2. Please explain the discrepancy of 3,735 sf. Land Use and Related Planning Programs Pgs. 3.1 -11 to 13 discuss impacts of the project on existing land use in the vicinity. The Villa Balboa and Versailles communities already have expressed issues with the noise and traffic associated with West Hoag Chive and the existing hospital loading areas (see Appendix A responses to the IS/NOP). Any increase in density of development on the Upper Campus will surely exacerbate these issues. It is stated that the condominiums are contiguous to the Lipper Campus Midrise Zone and that the proposed project would "allow for more square footage in the Upper Campus than was anticipated in the existing Master Plan, including development in the Midrise Zone." This approach to Upper Camps intensification does not recognize the inevitable long tern negative impact on the adjacent residential properties. A project alternative should be considered which moves Upper Campus intensification away from the adjacent residential properties and considers relocation of the loading dock to a side better suited to deal with the noise and off - hours operations. Pg. 3.1.14 concludes that "a land use impact is not identified for the lower campus ", but isn't that false in light of the problems on lower campus re: steam pollution/Cogen noise/ heat pollution — And isn't this really a condition addressed on Pg. 1 -4 Item 1.5 CEQA S 21166 item #3 or CEQA S 15162 #3 that requires g either a subsequent or supplemental EIR. So why then — if this document is the supplemental EIR Hoag Master Plan Update — isn't the problem noted in 3.1 -149 Instead it shows in P2 "no significant land use impact to uses to the North are expected ". Pg. 3.1 -15 Goal LU 2 states: "environment that complements all lifestyles & enhances neighborhoods protect its important environmental setting, resources & quality of life" But, there is no Consistency Evaluation that deals with the 600 or 9 so residents impacted by more steamlheatlnoise pollution when Hoag hasn't complied with those standards previously existing. Pg. 3.1 -16 LU2.4 How will quality of life for local residents be enhanced? It isn't 10 addressed. LU3.2 "enhance values that distinguish Newport Beach as a special place to live" is unaddressed in its Consistency Evaluation. Goal LU 4.1 "enhance livability of neighborhood" is largely unaddressed. 11 Goal LU 6.1 "enhance quality of life and are located and designed to complement Newport Beach neighborhoods" is largely unaddressed in Consistency 12 Evaluations that follow. LU 6.1.5 "assure compatibility with adjoining residential neighbors." Consistency Evaluation doesn't address the goal at all, i.e.: 225,000 sq. ft going to Upper Campus for things (per 3.1 -6) like Emergency Intense Care, Heliport, Critical Care, Shipping/Receiving, Loading docks vs. lower is used for labs, Hospice, 13 Min. Care & Extended Care. Then the Consistency Evaluation states "with mitigation, the reallocations of sq. footage.may result in improved noise attenuationireduction in traffic." Explain. Pg. 3.1 -18 Para. 6 # 23. There is no fence per any exhibit. Please explain. 14 Pg. 3.1 -19 Level of Significance After Mitigations. "Although project setbacks are more stringent... placement of buildings was deemed significant impact considering shade, shadow & noise ... The proposed amendment to the Master 15 Plan would not make these impacts more severe." The Master Plan Update is requesting more intensification of building on upper campus and a relaxing of noise standards. Doesn't this make the negative impacts more severe? 3.2 Transportation and Circulation An issue of concern expressed earlier by EQAC was: Is there adequate parking provided in the upper campus to handle the transfer of development rights to that area? 16 What's built so far is less than a million square feet and they still have allowable another 343,000 square feet and there does not seem even now to be adequate parking for people visiting the upper campus. Page 1 -13 discusses transportation, circulation and the parking requirements in the PC text. The current concern should be (as expressed in the earlier EQAC request for additional information) the location of that parking, how that parking is designated for 17 use and whether the parking is allocated in both campuses with restrictive uses so that public users of the facility would not be required to walk long distances. It does not seem as if the DSEIR is answering the questions that were asked by EQAC in the IS/NOP review about where the location of this parking was so that the 18 decision makers could decide whether it was conveniently located for the necessary users of that parking. Throughout the Summary of Impacts and Mitigation Program it is stated that, prior to the issue of grading permits or prior to the issue of building permits, specific traffic studies and specific counts and specific locations for internal circulation shall all be developed. What that means is that the speck increases in 19 density requested for the upper campus are not at this time designated for a particular location or use (see page 3.2 -10 - Table entitled Hoag Development Assumptions and page 3.2 -11 where it states: "As previously noted, no site — specific development projects are proposed as part of the proposed master plan update project'). This type of generalized advanced planning makes it difficult for the decision makers to decide where and how much parking should be located in speck locations on the upper campus to accommodate this increased development. If the increased development consists of office buildings for use by employees of the hospital, without any probable visitation by outsiders to those particular offices, then one formula for parking availability could be calculated. But, if the use involved out - patient surgery and medical offices where numerous patients were being seen throughout the day and released throughout the day, then substantially greater parking would be needed in the upper campus to provide for these people.D � 19 cunt The DSEIR does not contain enough information on parking to determine whether sufficient parking will be provided at the upper campus. EQAC is concerned about potential impacts from insufficient parking (e.g., air quality) because page 3.2 -5 shows that the upper campus generates 11,312 daily trips and the lower campus 2,676 daily trips. In fact. EQAC is concerned that the DSEIR lacks upper and lower campus parking plans needed to accommodate future patients, visitors, vendors, delivery vehicles and employees. ht view of this, meaningful impacts and mitigation cannot be evaluated. At 3.2 -32 the report indicates that parking impacts will be less than significant, but this conclusion cannot be supported without the information requested above. Volume II Appendix C - Traffic Report Page 18 indicates that the project would generate 3,342 daily trips on a typical weekday and because of the modification between space being allocated to the upper campus and the lower campus, the reduction in traffic for the lower campus would be 7,693 fewer trips per day. Then at page 18 it makes a statement that indicates that the project would result in an overall net reduction of trips of 4,351 fewer daily trips "when compared against conditions without the project." All that was stated above in the text has got to be incorrect because when one looks at 20 table 6 the project trip generating estimates it shows the total daily trips now existing are 13,988 and that the daily trips in the future with the addition of the project would total 22,801 daily trips. But then again, page 21 and Table 7 show a net overall reduction of trips of 1,787 fewer daily trips when you compare the conditions that would occur without the project being built. Fewer daily trips seems inconsistent with the proposed growth. 20 Cont. Air Quality and Human Health Risk Short-term changes in air quality will result from construction, particularly dust particles and motor vehicle emissions. Measurements will exceed SCAQMD's thresholds of significance. Potential human health implications will result. Particulate 21 matter is not measured at the Costa Mesa station, which is 4 miles from Hoag. The nearest monitoring site is in Mission Viejo. Please explain the process of predicting Newport Beach conditions based on measurements 15 miles away. Long- term changes will result from more motor vehicle traffic, particularly at Placentia and Superior (Vol. 1, p.3.3 -20) and the addition of three generators to the three already operating at the cogeneration facility. According to this DEIF, the emissions from motor vehicles will decrease from those already approved for the original development. "This is due to the projected reduction in hospital vehicle trips ". It is stated that if the full 225,000 square feet are transferred, there will be fewer trips between the upper and lower Hoag campus. (Vol. II, p. 27, Appendix D, pg.27 and VoLI.p.3.3 -20). 22 Also, it is stated that "because of projected reductions in vehicle emissions associated with more stringent (future) standards ", air pollution emissions would be lower by the year 2015. (Vol. I. p.3.3 -21). Both of these statements are unproven assumptions. Mitigation based on changing habits, with more use of bicycles and buses, is also an unproven assumption (Vol. 1, p.3.3 -28). How is it known that CO hot spots won't develop and Mitigation Measure 121 is no longer needed? (Vol. 1, p.3.3 -33) 3.4 Noise Pg. 3.4 -3 Does the definition of Ldn contradict itself? Is Ldn penalized or not? 23 Pg. 3.4 -5 Where is Lmax defined? Is the LEQ defined on 3.4 -3 the same as Leq 24 here? LEQ is defined as 1 hour so why Leq (15 min)? Municipal Code Item G is 1026.035 not 10.26.35. Pg. 3.4 -8 How is it shown that the noise was dominated by traffic noise? Since Leq is average. over 1 hour, how could persons walking in the park cause a 20- 25 25% overage? Pg. 3.4-10 This analysis used CNEL (which penalizes its noise readings) to compare to Leq or Lmax (which has no penalty) to show already high noise from 26 the road so that Hoag noise would comparatively be diminished as per Table 3.4.2. This analysis displays a bias. Pg. 3.4-11 Please explain how measurements at sites 1, 2 and 3 (not on the property line) can be equated to noise requirements on the property line, as called 27 for in the existing Development Agreement. Noise from grease pit cleaning exceeds the City's noise standard by 30 9'o, and impacts neighboring residents. Although EQAC is aware that this activity is 27 cont. exempt from Municipal Code standards as property maintenance, we request that additional mitigation measures to lessen the impact be explored. Pg. 3.4-12 "Instantaneous exceedances" — Lmax is the greatest occurrence of noise event, but to say "instantaneous" is an imprecise interpretation that should not be included unless supported by test results quantifying event length. Since 28 the 80 dba Lmax was exceeded 5 times, what were the causes and what were the Lmax values? Para. 5 Last sentence — What was the mechanical equipment noise level? Show a 29 test table. Para 6 Site 3. Why was the 80 dba Lmax exceeded on the 2nd floor & not the I I? Please explain. These results are inconsistent. Please tabulate and analyze all test 30 results. J Trash removal is the most significant event. Why are no test results shown? 31 Pg. 3.4 -27 The Cogen noise levels reportedly "are in compliance ", but we don't know what time of day the tests were taken. Also, the site of test 2 &3 appears improper (when compared to EXH 2 -3) by almost 50 ft. (estimate) and all tests at the property line appear to have failed the noise limits (the first 2 tests weren't even with a fully operational Cogen and are not relevant to this SEIR). Adding a 4d' cooling tower appears to cause levels higher than even at sites 2 & 3. Finally 32 Para. 6 states that "Cogen facility is already permitted and no further approvals are needed ". This flies in the face of Pg. l- 4 whereby Cogen appears to need a subsequent supplemental EIR based on item 3 of CEQA 2116 or 15162 based on 10% overage from start of being fully operational and will worsen with an additional cooling tower. Pg. 3.4 -28 Conclusion under Significant Impact is wrong. Cogen noise is now, 33 and will be, significant. Pg. 3.4 -32 Mitigation Measures, MM3.4 -2 and 3 are proposed to replace MM41. These replacement MM's call for compliance noise testing at the property line, which is proper. However, Loading Dock testing (pg. 3.4- 10) and Cogen testing (pg. 3.4- 12) were not done at the property line. What assuran ces are there that the 34 property line testing will be done in compliance with the relevant MM's? Why does MM 3.4 -3 not specify measurements at the property line? Also, MM 112 refers to work hours different from those shown on pg. 3.4-17. Which are the allowable hours per NB Municipal Code? Pg. 3.4-34 Para.5 asserts that a 25 ft. wall is not feasible and would not be supported by the residents. Is engineering and/or financial analyses available to 35 show this lack of feasibility? Are residents'atatements of non - support included in the SEIR? The SEIR states that there is currently a "dense vegetative landscaping barrier" in this area. Is this approach partially successful? If so, has a 35 Cont. combination of wall and dense vegetation been considered for mitigation? Pg. 3.4 -35 Para. 1, sentence 5. Please provide analysis showing that the loading 36 dock cover wouldn't provide 8 db's of noise reduction. The report discusses several noise sources that EQAC believes require further analysis, with a focus on mitigation for the benefit of residents adjacent to the 37 property. 3.4 Aesthetics Aesthetics — The Upper Campus has, a height limit of 235 above mean sea level (msl). The Upper Campus Midrise Zone, which includes the area close to existing condominiums, can be built to a height of 140 feet above msl. According to the draft document, the impact of future development will "be less 38 than significant ". Vol.I- p.3.5 -2. However, buildings of 235 feet, visible from neighborhoods to the east, such as the Holmwood/Beacon Street area, will contribute to a cumulative impact of further limiting the view. Vol. I, p.3.5 -11. Also, buildings of 140 feet will contribute to longer periods and more shade to the Villa Balboa condos. Vol. I, p.3.5 -8, p3.5 -2. On the lower campus, construction trailers "have been present for a number of years and would continue to be present ". This appears to be a permanent construction zone. Is this use allowable? Do the trailers need to be on site continuously? Can the 39 aesthetic impact of the trailers be mitigated? Vol. I, p.3.5 -3 4.0 Alternatives to Proposed Project The proposed project has been identified to have significant, unavoidable impacts on Land Use and Transportation /Circulation. Although much work is planned to mitigate those impacts, the residential communities on the West (Villa Balboa and Versailles) will be permanently and unalterably hanned if the proposed project is 40 allowed to progress as proposed. In the face of such impacts, the proponent chose to evaluate only one mid -range reallocation alternative — not to alleviate impacts, but for "informational purposes ". It is important that a much more aggressive alternate be considered and analyzed — one that would directly deal with the significant permanent negative impact on the West residential community. This alternative would be consistent with the long -term plans (pg. 3.1 -15) for: 41 a) Upper Campus oriented primarily toward emergency, acute and critical care (predominantly in- patient). b) Lower Campus developed with predominantly out - patient uses, residential care and suvPort services The principal elements of this alternative are: I ) Building of additional facilities on the Upper Campus as far from West Hoag Drive and the West residential community as possible. This would place new facilities closer to Hospital Road on the north and Newport Blvd. on the east. These are already well - traveled wide city streets with residential properties farther away from the Hoag Hospital property line, and, therefore, less impacted by the new development. Also, some of the requested 225,000 sf. intensification of the Upper Campus should be redirected to less dense occupancy on the more open Lower Campus. 2) Relocation of the loading dock (and as much of the associated 41 Cont. functions of trash compacting, loading, unloading, fork -lift noise, idling delivery trucks, grease pit cleaning etc.). This relocation would be consistent with the long -term plans (noted above for the Lower Campus) and would eliminate need for some of the mitigation measures associated with the West Hoag Road. It would put the support services on the Lower Campus I.A.W. the long -term plans and would make mitigation much easier by virtue of being farther away from adjacent residential properties. Implementation of this alternative would go a long way toward preserving the unique residential character of the adjacent residential properties as directed by Land Use Elements LUl, LU2, LU3 and LU4 defined on pp 3.1 -15, 16. It would also assure that heavy truck traffic would enter and exit the hospital facility on major roads/highways instead of on busy Hospital Road and limited access West Hoag Drive. Finally, there would be less community impact of hospital operations at extended hours and holidays. 6.3 Biological Resources Section 1.7.2 of the DSEIR indicates that the Initial Studies found that Biological Resources was a Topical Area which the City determined to be less than significant or would be mitigated to a level considered less than significant with the adopted Mitigation Program in Final EIR No. 142, and therefore did not need to be addressed in the DSEIR 42 Section 6.3.1 lists the Mitigation Measures No Longer Required as having been fully implemented. Items 16 -18 under this section indicate that mitigation is required for 1.07 acres of wetlands "at the time the proposed work is undertaken'. However: a) This DSEIR contemplates work to be completed in the future, this mitigation measure cannot have been completed since the work has not be completed, and it should be an open issue that needs to be addressed when specific work in undertaken. This mitigation measure should be carried forward. 42 cont. b) On page 1 -7 of the report under section 1.5.1, Biological Resources, it indicated that a minimum of 1.52 acres of wetlands would be removed during project implementation, but in item 16 of section 6.3.1, it indicates that only 1.07 acres were to be mitigated. Why the discrepancy? 6.5 Geology and Soils Section 1.7.2 of the DSEIR indicates that the Initial Studies found that Geology and Soils was a Topical Area which the City determined to be less than significant or would be mitigated to a level considered less than significant with the adopted Mitigation Program in Final EIR No. 142, and therefore did not need to be addressed in the DSEIR. 43 Section 6.5.1 lists the Mitigation Measures to Carry Forward which appear to address "structure specific' investigation of these issues. A mitigation monitoring plan must be in place to assure that this and other "Carry Forward" mitigation measures are completed. 6.7 Hydrology and Water Quality 1) This DSEIR states upper campus will increase almost 30%, +130,000 square feet over and above what the master plan allows for (pages 1 -2 and 1 -3 from 765,349 to 990,349 sq. ft.). This will be a 225,000 sq. ft., +33 %, more than what currently stands on the upper campus. The DEIR on page 1 -12 states "Hoag has limited amount of pervious surfaces 44 Please explain where all this new growth will go, especially within current building and zoning regulations, and explain what will be done to make pervious surfaces more effective, e.g., porous concrete, bio- swales, etc. 2) Final EIR No. 142, Volume II, page 39, states: `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 over - watering" 45 Can this landscape plan also minimize the need for watering vegetation by using primarily California native and California friendly plants? Thank you for the opportunity to respond to this important DSEIR on a project of major significance to our city and our region. 10 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 4 City of Newport Beach Environmental Quality Affairs Committee November 20, 2007 Responses The summary of the Development Agreement amendment commencing on page 1 -3 and continuing to page 1 -4 of the Draft EIR has been modified and is incorporated into the Final EIR as follows: Development Agreement Amendment: As a part of the project, the Applicant is requesting a Development Agreement Amendment to allow up to 225,000 sf of authorized development to be transferred from the Lower Campus to the Upper Campus. Noise generated at Hoag would be governed by the City's Noise Ordinance except as otherwise noted. An amendment to the Development Agreement would also provide for an extension of the term, an increase in the public benefits through the payment of a proposed Development Agreement fee of $3 million for City public works improvements, designation of the City as the point of sale for major hospital equipment purchases and, allow for a one -time waiver of the administrative fee for the issuance of health care revenue bonds; and lim 'nate upme%66ary refeF9RGeG. Although not a party to the original Development Agreement, the California Coastal Commission (CCC) would review and approve the Development Agreement. Response 2 Page 1 -6 provides a summary of the environmental topics identified in the 1992 Hoag Hospital Master Plan Certified Final Environmental Impact Report No. 142 (Final EIR No. 142) as significant, unavoidable adverse impacts. It notes that. the Master Plan would not result in significant project- specific exceedances of noise thresholds; however, it would contribute to significant unavoidable cumulative noise impacts. Roadway noise would exceed the 65 Community Noise Equivalency Level (CNEL) along roadways surrounding Hoag. Thus, the 1992 EIR identified at Hoag would cumulatively contribute to significant noise levels on public streets. As a part of the currently proposed Master Plan Update, the Applicant is requesting that within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles be exempt from any applicable noise standards. This request for an exemption from loading dock activities is not related to the findings of the 1992 EIR with respect to cumulative impacts on public roadways. With respect to Impacts 3.4 -1, 3.4 -2, 3.4 -3, 3.4 -5, and 3.4 -6, the Master Plan Update EIR states that there would either be no significant impact or the impact could be mitigated to a less than significant level. With respect to Impact 3.4 -4, the EIR states: The proposed changes to the Development Agreement could eventually result in higher noise levels at the nearby residences (compared to existing conditions). Mitigation measures are recommended and it has been determined that no other feasible mitigation exists that would reduce impacts from the loading dock area to below the limits contained in the City's Noise Ordinance. Modification of the Development Agreement, as proposed, will allow noise to exceed the Noise Ordinance criteria in the vicinity of the loading dock area, even after application of the feasible mitigation measures discussed above; therefore, the proposed changes must be identified as resulting in significant and unavoidable adverse impacts. R APr0jeM \NewponW"MT0WTC -012200.dw 3-43 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Impact 3.4.1 is summarized to state that construction noise represents a short-term effect on ambient noise levels. Construction activities conducted consistent with the City of Newport Beach Noise Ordinance is not considered a significant impact (see Municipal Code Section 10.28.040 Construction Activity —Noise Regulations). Impact 3.4 -2 is summarized to state that project demolition and construction activities associated with the proposed Master Plan Update Project would generate vibration. This significant impact can be mitigated to a less than significant level with the incorporation of a new measure proposed as a part of the Master Plan Update EIR. Impact 3.4-3 is summarized to note that the proposed Master Plan Update Project would not result in a project- specific or contribute to a cumulative traffic noise increase along a roadway segment that is adjacent to a noise sensitive land use. Impacts from increases in traffic noise levels due to the proposed Master Plan Update Project were estimated using the traffic projections presented in the in the Linscott, Law & Greenspan traffic study (see Appendix C of the Draft EIR). By comparing the traffic volumes for different scenarios, the changes in noise levels along roadways in the vicinity of Hoag were estimated. To estimate noise level changes due to the proposed Master Plan Update Project, the "with Project" traffic volumes are compared to the "without Project' traffic volumes for Year 2015 and Year 2025. The finding of no project- specific noise impact is consistent with Final EIR No. 142. Cumulative traffic noise impacts are assessed by comparing traffic noise CNEL increases to existing conditions. This provides the forecasted traffic noise level increases due to the proposed Master Plan Update Project in addition to other projects and general growth anticipated for the area. Final EIR No. 142 identified that buildout of Hoag would not result in any significant traffic noise impacts but would contribute to existing noise level exceedances along five road segments; this incremental addition to cumulative traffic noise impacts was considered a significant and unavoidable cumulative noise impact. The five road segments are: Coast Highway from Superior Avenue to east of Bayside Drive; Balboa Boulevard southeast of Newport Boulevard; Superior Avenue between 15th Street and Placentia; Newport Boulevard between Balboa Boulevard and north of Hospital Road; and Dover Drive north of Coast Highway. The proposed Master Plan Update Project will not increase noise levels along these roadways by more than 0.1 dB and in many cases results in a slight reduction in projected noise levels for the roadways analyzed. However, four roadway segments are projected to have traffic noise level increases of 3 dB or more when compared to existing conditions. These segments are: Hoag Drive south of Hospital Road; Hoag Drive north of West Coast Highway; ' Tustin Avenue north of West Coast Highway; and Bayside Drive north of East Coast Highway. The proposed Master Plan Update Project is expected to result in a 1 dB or greater increase along all of these segments except Hoag Drive north of West Coast Highway (no contribution). Because the noise standards would not be exceeded, the Project's contribution would not result in a significant cumulative impact along these road segments. Impact 3.4 -4 notes that prior to mitigation, on -site activities could result in significant noise impacts thereby impacting sensitive receptors. Loading dock area activities would generate noise that cannot be mitigated to a less than significant level. Impact 3.4 -5 identifies that prior to mitigation, future on -site land uses could be impacted from traffic noise. The EIR includes measures that are carried forward from Final EIR No. 142 as well as new recommended mitigation measures (MM 3.4 -10 and 3.4 -11). Impact 3.4 -6, as summarized, notes that the proposed Master Plan Update Project would be considered consistent with the relevant goals and polices of the City's General Plan related to noise. R:\Pmj ens \NewpaN0091RTC \RTG012208Aa 3-44 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Response 3 The letter is included in Appendix A of the Draft EIR and follows the letter from the Environmental Quality Affairs Committee. Response 4 The City does not have guidelines or an ordinance restricting construction - related traffic. Mitigation Measure (MM) 101 requires that Hoag submit a construction phasing and traffic control plan to the City with each grading permit application. In the review of the plan, the City has the ability to identify the number of allowable truck trips. MM 101 states: 101. In conjunction with the application for a grading permit, the Project Sponsor shall submit a construction phasing and traffic control plan for 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. Response 5 On July 25, 2006, the City of Newport Beach General Plan 2006 Update was adopted and the Final EIR was certified by the Newport Beach City Council. All references in the Master Plan Update EIR to the General Plan are to the 2006 General Plan. Response 6 Page 2 -2 has been modified and is incorporated into the Final EIR to be consistent with Table 2- 2: ... Table 2 -2 identifies existing land uses on the Upper and Lower Campuses. There is currently 890,005 sf of medical and medical- related uses at Hoag, of which 701,866 698.121 sf are inpatient, outpatient, and support uses on the Upper Campus and 188,149 sf of outpatient and support uses on the Lower Campus. Therefore, of the remaining 463-233 456.968 sf of approved but not constructed uses, 63,493 67.228 sf could be developed on the Upper Campus and 389,740 sf could be developed on the Lower Campus. Response 7 The Draft EIR evaluates the proposed project's relationship to adjacent land uses and proposes, where feasible, appropriate mitigation to assure compatibility (see Draft EIR, pages 3.1 -12 and 3.1 -13). It should be noted that the Upper Campus of Hoag inclusive of the loading dock area were constructed prior to the construction of any of the Villa Balboa condominiums. The Draft EIR and Final EIR No. 142 address land use compatibility between Hoag and the residential areas adjacent to Hoag by specifically addressing building heights, use of the service road in the loading dock vicinity, and noise levels. The building heights currently allowed on the Upper Campus adjacent to the residences would be in the "Midrise" Zone —a height category more sensitive to the adjacent communities because it mandates lower heights than the Tower RAProjec \NewpaftWO 1aTC1aTC -012208.dw 3 -45 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Zone at the center of the Upper Campus (see Final EIR No. 142, page 3 -14). Implementation of the proposed Master Plan Update Project would not change the height restrictions. With respect to traffic on West Hoag Drive, the service road has restricted hours (gated from 8:00 PM to 7:00 AM) to minimize activity near residences (see Final EIR No. 142, page 4 -60). The City will continue to require this restriction (see Draft EIR, page 3.4 -35). With respect to the loading dock, location of the loading dock adjacent to West Hoag Drive preceded the construction of the adjacent residential communities. The loading dock and the activities that are located within the loading dock area were so located to support the materials management functions of the hospital. Shipments, for example, must be received on the Upper Campus nearest to the primary medical uses of the hospital to avoid transportation redundancies in transporting essential supplies (including medical supplies, pharmaceuticals, transplantable devices, food, and linens) from the Lower Campus to the Upper Campus where these supplies are used. Furthermore, entrance to the loading dock in its present location provides for the least amount of shared traffic with passenger cars that use the two main entrances to Hoag on West Coast Highway and Hospital Road; additionally, related to traffic, the current loading dock location does not conflict with Emergency traffic whereas relocation to any other roadway would conflict with ambulance, paramedic and fire traffic, jeopardizing patient health and safety. Also, the current loading dock location is proximate to existing hospital paths and the building network of corridors such that relocation would require significant reconfiguration of the physical plant and would significantly adversely affect hospital operations. Relocation of the loading dock to the Lower Campus would also conflict with the State of California Office of Statewide Health Planning and Development (OSHPD) mandates due to the distance to the primary hospital facilities. Finally, any relocation of the loading dock or its essential activities (e.g., box crusher) would require major demolition and construction of new facilities (both new loading dock facilities and facilities that would have to be rebuilt elsewhere to accommodate a new loading dock) —this in and of itself would be a project subject to CEQA review and would have its own environmental impacts. Last year, Hoag had over 334,000 patient visits with nearly 30,000 of those patients requiring overnight stays in the hospital. To properly and efficiently care for that high number of people, Hoag's infrastructure is complex. All areas of Hoag (both clinical and non - clinical) are supported by the infrastructure under street level and outside of the public's view, which is in turn supported by the shipping and receiving docks. To realign this system would require a full redesign of the campus layout, which dates back to the original footprint, built in 1952, and continued through the major expansion with the West Tower including the docks and core underground passageways in 1974 and the most recent addition of the Women's Pavilion in. 2005. This basement or service level infrastructure consists of everything from food storage and preparation, linen storage and distribution management, sterile supply storage and processing, medical equipment storage and distribution management, pharmacy and laboratory.storage and processing, medical record storage and management among other services for the patients, physicians, and clinical staff. Short of demolishing the Upper Campus and redesigning the entire campus, moving the loading docks to another location is not feasible. With respect to project alternatives, in compliance with CEQA, the City does not have a legal obligation to consider any alternatives in this Master Plan Update EIR since it is supplementing an existing EIR that already had a detailed alternatives analysis. A Supplemental EIR need only focus on those portions of the prior EIR that require minor additions and modifications. In any event, an EIR need contain only a range of reasonable alternatives that could feasibly accomplish most of the basic objectives of the project or could avoid or substantially lessen one or more of the significant effects. With respect to precluding intensification of development away from existing residences, the existing Master Plan currently allows this intensification. The R:Tr0J a W8WP0r 0WRTGNRT60=08A1W 3-46 _ Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments existing Master Plan permits demolition activities and reuse of the Upper Campus in the locations and at the building heights that would occur under the proposed Master Plan Update Project. The Draft EIR acknowledges that greater intensification could occur with the proposed project but this modification is considered less than significant because of Hoag's siting in an urban setting and its existing ability to intensify development on the Upper Campus. The Draft EIR acknowledges that the only area for which noise exceeds the City Noise Ordinance at neighboring receptor sites is in the vicinity of the loading dock. Numerous efforts have been made over the past few years to come up with feasible mitigation that could reduce noise in this location to applicable standards. No feasible mitigation has been developed that can accomplish this, but a number of other measures have helped reduce the noise in this location and all of this have been, or will be, implemented. Please refer to Topical Response 3. The loading dock and the noise generated from that loading dock preceded the development of Villa Balboa and Versailles. Everyone that has acquired property within this area has done so knowing that the property was adjacent to Hoag and fully aware of the daily noise generated. Response 8 Please refer to Topical Responses 1 and 2. Response 9 If the commenter is referring to the existing cogeneration facility, please refer to Topical Response 1. Response 10 General Plan Land Use Element Policy LU 2.4 states `Accommodate uses that maintain or enhance Newport Beach's fiscal health and account for market demands, while maintaining and improving the quality of life for current and future residents." Hoag is an existing medical facility that has been located in the City since 1952, and is the largest employee in the City. Additional facilities would be constructed based on the medical needs of the local community and region so that the quality of life for local residents will continue to be enhanced. No additional development has been requested by the Applicant beyond that which was previously approved by the City in 1.992. Responseii General Plan Land Use Element Policy LU 4.1: Land Use Diagram states "Accommodate land use development consistent with the Land Use Plan..." and references the various General Plan Land Use maps [Figures LU1 through LU15 of the General Plan]. The proposed Master Plan Update Project is consistent with the underlying land use designations for the site (see Draft EIR, page 3.1 -16). Policy LU 4.1 is one of many policies addressed in the Draft EIR to implement Goal LU 4. Response 12 General Plan Land Use Element Goal LU 6.1 states "A diversity of governmental service, institutional, educational, cultural, social, religious, and medical facilities that are available for and enhance the quality of life for residents and are located and designed to complement Newport Beach's neighborhoods:' RAProjensWewponUW TQRTC- 01E@0BAw 3 -47 Responses to Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments The General Plan land Element states that "Hoag Hospital is a major activity center that continues to affect development in the area. It generates a strong market for the development of uses that support the hospital's medical activities such as doctors' offices, convalescent and care facilities, medical supply, pharmacy, and similar uses. Retail commercial uses serve medical purposes, as well as nearby residents (see page 3 -78). It should again be noted that Hoag's first hospital was completed in 1952, and the Master Plan that allows for development on the Upper Campus and lower Campus was approved by the City in 1992. Development on the Upper Campus inclusive of the loading dock area was constructed prior to the construction of any of the Villa Balboa condominiums. Further, no additional development would be permitted under the proposed Master Plan Update. However, up to 225,000 sf of the approved but not constructed square footage on the lower Campus could be transferred to the Upper Campus. The Draft EIR evaluates the proposed project's relationship to adjacent land uses and proposes, where feasible, appropriate mitigation to assure compatibility (see Draft EIR, pages 3.1 -12 and –13). Response 13 The Draft EIR evaluates the proposed project's relationship to adjacent land uses and proposes, where feasible, appropriate mitigation to assure compatibility (see Draft EIR, pages 3.1 -12 and 3.1 -13). It should be noted that the Upper Campus of Hoag inclusive of the loading dock area were constructed prior to the construction of any of the Villa Balboa condominiums, and as such, the two uses have been deemed by the City to be compatible in this urban context. Please also refer to Topical Response 3. The Draft EIR and Final EIR No. 142 address land use compatibility between Hoag and the residential areas adjacent to Hoag by specifically addressing building heights, use of the service road in the loading dock vicinity, and noise levels. The building heights allowed on the Upper Campus adjacent to the residences are of the "Midrise" Zone —a height limit more sensitive to the adjacent communities because it mandates lower heights than the Tower Zone at the center of the Upper Campus (see Final EIR No. 142, page 3 -14). Implementation of the proposed Master Plan Update Project would not change the height restrictions. The service road on the western edge of the Upper Campus has restricted hours (gated from 8:00 PM to 7:00 AM) to minimize activity near residences (see Final EIR No. 142, page 4 -60). The City will continue to require this restriction (see Draft EIR, page 3.4 -35). Please also refer to the responses to Comments 8 and 11. As described on page 3.1 -17 of the Draft EIR, the proposed Master Plan Update Project is considered consistent with the General Plan Land Use Element policy cited by the commenter, in part, through the compliance with the implementation program developed by the City to implement this land use policy. Additionally, as new buildings are proposed and reviewed by the City, the General Plan policy ensures that Hoag work with the City such that future Hoag development consider its relationship to the adjacent residential areas, mitigate impacts to the extent feasible, and thereby addressing compatibility. With respect to potential reductions in traffic generation and noise, please refer to Sections 3.2 and 3.4, respectively of the Draft EIR. As addressed on page 3.2 -13 of the Draft EIR, the proposed reallocation would generate less traffic than development under the existing Master Plan because outpatient uses typically generate more trips than inpatient uses. Therefore, the reallocation of up to 225,000 sf of the greater, trip - generating outpatient uses from the Lower Campus would cause a reduction in Lower Campus trips. Adding that same square footage to the Upper Campus as lesser, trip - generating inpatient use results in an increase in Upper Campus trips, but not as much as the reduction of Lower Campus trips. The net effect of having R:\Prgec \NewponW"NRTC\RTC- 012208.dw 3 -48 Responses to Environmental Comments Hoag Memorial hospital Presbytenan Master Phan Responses to Comments some increase in Upper Campus trips, and a major reduction in Lower Campus trips, is an overall decrease in trips for Hoag under the proposed Master Plan Update Project assumptions. This reduction would be dependent on how much square footage is eventually reallocated from the Lower Campus to the Upper Campus. Noise, related to vehicular traffic, may also decrease. Response 14 Mitigation Measure 23 was a land use measure identified in Final EIR No. 142. It stated: 23. The Project Sponsor shall construct, if feasible and by mutual agreement, and maintain a fence along the common property line west of Upper Campus. The proposed design of the fence shall be reviewed and approved by the City Engineering Department. From the Versailles condominiums to the tennis courts, there is a wrought iron fence. From the tennis courts south to the end of the Villa Balboa condominiums, there is a chain link fence with green meshing, as well as dense landscaping. Response15 Please refer to the response to Comment 7. Response 16 The City concurs that adequate parking must be provided. The City currently requires and will continue to require that a parking study be provided and approved by the City Traffic Engineer for each individual building project at Hoag to determine the specific parking requirements for that project; the City reviews the parking study for use of appropriate methodology and accuracy. Section 3.2 of the Draft EIR addresses this issue, and describes the City's parking - related requirement under Mitigation Measure 32 (see Section 3.2.6 of the Draft EIR, page 3.2- 28), which was previously adopted as part of the Final EIR No. 142 and would also apply to the proposed Master Plan Update project. Hoag is required to provide all parking on the site in surface lots, subterranean parking structures, and /or aboveground parking structures. For Upper Campus land uses, surface parking lots are provided for the James Irvine Surgery Center and for the Emergency Care Unit and two parking structures are provided for hospital visitors, physicians, and employees. Parking on the Lower Campus is provided in surface lots and in one parking structure. Parking requirements are based on building types and the area allocated for land use function, as set forth in the PC Text (see Table 3.2 -11 of the Draft EIR). The City determines parking needs based upon building type and the area allotted to specific functions. Any area that is calculated as part of the total floor area limitation is included in the gross floor area to determine the parking requirement. Because adequate parking is required to be provided now and in the future as a condition of project-specific development projects, the Draft EIR determine that no significant impacts are expected associated with the provision of on -site parking at Hoag. This would also be true for existing parking conditions at Hoag. Response 17 Please refer to the response to Comment 16. Response18 Please refer to the response to Comment 17. As identified in the Project Description for the Draft EIR, "...the Applicant is not requesting the approval of any project- specific land uses or R]Projeot ewpwU00 MRTC- 01 2208.doc 3.49 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments development projects, only the ability to reallocate square footage" (see Draft EIR, page 2 -4). Further as discussed in CEQA Guidelines §15168, "Use of the program EIR also enables the Lead Agency to characterize the overall program as the project being approved at that time. Following this approach when individual activities within the program are proposed, the agency would be required to examine the individual activities to determine whether their effects were fully analyzed in the program EIR." Therefore, the City would review the parking study for a site - specific development and determine the adequacy and adjacency of parking. Response19 The Draft EIR does not provide information as to future site - specific projects because none are proposed at this time. Pursuant to CEQA Guidelines Section 15124, an EIR must include a general description of a project's technical, economic, and environmental characteristics, but need not supply extensive detail beyond that needed for evaluation and review of the environmental impact. The project description clearly describes the proposed project's technical and environmental characteristics in the way that allows for the evaluation and review of potential environmental impacts. The Master Plan for Hoag has been approved by the City in 1992 and was subject to extensive environmental analysis under the Final EIR No. 142. The proposed Master Plan Update Project does not allow for any new construction over that already approved by the original Master Plan. It simply allows flexibility for Hoag such that up to 225,000 sf of already authorized development in the Lower Campus could be transferred to the Upper Campus. After fully describing this, the Draft EIR then analyzes all of the potential significant impacts that could result if the maximum amount of square footage were transferred. Neither Final EIR No. 142 nor the Draft EIR provides information as to specific use or configuration of this 225,000 beyond what has already been described in the Master Plan. Any square footage moved from the Lower Campus to the Upper Campus will still be restricted by the project's mitigation measures, conditions of approval, and design criteria as set forth in Final EIR No. 142 as supplemented in the Draft EIR. Further as discussed in CEQA Guidelines §15168, "Use of the program EIR also enables the Lead Agency to characterize the overall program as the project being approved at that time. Following this approach when individual activities within the program are proposed, the agency would be required to examine the individual activities to determine whether their effects were fully analyzed in the program EIR. If the activities would have no effects beyond those analyzed in the program EIR, the agency could assert that the activities are merely part of the program which had been approved earlier, and no further CEQA compliance would be required. This approach offers many possibilities for agencies to reduce their costs of CEQA compliance and still achieve high levels of environmental protection." This Master Plan Update EIR is consistent with the approach used by the City and the State to address projects subject to the existing Master Plan for Hoag. In order to provide an accurate assessment of potential traffic and /or parking impacts related to the proposed Master Plan Update Project, it was necessary to make certain assumptions regarding future uses (see Draft EIR, page 3.2 -11). These assumptions regarding future uses were developed in coordination with the Applicant and are based on present thinking and not on final decisions regarding specific projects. This is the best information available at the time the Draft EIR was prepared. To the extent future uses are proposed which differ from these assumptions, the City would require Hoag to prepare a traffic and /or parking analysis prior to building construction to confirm that the proposed use falls within the scope of the authorized traffic limits authorized for the project (see Draft EIR, pages 3.2 -27 and —31, Mitigation Measures 25, 32, 34, 38, and 33). Please also refer to the response to Comment 16. R: \ProjWs\NewpoO\. 0 RTCWM- 012208.dx 3 -50 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 20 Table 6 of the Draft EIR traffic study presents trip generation estimates for the project, and Table 7 of the Draft EIR traffic study summarizes trip generation estimates for the project alternative. in both tables, comparisons are made between future scenarios with and without the proposed Master Plan Update Project (or project alternative) to estimate the incremental trips attributable to the Project (or project alternative). The existing scenario, which corresponds to trips currently generated by existing development at Hoag, is not used as basis for comparison in Tables 6 and 7. Hoag's existing trips are inherent in the traffic counts collected at key intersections, and were analyzed as part of existing conditions in the traffic study. An evaluation of existing conditions at Hoag with the proposed reallocation was not necessary since the reallocation is based on an update to the existing Master Plan, not - existing development at Hoag. Based on Table 6, comparing the proposed Master Plan Update Project (i.e., future conditions with the "project' or proposed reallocation) against the existing Master Plan (i.e., future conditions without the "project' or proposed reallocation) indicates that the reallocation project would reduce the daily trips in the Lower Campus by 7,693 daily trips. Looking at the combination of both the Upper and Lower Campuses (increase of 3,342 daily trips in the Upper Campus and a decrease of 7,693 daily trips in the Lower Campus, the net effect of the reallocation project is a reduction of 4,351 daily trips for the entirety of Hoag. The same comparisons are made in Table 7, which compares the proposed Master Plan Update Project Alternative (i.e., future conditions with the "project alternative ") against the existing Master Plan (i.e., future conditions without the "project alternative "). Response 21 The significance of construction impacts were not determined from the measured air pollutant concentrations at either the Costa Mesa or Mission Viejo Stations. Monitored levels at these stations are presented to document existing air quality conditions in the vicinity of the project. Significance of construction impacts are determined by comparing the daily emissions of pollutants associated with construction with the South Coast Air Quality Management District (SCAQMD) Regional Thresholds presented in Table 3.3 -8 of the Draft Master Plan Update EIR or with the Localized Significance Thresholds (LST) recommended by the SCAQMD. The Regional Thresholds are pollution emission rates, which, if exceeded, are considered to be regionally significant in terms of the region attaining the Ambient Air Quality Standards (AAQS). One needs to be aware of the distinction between emissions and concentrations. Emissions are a measure of the amount of pollution generated by an activity. That is, the total weight of air pollutants that are emitted into the air during that activity. Concentrations are the amount of pollutant in the air at a specific location which is a measure of how much pollution a person at that location is exposed to. The AAQS are in terms of concentrations and the SCAQMD Regional Thresholds are in terms of emissions. Concentrations are related to emissions but the relationship is not simple. How the emissions are released (e.g., release location(s) and rates) and weather conditions (i.e., wind speed, direction, and variability) affect this relationship. The SCAQMD LSTs are emission thresholds to ensure that an activity does not cause concentrations at nearby sensitive receptors to exceed the AAQS or to cause a significant increase in concentrations for pollutants where the AAQS is exceeded without the activity. The SCAQMD performed dispersion modeling using typical weather patterns to correlate emissions with concentrations and establish the emission thresholds. As discussed in the Draft EIR, there are no specific construction projects proposed and, therefore, no information to calculate emissions from construction activities associated with the Master Plan Update Project. The discussion on Pages 3.3 -18 and 3.3 -19 addresses WrojeM1 Newpon'JM8 RTC\RTC- 01 2208,tl 3.51 Responses to Environmental Comments Haag Memonal Hospital Presbyterian Master Plan Responses to Comments construction emissions in general and why the emissions from construction activities associated with the project would be likely to exceed the thresholds. Response 22 The trip generation information used for the emission calculations was provided by the traffic engineer for the project and this data shows a reduction in the number of trips generated by Hoag with the proposed changes to the Master Plan compared to the approved Master Plan. Please refer to the response to Comment 13 regarding trip generation assumptions. With respect to the cogeneration facility, the potential addition of three future cogeneration internal combustion engines would not result in additional traffic. The engineers may be required to serve Hoag under buildout assumptions under either the existing Master Plan or proposed Master Plan Update Project. The location of additional equipment inside the existing facility does not generate vehicular traffic nor require additional employees. Please also refer to Topical Response 1. Vehicular emission rates were taken from the EMFAC2007 model published by California Air Resources Board (CARB) and used for all air quality planning in California. EMFAC2007 predicts that as older higher polluting vehicles are replaced by newer lower polluting vehicles that comply with more stringent emission standards, emissions from a "fleet average" vehicle will be reduced in the future. This is the reason for reduced vehicular emissions in the future. If one person rides mass transit or bikes for a trip, the emissions from that trip will be reduced compared to using their personal vehicle for the trip. If it is easier for someone to choose to take mass transit or ride a bike in lieu of a vehicle trip, the more likely they are to do that. The intention of the programs listed on page 3.3 -28 is to encourage and make easier the use of lower polluting transportation alternatives. The amount that this choice occurs due to these programs and the amount of pollution reduction that will occur is not known and no quantification of emission reductions is made for this reason. The discussion on page 3.3 -20 presents why no carbon monoxide (CO) hotspots are expected. The SCAQMD was recently declared to be in attainment of the National Ambient Air Quality Standard (NAAQS) for CO. This is based on monitored CO concentrations and modeling at the four worst intersections in the South Coast Air Basin that showed CO concentrations do not exceed the NAAQS near these intersections and will not in the future. Traffic conditions at the intersections potentially impacted by the project would be expected to result in lower CO concentrations than the four worst intersections which were shown by SCAQMD modeling to not exceed the NAAQS for CO. Therefore, CO concentrations at the intersections affected by the project would also not be expected to exceed the NAAQS for CO. Further, the Master Plan Update Project is only projected to increase peak hour traffic at four intersections. The level of service at all of these intersections for the peak hour period where the volume is projected to increase are LOS C or better. It is generally recognized that intersections with an LOS of C or better do not have the potential to result in CO hot spots. Additionally, the increase in volumes at these intersections is less than five percent, which would not be expected to substantially affect CO concentrations in the vicinity of these intersections. Response 23 LDN does not penalize noise occurring in the evening hours (7:00 PM to 10:00 PM) as CNEL does. Both LDN and CNEL penalize noise occurring during the nighttime hours (10:00 PM to 7:00 AM). RAPrgegnNO PoMQ008rRTC %RTC -012208.dm 3 -52 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 24 Lmax is not defined; it is the maximum noise level during the measurement period. Leq and LEO are the same thing and can be measured over any time period. The discussion on page 3.4 -3 says, "LEO can be measured for any time period, but is typically measured for one hour." The City's Noise Ordinance uses a 15 minute Leq. The reference to the Municipal Code Section on page 3.4 -5 has been corrected and incorporated into the Final EIR as follows: Section 10.26.035, "Exemptions," presents noise sources that are exempt from the provisions of the Noise Ordinance. Response 25 Observations by Mestre Greve Associates, acoustical consultant to the City for the Hoag Master Plan Update Project, during the measurements showed that traffic noise was the dominant source of noise during the measurements. The comments in the paragraph below Table 3.4 -2 on page 3.4 -8 of the Draft EIR are descriptions of the sounds that were audible during the measurements. Persons walking through the park did not "cause a 20 -25% overage" The Draft EIR states (see page 3.4 -8) that "Activities of persons in Sunset View Park, generally walking and talking, also contributed to the noise environment along with insects.... Activities of persons in the park, generally walking and talking, also contributed to the noise environment. A person talking relatively close to the sound level meter caused the maximum measured noise level." Response 26 The measurement infornation presented in Table 3.4 -2 and the paragraph following the table (see page 3.4 -8 of the Draft EIR) are the results of short -tern daytime noise measurements to document existing daytime noise levels and document noise sources in the project area. There is no direct comparison of the measurement data in Table 3.4 -2 with the modeled traffic noise levels in the CNEL metric in terms of determining impacts. Response 27 The noise measurements were taken in or near outdoor living areas where persons would be exposed to noise and where the City's Noise Ordinance is applicable. These locations are further from the noise sources than the property line and therefore the noise levels at the property line would be somewhat higher than the measured noise levels at Sites 1, 2, and 3. As addressed in Section 3.4 of the Draft EIR, Item 3.5 of the Development Agreement exempts Hoag from the Noise Ordinance (Section 10.26 of the Municipal Code, a Future General Regulation) where the application of the Noise Ordinance would "impair Hoag's ability to develop the Property in accordance with the density, intensity, height and location of development specified in the Master Plan." In most cases, noise generated by activities at Hoag should be able to be mitigated to below the Noise Ordinance limits without impairing the development of the property, and the Noise Ordinance would apply to these cases. There could be some cases where enforcement of the Noise Ordinance would impair the development of the property and would not be applicable in these cases. Section II "General Notes" item 7 of the Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations (Adopted by the City Council, City of Newport Beach, Ordinance No 92 -3 May 26, 1992) reads: RAPr0jWs%Newp0A\JW8\RTC \RTC- 01 2208.dm 3 -53 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments New mechanical appurtenances on building rooftops and utility vaults, excluding communications devices, on the upper campus shall be screened from view in a manner compatible with building materials. Rooftop mechanical appurtenances or utility vaults shall be screened on the lower campus. Noise shall not exceed 55 dBA at all property lines. No new mechanical appurtenances may exceed the building height limitations as defined in these district regulations. This item preempts the HVAC regulations presented in Section 10.26.045 of the Noise Ordinance. Therefore, mechanical equipment at Hoag cannot exceed 55 dBA at the property line under the existing Development Agreement. With respect to the existing cogeneration facility, the Noise Ordinance regulations apply to this use because this facility is not being considered a mechanical equipment operation that would be regulated by the current Development Agreement. The particular paragraph in the Development Agreement refers to "new mechanical appurtenances on building rooftops and utility vaults" and the cogeneration facility is not consistent with this description. Additionally, the residential areas (Sites 2 and 3) are within 100 feet of the Hoag property line and therefore, would be protected by the Zone 3 Mixed Use Residential criteria. The noise criterion for Zone 3 is 50 dBA (Leq) during the night and 60 dBA during the day. The noise levels for the cogeneration facility are below the nighttime criteria of 50 dBA contained in the Noise Ordinance. With the current equipment in operation, the noise levels generated by the cogeneration facility are in compliance with the Noise Ordinance at locations 2 and 3. With respect to the grease trap, the Newport Beach Noise Ordinance is presented in three sections of the Municipal Code: Sections 10.26, 10.28, and 10.32. Section 10.28 "Loud and Unreasonable Noise" is what is often referred to as a "Nuisance Ordinance" because it does not contain any specific noise level limits. It prohibits "the making, allowing, creation or maintenance of loud and unreasonable, unnecessary, or unusual noises which are prolonged, unusual, annoying, disturbing and /or unreasonable in their time, place and use are a detriment to public health, comfort, convenience, safety, general welfare and the peace and quiet of the City and its inhabitants." The specific provisions of Section 10.28 were revised substantially by the City in 2001, but the concept of the section was unchanged. Sections 10.28.040 and 10.28.045 regulate construction noise and property maintenance noise. These Noise Ordinance sections limit the hours of these activities to daytime hours. Section 10.32 "Sound Amplifying Equipment" regulates the use of sound amplification equipment and provides for permitting of sound amplification equipment. The City considers grease trap cleaning a property maintenance activity. Property maintenance occurring between the hours of 7:00 AM and 6:30 PM Monday through Friday or between the hours of 8:00 AM and 6:00 PM on Saturday is exempted from the Noise Ordinance criteria. Therefore, the grease trap cleaning is exempt from the Noise Ordinance limits as long as it occurs during these hours. Property maintenance activities are prohibited on Sundays and federal holidays (see Draft EIR, pages 3.4-11 and -12). Although the grease trap cleaning is exempt from the City's Noise Ordinance because it is a maintenance activity and maintenance occurs during hours stipulated by the Noise Ordinance, the hours for maintenance have already been changed to occur on a Saturday between the hours of 11:00 AM and 3:00 PM. Response 28 The instantaneous noises discussed included "impact noise such as dropping a tool or other large object or the release of air pressure in the diesel truck brake system." Most people understand the instantaneous nature of an impact noise such as dropping a tool or have heard R TmjWs�NewporNOMRTCWTC-012208.dc 3 -54 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments air releases from air breaks on large trucks and know that this noise event has a very short duration, a few seconds at most. The Draft EIR states that the 80 dBA Lmax limit was exceeded three times at both monitoring sites. However, this statement was in error, the limit was exceeded 3 times at only Site 1 with levels of 80.3 dBA, 84.4 dBA, and 80.1 dBA; all three noise events lasted 2 seconds or less. The 80 dBA Lmax limit was not exceeded at Site 2 likely due to increased distance between this site and the noise event. The last paragraph on page 3.4 -11 has been corrected and incorporated into the Final EIR as follows: At approximately 9:45 AM... During grease pit cleaning, the 80 dBA Lmax limit was exceeded 3 times at both FROAiteFiRg sites Site 1 but not at Site 2. In all cases, these were instantaneous exceedances due to an impact noise such as dropping a tool or other large object or the release of air pressure in the diesel truck brake system. Response 29 The mechanical equipment noise level is discussed on Page 3.4 -13 under the heading "Mechanical Equipment" Please refer to the following response to Comment 31 regarding tabulation of test results. Response 30 The higher noise levels at the second floor monitor were likely due to a vehicle located between the sound source and the first floor monitor acting as a noise barrier. The second floor monitor would "look" over this vehicle to the noise source and no barrier reduction would be experienced at this monitor. Please refer to the following response to Comment 31 regarding tabulation and analysis of test results. Response 31 Trash removal is the same as removal of the trash compactor from the loading dock area (see the last three sentences of the third full paragraph of page 3.4-12 of the Draft EIR). The last paragraph on the page discusses the noise levels during trash compactor removal. Much thought and consideration was put into the best way to present the results of the noise measurements. Many hours of noise data were collected and analyzed and it was felt that to present all of this data would be overwhelming and very hard to interpret correctly for most persons. Therefore, the noise levels are summarized in the text along with relevant information about the noise levels. Response 32 With respect to the cogeneration facility, the site was visited on October 3, 2006, to measure the noise levels from the chiller vents on top of the cogeneration facility building. The generator engines were not yet in operation at the time of the measurements. Noise measurement results were repeated on November 20, 2006, and July 2, 2007. On July 2, 2007, the cogeneration facility was in full operation including the generator engines that are enclosed in the building. All measurements made at the cogeneration facility were done after 11:00 PM and generally were completed before 2:00 AM. The tests at Sites 2 and 3 were just outside the balconies of R:Wroj c s\NewporNOOS\RTCIRTC- 012206.tl c 3 -55 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments the nearest receptors. The best interpretation of the PC Text and Noise Ordinance is that the Noise Ordinance limits are the controlling limits for the cogeneration facility (see Section 1.4.4 of Appendix F to the Draft EIR). The Noise Ordinance requires noise measurements at the private yard, patio, deck or, balcony, which may not necessarily coincide with the property line (see Section 1.3.2 of Appendix F). Sites 1, 4, and 5 are not subject to the Noise Ordinance limits because they are on undeveloped park land (see Section 1.4.4 of Appendix F). The addition of a fourth cooling tower is estimated to increase noise levels by 0.6 dB and the resulting noise levels at the residences would be in the range of 46.7 to 50.4 dB. However, all the necessary permits have been secured for the cooling tower and this would become a Noise Ordinance compliance issue (see page 3.4-27 of the Draft EIR and Section 2.3.5 of Appendix F, the former which states: Previous measurements at the residences of concern have ranged between 46.1 dBA and 49.8 dBA. These levels are below the City's Noise Ordinance limit of 50 dBA for nighttime levels at sensitive receptors. The addition of the fourth cooling tower is expected to raise the overall noise level to between 46.7 and 50.4 dBA. The operation of a fourth cooling tower is not part of the proposed Master Plan Update Project because the cogeneration facility is already permitted and no further approvals from the City are required for this facility to operate. Therefore, the operation of the cogeneration plant becomes a Noise Ordinance compliance issue. That is, the City would need to take measurements once the fourth cooling tower is operational and determine if it is in compliance with the Noise Ordinance. Should the City determine the cogeneration facility is not in compliance, the City would require Hoag to correct the situation to maintain compliance with the Noise Ordinance. The City's Development Agreement with Hoag requires Hoag to provide an annual report to the City stating whether it is compliance with the terms of the Development Agreement. Response 33 The opinion of the commenter is noted. However, the cogeneration facility is currently in compliance with Noise Ordinance. Please refer to the response to Comment 32. Please also refer to Topical Response 1, Cogeneration Facility. Response 34 The mitigation monitoring program role is to ensure that all mitigation measures, standard conditions, and project design features are properly implemented and monitored by the City of Newport Beach. Please refer to Section 3.4 of the Draft EIR and the response to Comment 27 which address the appropriate noise regulations for different types of noise. Proposed Mitigation Measure 3.4 -3 states MM 3.4 -3 Prior to issuance of building permits for any project that includes HVAC equipment, an acoustical study of the noise generated by the HVAC equipment shall be performed and a report that documents the results shall be submitted. This report shall present the noise levels generated by the equipment and the methodology used to estimate the noise levels at nearby residential uses or property boundary, as applicable; the report will also demonstrate that combined noise levels generated by all new HVAC equipment does not exceed the applicable Development Agreement limits. This study shall be reviewed and approved by the City prior to issuance of building permits. After installation of the equipment, R:1 Projects \NeWaaV008VRTCIRTC- 012208.dm 3 -56 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments noise measurements shall be performed and provided to the City that demonstrates compliance with applicable noise level limits. This flexibility was intentional since the final form of the requirements the City will place on Hoag will be. determined by the City's decisionmakers. The follow -up noise measurements should be made in the same location. With respect to Mitigation Measure 112 from Final EIR No. 142 and as stated on page 3.4-32 of the Draft EIR, the Draft EIR recommends that this measure be replaced with the City's current standard conditions for hours of construction which states: SC 3.4 -1 During construction, the Applicant shall ensure that all noise - generating activities be limited to the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on Saturdays. No noise - generating activities shall occur on Sundays or national holidays in accordance with the City of Newport Beach Noise Ordinance. Response 35 With respect to installing a sound wall at the boundary between the loading dock and the Villa Balboa Condominiums, the sound wall would need to be 25.5 feet in height. The Draft EIR and Section 3.2.2 of Appendix F identify that a soundwall could be constructed along Hoag's westerly property line to reduce noise levels at the residences but not at the height needed to fully mitigate the existing impact. The geometry in this area is not favorable for its construction. Hoag's property is lower than the residential property and therefore, the soundwall would, in effect, be constructed in a hole. The wall would need to be 25.5 feet high to provide the 8 dB noise reduction to bring the loading dock noise into compliance with the Noise Ordinance. A 25.5 foot high soundwall is not feasible (Caltrans has set a precedent for freeway soundwall that walls this high are infeasible). The costs would be extremely high (although no specific cost analysis is done); however, cost was not a determinative factor in assessing feasibility. Further, such a sound wall would have aesthetic impacts from the height of the wall, elimination of views for residents adjacent to the wall, and the removal of mature landscaping. The vegetation provides no acoustical benefit and is, therefore, not noise mitigation. Response 36 Spreadsheets included as Appendix A to this responses to comments document. Response 37 The comment is noted; please refer to the preceding responses to noise - related comments. Response 38 Exhibit 3.5 -1h identifies the existing views of Hoag from Beacon Street. Holmwood Drive is perpendicular to Beacon Street. Section 3.5 of the Draft EIR notes that areas with the most direct views of the Upper Campus are land uses located east of Newport Boulevard, which include a mix of residential, commercial, and some industrial uses. Most of these uses back onto Newport Boulevard with views oriented toward the southeast. However, there are locations (primarily residential) that have views across Newport Boulevard toward Hoag. The Upper Campus is prominent in these viewsheds. Residences east of Hoag are physically separated from Hoag by major streets (Newport Boulevard) and their view orientation is generally internal to their respective developments. Views of the Upper Campus would be midrange views. Most R:1ProjwsWewponUl RTC�RTC- 01MOB.dw 3 -57 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments importantly, the maximum building heights would not be modified from currently allowed in the Hoag Master Plan. Buildings of 140 feet above mean sea level (msl) in the Midrise Zone and 235 feet above msl in the Tower Zone in the Upper Campus are permitted by the approved Hoag Master Plan. With respect to shade and shadow, the analysis in Final EIR No. 142 noted that the existing Master Plan would result in greater morning shade and shadow on the adjacent condominium development because of continued development within the Tower and Midrise Zones. The analysis was conducted using a worst -case condition where both the Tower Zone (up to 235 feet above mean sea level) and Midrise Zone (140 feet above mean sea level) were built out to their maximum allowable height. Final EIR No. 142 identified that the development on the Upper Campus would cast shadows on adjacent land uses. The Versailles and Villa Balboa residential developments (located west of the Upper Campus) were identified as the only sensitive land uses for shade and shadow. Final EIR No. 142 noted that development on the Lower Campus would not cast shadows on other properties because it is at a lower elevation than the adjacent land uses. Final EIR No. 142 identified that Master Plan buildout would increase shadow effects to residential units west of Hoag and concluded that it would not be a significant impact because of the short daily duration of the effect. Shading would only affect a portion of condominiums during the early morning hours and it would not substantially limit solar energy access to the structures. Even with the proposed transfer of square footage from the Lower Campus associated with the proposed Master Plan Update Project, it is not reasonable to assume that the entire Upper Campus could be built out at maximum height; however, this assumption allows the analysis to consider the impact regardless of the precise location of future buildings. Since the proposed Master Plan Update would not alter the maximum allowable height buildings or the location of boundaries of the Tower and Midrise Zones, these potential impacts would not be different from what was previously addressed in Final EIR No. 142. Response 39 The comment suggests that portable buildings used during construction and temporarily located on the Lower Campus are not portable or temporary and should be accounted for as permanent facilities. Per City regulations, the construction- related buildings are temporary as they are "readily transportable;" each of the subject buildings is easily movable without the use of housemoving or similar equipment, but rather can be moved by attaching trailer -type wheels directly to the frame of the building or can be carried on a typical motor vehicle (see Newport Beach Municipal Code §20.03.030). Because construction projects have been ongoing at Hoag for the past several years, the construction - related buildings have been located on the Lower Campus for some time. However, the time duration does not change the nature of these buildings from temporary to permanent. As such, the City considers the construction - related buildings to be temporary structures. With regard to efforts to improve the appearance of these temporary buildings during the construction phase, the construction trailers on the Lower Campus are used by contractors working on a number of facility projects on Hoag's main campus. The number of trailers varies depending on the level of construction activity. The trailers are being consolidated in one location near the west end of the Lower Campus. Hoag has provided stringent guidelines to its contractors to keep the area orderly and to not store equipment or supplies on the roof of the trailers. RAPTOJWs \W.POrtW" \RTCVRTC•01P &d8 3 -58 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Hoag has also increased the landscaping in the Lower Campus. As summarized by Hoag: • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from RAProjW.WewporWOWRTC\RTG01MO.dw 3 -59 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Response 40 Consistent with CEQA, there is no obligation that the Draft EIR considers any alternatives since it is supplementing an existing EIR that already had a detailed alternatives analysis. A Supplemental EIR need only focus on those portions of the prior EIR that require minor additions and modifications. In any event, an EIR need contain only a range of reasonable alternatives that could feasibly accomplish most of the basic objectives of the project or could avoid or substantially lessen one or more of the significant effects. Response 41 In compliance with CEQA, the City does not have a legal obligation to consider any alternatives in this Master Plan Update EIR since it is supplementing an existing EIR that already had a detailed alternatives analysis. A Supplemental EIR need only focus on those portions of the prior EIR that require minor additions and modifications. In any event, an EIR need contain only a range of reasonable alternatives that could feasibly accomplish most of the basic objectives of the project or could avoid or substantially lessen one or more of the significant effects. The Draft EIR acknowledges that the only area for which noise exceeds the City Noise Ordinance at neighboring receptor sites is in the vicinity of the loading dock. Numerous efforts have been made over the past few years to come up with feasible mitigation that could reduce noise in this location to applicable standards. No feasible mitigation has been developed that can accomplish this, but a number of other measures have helped reduce the noise in this location and all of this have been, or will be, implemented. The loading dock and the noise generated from that loading dock preceded the development of Villa Balboa or any other neighboring residential project. Everyone that has acquired property within this area has done so knowing that the property was adjacent to a hospital and fully aware of the daily noise generated. Please also refer to Topical Response 3. The loading dock and the activities that are located within the loading dock area have been so located to support the materials management functions of Hoag. Shipments, for example, are received on the Upper Campus closest to the primary medical uses to avoid transportation redundancies in transporting essential supplies (including medical supplies, pharmaceuticals, transplantable devices, food, and linens) from the Lower Campus to the Upper Campus where these supplies are used. The entrance to the loading dock in its present location provides for the least amount of shared traffic with passenger cars that use the two main entrances to Hoag on West Coast Highway and Hospital Road. Related to traffic, the current loading dock location does not conflict with emergency traffic whereas relocation to another roadway could conflict with ambulance, paramedic, and fire traffic, jeopardizing patient health and safety. Also, the current loading dock location is proximate to existing hospital paths and the building network of corridors such that relocation would require significant reconfiguration of the physical plant and would significantly adversely affect operations. Relocation of the loading dock to the Lower Campus would also conflict with the State of California Office of Statewide Health Planning and Development (OSHPD) mandates due to the distance to the primary hospital facilities. Finally, any relocation of the loading dock or its essential activities (e.g., box crusher) would require major demolition and construction of new facilities (both new loading dock facilities and facilities R:1Proje sWewportllOWWTC�RTC- 012208.dm 3 -60 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments that would have to be rebuilt elsewhere to accommodate a new loading dock) —this in and of itself would be a project subject to CEOA review and would have its own environmental impacts. Hoag's infrastructure is complex. All areas of Hoag (both clinical and non - clinical) are supported by the infrastructure under street level and outside of the public's view, which is in turn supported by the shipping and receiving docks. To realign this system would require a full redesign of the campus layout, which dates back to the original footprint, built in 1952, and continued through the major expansion with the West Tower including the docks and core underground passageways in 1974 and the most recent addition of the Women's Pavilion in 2005. This basement or service level infrastructure consists of everything from food storage and preparation, linen storage and distribution management, sterile supply storage and processing, medical equipment storage and distribution management, pharmacy and laboratory storage and processing, medical record storage and management among other services for the patients, physicians, and clinical staff. Short of demolishing the Upper Campus and redesigning the entire campus, moving the loading docks to another location is not feasible. Response 42 Final EIR No. 142 identified limited biological resources, including wetlands, on the site. As a result of construction of facilities consistent with the Hoag Hospital Master Plan and Final EIR No. 142, those resources have been removed. Mitigation Measures 16 through 20 were associated with the mitigation for the loss of wetland resources on the Lower Campus. The wetland resources were previously removed; Mitigation Measures 16 through 20 were implemented. The obligations of the City and Application for the mitigation of this impact have been fulfilled. There is no need for additional wetland resource mitigation because there are no additional wetland resources at Hoag. The biological impact assessment prepared in conjunction with Final EIR No. 142 found that the project would impact 1.52 acres of wetlands not dominated by pampas grass. Additionally, the project would impact 1.07 acres of pampas grass that met the criteria for jurisdictional wetlands established within the wetland delineation manuals from the late 1980's published by the .U.S. Army Corps of Engineers ( USACE). Final EIR No. 142 goes on to indicate that the federal government was considering fundamental changes in the methods of wetland delineation and the types of wetlands that would fall within federal jurisdiction. Off -site mitigation was identified as the preferred method of mitigation; sites in the Upper Newport Bay were being evaluated. Mitigation Measure 16 of Final EIR No. 142 required further review of federal regulations to determine whether the 1.07 acres if wetlands dominated by pampas grass would also require mitigation. Mitigation Measure 17 required the preparation of a comprehensive restoration and management plan in accordance with applicable law to be reviewed by the USACE, U.S. Fish and Wildlife Service, California Department of Fish and Game (CDFG), and the City. Mitigation Measure 18 necessitated the review and approval of the final wetland mitigation plan through the Coastal Development Permit process with the California Coastal Commission. That final mitigation plan was required to be incorporated as part of all regulatory permits issued by the various resource agencies prior to the City issuing a grading or building permit that would impact the on -site wetlands. Mitigation Measure 19 required that the mitigation plan include the creation of at least an equal amount of wetlands impacted by the project, among other things. A wetland mitigation plan was prepared, reviewed, and approved in 1994 pursuant to Mitigation Measures 16, 17, 18, and 19. Freshwater wetlands were created in the San Joaquin Freshwater Marsh Reserve in 1995. First and second year coverage standards were reported to have been exceeded. In 1999, after the third year of mitigation monitoring, it was found that coverage by native species exceeded the fifth year standard. Due to the success of the program, the USACE a: �n�gees�riewconWOOe�araarc •oizzos.aoc 3-61 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments discontinued monitoring in late 1999 and CDFG discontinued their monitoring requirement in the spring of 2000. Pursuant to Section 5.4 of the Development Agreement, the success of the wetland mitigation program was to be assessed five years after the conclusion of the CDFG monitoring requirement. In November 2005, Hoag submitted a monitoring report entitled, °Tenth Year Monitoring Report for the Hoag Hospital Mitigation Project: 6.08 acre Freshwater March Creation at the San Joaquin Freshwater March Reserve, Irvine, California" The report, dated November 11, 2005, was prepared by Glenn Lukos Associates, a qualified consulting firm regarding wetlands. The field survey conducted for the report indicated that approximately 99 percent of the site was covered by wetland vegetation with less than 1 percent bare ground and less than 1 percent non- native species. Based upon the success of the mitigation plan and the 10th year monitoring report, the City finds that the mitigation measures have been implemented and that Hoag has complied with provisions of Section 5.4 of the Development Agreement that relates to wetlands mitigation. Additionally, on February 23, 2005, a qualified Biologist from BonTerra Consulting conducted a field review of Hoag to evaluate on -site resources. The findings were that Hoag is a developed site that supports minimal decorative landscaping. It supports habitat that is of low value for wildlife. There are no plant or wildlife species expected to occur at Hoag that are considered sensitive at either the federal, State, or local level. Hoag is not part of any wildlife movement corridor. There are no riparian or wetland habitats or any other environmentally sensitive habitat areas. Response 43 The City agrees. The Mitigation Monitoring and Reporting Program will include all project design features, standard conditions, and mitigation measures applicable to the Hoag Master Plan Update Project for all environmental issues including Geology and Soils. Please also refer to Section 6 of the Draft EIR which contains a comprehensive list of the Mitigation Program for the proposed Master Plan Update Project. Response 44 As a point of clarification, the Master Plan Update Project would allow up to 225,000 sf to be transferred from the Lower Campus to the Upper Campus. The maximum allowable building area on the Upper Campus would be 990,349 sf (if all 225,000 sf are reallocated from the Lower Campus to the Upper Campus) and the maximum allowable building area on the Lower Campus would be 577,889 sf (if no square footage is reallocated). However, in no event could the combined total building areas of both the Upper and Lower Campuses exceed 1,343,238 sf. What this means is that if the Upper Campus develops to the maximum square footage, then the amount of development on the Lower Campus would have to be reduced accordingly. It should be clearly understood that the maximum allowable building area is the 1,343,238 sf. It is not the maximum combined square footage for the Upper and Lower Campuses added together. No additional square footage could be developed beyond that allowed under the existing Master Plan. Response 45 Hoag has a full time landscape maintenance staff that works with Hoag's Campus Maintenance Manager to minimize landscape water.use and consumption as well as monitoring any excess runoff on a regularly scheduled basis. Sprinklers heads are grouped to control valves with area separations based on slope and sun /shade exposure. The primary delivery system for R- WMi°cWN&wp u°oswTO'ATC0122W ax 3.82 Responses to EnOrannianial Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments landscape irrigation at Hoag is conventional spray irrigation. However, Hoag also uses drip irrigation systems where ease of access and plant requirements is best suited for drip applications. I Central or equivalent irrigation controllers are utilized for new projects. Classified as a "smart" controller, they are eligible for water conservation rebates from the Metropolitan Water District and operate multiple programs using daily weather data scheduling adjustments received automatically with an internal Intranet communication modem. Irrigation controllers also operate a flow sensor and master valve for high -flow shut down capability sensitive to detect a broken or missing sprinkler head. Pop -Up sprinklers include factory installed check valves to prevent low head drainage after shut down. n:w,ga Vkwpomaooswrcv+rcoiz M.dm 3 -63 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan ResDonses to Comments INDIVIDUALS AND ORGANIZATIONS R9Praeds \NewportlJ008\RTCIRTC -01=8.d 3 -64 Responses to Environmental Comments Letter 5 November 5, 2007 Janes Campbell Senior Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92685 -8915 Subject: Hoag Memorial Hospital Presbyterian Master Plan Amendment Draft Supplemental Environmental Impact Report (State. Clearinghouse No. 1991071003) Dear Mr. Campbell, Thank you for the opportunity to comment on the Draft Supplemental Environmental Impact Report ( "Drab SEIR") for the Hoag Memorial Hospital Presbyterian ( "Hoag Hospital ") Master Plan Amendment (Project'). These comments are submitted on behalf of the Villa Balboa Community Association. I. Sumac Hoag Hospital is situated on an approximately 38-am site and consists of two planning areas: the Upper Campus and the Lower Campus. The Villa Balboa community is located adjacent to the HOW Hospital site, adjoining the eastern boundary of the Upper Campus. Sunset View Park is a linear park that extends along much of the northern boundary of the Lower Campus. This narrow park separates Hoag Hospital from the Villa Balboa and Versailles at the Bluff condominium complexes. The City of Newport Beach ("City") and Hoag propose to amend the Master Plan for Hoag Hospital adopted in 1992. The project will entail amendment of the Newport Beach General Plan, Plumed Community text, and the 1994 Development Agreement so as to permit the reallocation of up to 225,000 square feet of development from Hoag Hospital's Lower Campus to the Upper Campus, to allow substantially increased noise levels ai the Hoag Hospital boundaries, and other amendments to the Planned Community regulations not spociFed in the Draft SEUL As discussed in greater depth below, the Project violates the 1994 Development Agreement and the Draft SEIR violates the California Environmental Quality Act ( "CEQA'' Bolt must be rejected. II. Hoag Hospital is subject to a Development Agreement that the City entered into with Hoag for the express purpose of protecting the adjacent Villa Balboa community from the adverse impacts associated with the present proposal to amend the Master Plan, Section 1.6 of the Development Agreement shows the intent of the City and Hoag to protect the interest of adjacent property owners, stating that "[#his Agreement ... provides assurance to adfoining property owners that limits on the height of the structures and amount of development as specified in the Master Phan and this Agreement will remain in full force and effect for a period of twenty -rave years." (Development Agreement, p. 2.) The Development Agreement further acknowledges the intent to protect Villa Balboa residents in Section 8.1: "The City and Haag agree that... the Master Plan and this Agreement confer benefits on the public and nearby residents by imposing long term restrictions on the height, amount and location of development [of the ProJectJ as well as the pubtle Improvements described in Section &I " (Development Agreement, pp. 13 -14.) The Villa Balboa residents are third party beneficiaries of the Development Agreement. Section 6.5(b) of the Development Agreement goes on to state that "(tJhe City Council shaft not approve, and Haag shall not request, any amendment to the provisions of the Master Plan or this Agreement that would increase the maxlmum permitted gran floor area or the maximumpermitted building freight (within any lettered building envelope) above that established by the Master Plan as of the Effective Date of this Agreement This subsection shall prevail over any conflicting ordinance, resolution, policy or plan adopted by the City Council. ".(Development Agreement, pp. 11 -12.). This provision prohibiting the City and Hoag from increasing the permitted gross floor area above that established by the Master Plan was added to the adopted 1944 version of the Development Agreement as the result of negotiations between the City, Hoag, and the Villa Balboa community to address the community's concerns with the potential impacts of Hoag Hospital. The provision was absent from earlier versions of the Development Agreement that preceded those negotiations, including the draft agreement circulated as Appendix N to FEIR No. 142. Villa Balboa has detrimentally relied on the Development Agreement's unconditional, 25 -year restriction on the height, amount and location of development established by the Master Plan and did not legally challenge the then- proposed expansion project. 'fhe Draft EIR attempts to side -step the Development Agreement's 25 -year prohibition by characterizing the current Project as an allowable "reallocation" of the maximum allowable floor area established by the Development Agreement (Draft EK P. 1 -3), as though the location of allowable development on the Project site was not fixed by the Development Agreement. However, common sense and the above - quoted language of Section 8.1 reveal the Draft EIR's erroneous characterization of the Development Agreement. Additionally, the public comments and response section of the 1992 FOR No. 142 evidence that Villa Balboa residents protested the then - proposed expansion of Hoag Hospital. (FEIR No. 142, Master Plan EIR Response to Comments, pp. 67,177, 348, 384.) The Villa 5 Balboa Community Association specifically requested limits on the allowable development at the Project site. At that time, the City, in its response to comments on the 1992 FEIR, determined that transferring square footage from the Lower to the Upper Campus would cause the precise impacts that Villa Balboa wanted to avoid — increased use of the service road and increased density on the western portion of the Upper Campus. In the end, the City and Hoag 5 amended the terms of the proposed Development Agreement to fix the "amount and location" of Cont. development on the Project for a 25 -year period in order to address the nearby residents' concerns. (Development Agreemetn, Section S. 1, pp. 13 -14.) As neighboring property owners, the Vdla Balboa commanity is a third party beneficiary of the Development Agreement and has standing to enforce the Development Agreement's 25 year prohibition provision. California law permits a third party beneficiary, such as Villa Balboa, to enforce the terms of a contract made for its benefit. The California Civil Code states: "A contract, made expressly for the benefit of a third person, may be enforced by him at any time before the parties thereto rescind it." (Civ. Code § 1559) The contract need not 6 identify the party by name to confer such a third party benefit. It is sufficient if the claimant belong to a class of persons for whose benefit it was made. (Principal Mutual Life Ins. Co. Y. Fars, Pave, McCord & Freedman (1998) 65 Cal. App. 4th 1469,1485-86.) A third party may qualify as a contract beneficiary where the contracting parties must have intended to benefit that individual. an intent which must appear in the terms of the agreement. (Id.) In their capacity as a third party beneficiary, the Villa Balboa community objects to the Project as a violation of the Development Agreement that was recorded against the Iloag Hospital property for the community's benefit. M. The Draft SEIR Violates CEQA by Failing to Adequately Discuss ImnactAre9a• A. General Comments on Imuact Analyses. At the outset, we note several general comments related to the environmental analysis, or lack thereof, contained within the Draft SEIR. First, the Draft SEIR fails to provide a full analysis of several potential impact areas, including: • Views • Aesthetics • Air Quality • Land Use • Noise • Traffic/Circulation The Draft SEIR also fails to address several potential impact areas at all, including: • Earth' Resources • Hydrology/Water Quality • Water Supply • Biological Resources • Cultural Resources • Public Health and Safety • Public Services and Utilities 7 • Recreation land use and planning When the Final EIR was certified in 1992, the City imposed numerous project features and mitigation measures on the prior expansion of Hoag Hospital, many of which have not been carried out. The previous CEQA analysis did not consider the effect of these unmitigated, adverse impacts of the prior expansion of Hoag Hospital. In light of the multitude of changes to the circumstances surrounding implementation of the Project, as well as new information since the certification of the original FIR (including Hoag's operational history), a full review of these impact areas must be performed. }7 tout. Additionally, the cumulative impacts analyses in all impact areas evaluated throughout I the Draft SEIR improperly rely on the outdated Final EIR. The Draft SEIR fails to evaluate g significant changes in laws, currently- available information and data, and changed circumstances that render the prior FIR hopelessly outdated. B. 1. A Subsequent EIR is Required. The Draft SEIR document is a 15-year-old "Program E1R" (EIR No. 142) certified by the City of Newport Beach in 1992. Soon after the Program EIR was certified, the City acknowledged that further environmental review would proceed by way of "subsequent" environmental documentation. As stated in Section 3.3 of the Development Agreement Between the City of Newport Brach and Hoag Memorial Hospital Presbyterian, approved under Ordinance 94-B, dated February 14, 1994: Hoag acknowledges that the EIR [EIR NO. 142] is a "Program EIR." The FIR analyzes the impacts of construction phased over time and, pursuant to CEQA, the City is under a continuing obligation to analyze Hoag's requests for Project Specific Approvals to ensure the environmental impacts associated with the request were fully addressed in the EIR Subsequent environmental documentation is required if this analysis reveals environmental impacts not fully addressed in the program EIR, identifies new impacts, or concludes the 10 specific request is not consistent with the project described is the EIR. Hoag acknowledges the right and obligation of the City and Coastal Commission or its successor agency to impose additional conditions as the result of the subsequent environmental analysis required by CEQA. [Emphasis added.] The Development Agreement does not call for "supplemental" environmental documentation, or even the more generic "additional" documentation, but indicates that "subsequent" environmental documentation is required. This is consistent with Public Resources Codes Section 21166 and Section 15162(a) of the Guidelines for Implementation of the California Environmental Quality Act (CEQA) which require an additional FIR if: (1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous Elk or Negative Declaration due to the involvement of now significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New inferrrtation of substantial importance, which was not (mown and could not have been known with the exercise of reasonable diligence at the time the previous Elk was certified as complete or the Negative Declaration was adopted, slows any of the following: (A) The project will have one or more significant effects not discussed in the previous Elk or Negative Declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be 10 feasible would in fact be feasible, and would substantially reduce one or Cont. more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or altematives which are considerably different from those analyzed in the previous Elk would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. It is only when only minor additions or changes to a previous ER are required to address an altered situation, a supplemental Elk may be prepared containing the information necessary to make the previous Elk adequate (14 C.C.R §15163). However, if substantial changes in the project or a substantial increase in the severity of effects are involved, requiring new analyses or major revisions of a previous EIR, a subsequent Elk must be prepared (14 C.C.R. §15162). While supplemental and subsequent Elks are very similar, a Subsequent EIR tends to stand on its own, whereas a Supplemental Elk makes greater reliance on the previously certified document, in this case a fifteen- year -old EIk. C. Subotantia Chan" to Noise Impacts The Project will result in allowing substantial changes in the severity of noise impacts, requiring additional environmental documentation in accordance with Section 15162(a), above. Specifically, as stated in the Draft SEIR (p. 2 -5): The existing Planned Community Text (PC Text) provides that mechanical 11 equipment noire generated from Hoag not exceed 55 decibels (dB) at all Hoag property lines.... Instead, noise generated at Hoag would be governed by the City's Noise Ordinance except as otherwise provided in paragraphs 1 and 2 below and as depicted on Exhibit 2 -5, 1. 2. The applicable noise standard at the Hoag property line adjacent to the loading docks shall be as follows: Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles shall be exempt from any applicable noise standards. In addition, the grease pit cleaning, which is exempt from the City's Noise Ordinance because it is a maintenance activity, would occur on a Saturday between the hours of 11:00 AM and 3:00 PM. All of ft would result in a significant increase in noise in the adjacent residential areas at the adjacent condominiums and Sunset View Park. EIR No. 142 identified a significant increase in noise, but indicated that impacts would be mitigated to an insignificant level. This has act occurred. In fact, as noted in Section 3.4 of the Draft SEIR (p. 3.4 -13), noise levels have not been mitigated to the 55 dBA level identified as insignificant in EIR No. 142. This constitutes a significant clfect previously examined in EIR No. 142, but which is substantially more severe than shown in EIR No. 142. Because FIR No. 142 did not analyze unmitigated noise impacts, the Draft SEIR cannot 1 build off of the prior analysis. The Draft SEIR must disclose, evaluate and mitigate (to the J extent feasible) the Project's noise impacts. The Draft SEIR identifies feasible measures to mitigate noise impacts, but applies than only to ]bag's property; not to adjacent residences or Sunset View Park (see, for example, MM 34-2, MM 3.4-5, MM 3.4 -10, MM3.4 -11). Other measures are discussed that could reduce or mitigate noise impacts to adjoining properties (enclosing the loading dock, installing a sound wall at the Project boundary, installing balcony barriers at adjacent properties, and upgrading windows in nearby residences); however, they are not included among the mitigation measures proposed for the Project (see Draft SEIR pp. 3.4 -34, 35). Because feasible mitigation measures have been identified to reduce the Project's significant noise impacts, CEQA demands that such measures be implemented to reduce the Project's significant noise impacts to the adjacent residences and public parks, Sunset View Park and the Consolidated View Park. D. . SubstantW Chases Cansed by Cogeneration Facility Emissions. As noted in Section 3.3 (p. 3.3 -23), the cogeneration facility's emissions impacts were not discussed or mitigated. in EIR No. 142. In thct, no impacts associated with the cogeneration facility were discussed in EIR No. 142, which stated (p. 4 -189): Theoretically, the gas pumped from the three project wells ... does have some commercial use as an energy source. However, the gas is considered "dirty (i.e., containing high levels of natural contaminants, such as sulfirr) and extensive technology would be required to make the gas useable ... The Hospital may 11 Cont. 12 13 14 7AM -10 PM 10PM -7AM Daytime NWh7M a I.eq (16 min) 70 d8A 58 dSA Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles shall be exempt from any applicable noise standards. In addition, the grease pit cleaning, which is exempt from the City's Noise Ordinance because it is a maintenance activity, would occur on a Saturday between the hours of 11:00 AM and 3:00 PM. All of ft would result in a significant increase in noise in the adjacent residential areas at the adjacent condominiums and Sunset View Park. EIR No. 142 identified a significant increase in noise, but indicated that impacts would be mitigated to an insignificant level. This has act occurred. In fact, as noted in Section 3.4 of the Draft SEIR (p. 3.4 -13), noise levels have not been mitigated to the 55 dBA level identified as insignificant in EIR No. 142. This constitutes a significant clfect previously examined in EIR No. 142, but which is substantially more severe than shown in EIR No. 142. Because FIR No. 142 did not analyze unmitigated noise impacts, the Draft SEIR cannot 1 build off of the prior analysis. The Draft SEIR must disclose, evaluate and mitigate (to the J extent feasible) the Project's noise impacts. The Draft SEIR identifies feasible measures to mitigate noise impacts, but applies than only to ]bag's property; not to adjacent residences or Sunset View Park (see, for example, MM 34-2, MM 3.4-5, MM 3.4 -10, MM3.4 -11). Other measures are discussed that could reduce or mitigate noise impacts to adjoining properties (enclosing the loading dock, installing a sound wall at the Project boundary, installing balcony barriers at adjacent properties, and upgrading windows in nearby residences); however, they are not included among the mitigation measures proposed for the Project (see Draft SEIR pp. 3.4 -34, 35). Because feasible mitigation measures have been identified to reduce the Project's significant noise impacts, CEQA demands that such measures be implemented to reduce the Project's significant noise impacts to the adjacent residences and public parks, Sunset View Park and the Consolidated View Park. D. . SubstantW Chases Cansed by Cogeneration Facility Emissions. As noted in Section 3.3 (p. 3.3 -23), the cogeneration facility's emissions impacts were not discussed or mitigated. in EIR No. 142. In thct, no impacts associated with the cogeneration facility were discussed in EIR No. 142, which stated (p. 4 -189): Theoretically, the gas pumped from the three project wells ... does have some commercial use as an energy source. However, the gas is considered "dirty (i.e., containing high levels of natural contaminants, such as sulfirr) and extensive technology would be required to make the gas useable ... The Hospital may 11 Cont. 12 13 14 ... contain the methane gas for use in conjunction with development on the Lower Campus. However, the manner in which the methane gas will be contained and specific uses for the methane gas are not known at this time. Thus, the incorporation of the cogeneration facility constitutes a significant change in the 14 project due to the involvement of new, significant environmental impacts on noise, air quality and aesthetics, which were not evaluated in EIR No, 142. Information regarding plant operation Cont. constitutes new information showing that the development according to the Hoag Master Plan will have one or more significant effects not discussed or mitigated previously in EIR No. 142, and further, that significant effects previously examined arc substantially more severe than shown in EIR No. 142. E. Substantial Chattees to Circumstances of Protect. In addition, substantial changes with respect to the circumstances under which the project is undertaken have occurred since EIR No. 142 was certified in 1992, and a subsequent EIR must be prepared before proceeding on this project approval. A subsequent EIR is required because of the substantial changes in the project in and of itself, substantial changes in the surrounding environmental conditions, in and of themselves, including, but not limited to: Increasing concern regarding the adequacy of local wastewater treatment and its effect on water quality, since EIR No. 142 was certified fifteen years ago. This includes phase out of Orange County Sanitation Districts' (OCSD) 301 (h) waiver for partially treated wastewater discharged to the ocean, placing increased demands on wastewater treatment systems. De vIopment of Total :Maximum Daily Loads ('"fMDLs ") in the Newport Bay Watershed by the California Regional Water Quality Control Board, Santa Ana Region (Regional Board), and United States Environmental Protection Agency (USEPA), Region 9 for both Upper and Lower Newport Bay, which are impaired 15 water bodies (Clean Water Act § 303(d)). A TMDL can be best described as a watershed or basin -wide budget for pollutant influx to a watercourse. Both point and nonpoint sources must be included. 'This endows impacts due to urban runoff with greater significance. • Adoption of California Regional Water Quality Con"] Board, Santa Ana Region Order No. 118 -2002 -0011, NPDES No. Case 618033, and the Orange County Drainage Area Management Plan which require the retention, treatment, or infiltration of urban runoff produced from a 24 -hour, 85th percentile storm event which applies to all new development or substantial redevelopment, which is designed to mitigate impacts of urban runoff. • Improvements in water quality control technology since EIR No. 142 was certified fifteen years ago, including fitter packs for the removal of various residues in stormwater runoff. These improvements directly relate to the feasibility of potential mitigation measures; measures which, by definition, could not have been and were not reviewed previously. These new methodologies must be considered in a subsequent EIR. • Documentation of a new blind thrust fault traversing Newport Beach by scientists l working at the University of California at Irvine, resulting in potential new impacts Jr on Hoag Hospital development not previously examined. • Adoption of new Federal standards for ozone and PM2.5 concentrations, and development of new information on the health effects and need for control of particulates in the PM2.5 range. These small particulates are particularly insidious in that they migrate easily into lung passages and are not readily filtered out by the body's natural defenses like larger particulates. • Adoption of procedures for determination of localized significance by the South Coast Air Quality Management District (SCAQMD). • Adoption of new significance thresholds for criteria pollutants by SCAQMD. • Adoption of revised growth projections for Orange County by the Orange County Council of Governments (OCCOG), and revised regional growth projections adopted by the Southern California Association of Governments (SCAG), affecting future traffic, air quality, housing need and noise. • Comprehensive update of the Newport Beach General Plan. • Comprehensive update of the Newport Brach Local Coastal Program (LCP). • Changes in cumulative development which has been completed in the Project area since certification of EIR No. 142, including the Castaways residential development and redevelopment of the Ford/Loml site in Newport Beach, Triangle Square and Harbor Center Redevelopment in Costa Mesa, and the Hyatt Regency Huntington Beach Resort and Spa, Plaza Almeria, redevelopment of Seacliff Village Shopping Center and increased generation activities at the AES plant in Huntington Beach, resulting in increased traffic, air pollution, and other impacts. • Changes in cumulative development reasonably anticipated in the Project area, as discussed in more detail below. J • City expenditure of over $5 million to purchase the former Caltrans West parcel and remaindered parcel immediately west of the Lower Campus for park purposes, rendering impacts on land use, local air emissions, noise and visual factors more significant in that area than contemplated in EIR No. 142. • Increases in backgrotmd traffic levels, leading to degradation of nearby roadways and intersections. • Changes in citywide and regional traffic modeling in the years since EIR No. 142 was certified. • Ongoing efforts supported by the Cities of Huntington Beach and Costa Mesa to remove the Nineteenth StteettBanning Avenue connection from the Orange County Master Plan of Arterial Highways. 16 17 18 19 KC 21 • Use of valet parking/reserved valet perking spaces and placement of modular } 22 buildings in parking areas, thereby reducing packing available to the general user. Each of the above items alone would be significant and substantial enough to warr ant preparation of subsequent EIR. Consideied togethar, they overwhelmingly and conclusively demonstrate 23 the need for a subsequent EIR While some of the above issues are addressed in the ]haft SEIR, most are not as discussed in more detail below. The Draft SEIR improperly attempts to build upon an earlier environmental review. document, Final EIR No. 142, which is itself inadequate. It is improper for the Drab SEIR to rely on the Final EIR when numerous significant mitigation measures requited in the Final EIR have never been, implemented. FEIR No. 142 includes serious incorrect representations of the impacts it would cause due to the fact that significant mitigation measures required in FOR No. 24 142 have not been implemented. 'tine Draft SEIR cannot properly "carry forward" failed mitigation measures or delete mitigation measures previously identified in the Final EIR as capable of feasibly mitigating the same type of significant adverse impacts associated with the presently proposed Project (see+ for example, MM 112, MM 114, MM 115 at page 6.27): L Failure to Conduct Annual Review: The City has failed to satisfy the requirement that it conduct an annual review of the Project's compliance. The Development Agreement required the City, at least every twelve (12) months, to review Hoag's good faith substantial compliance with.the Development Agreement (the " Annual Review.") (Dev. Agree., p. 9,' S.1.) The Annual Review "shall" be conducted at a public bearing (Dev. Agree., p. 9,15.2) and should include a derailed report of compliance with the various conditions and mitigation measurer contained within the mitigation monitoring plan. The Development Agreement states that "Hoag's right to develop the Property pursuant to the Master Plan is contingent upon compliance with, and satisfaction of, the conditions and mitigation measures imposed by the City Council ..... (Dev. Agree.; p. 7,13.2.) Despite this requitement, the City has failed to conduct a single Annual Review of Hoag's compliance. Thus, Hoag's success in meeting the requirements of the 16 year old Development Agreement have gorse an- reviewed during the attire project period. Had the City met its obligations to conduct these Annual Reviews, it would have been aware that Hoag has 25 failed to satisfy many of the mitigation measures required in the FOR No. 142. Because Hoag is In violation of conditions and midladon measures previous& imposed by the City CohmaI4 Hoag must care all of these violations prior to the Clly allowing anp fwMer development at the project site, consstent with the DevelophhentAgreement section 331 Also, because the Find EIR did not consider that the CVy would fair to monitor and Hoag's compliance with the adopted w Ngaton.measww, or impose any consequencesfor Hoag's viotadon of them, the Dregs SEIR cannot simply relp on the prior environmental onalysm Rather, the Draft SEIR must now disclose, evaluate and mitigate those shortcomings in the Projeu's mitigation manitortngplan he order to ensure that the mitigation measures in the Final EIR and Dr* SEIR are "fully enforceable" consistent with the mandates of CEQA Gafdeltnes serJion 1512faA(aJ(I)(D)(1). 2. Failure to Mitigate Visual Impacts. The Draft SEI W s discussion of the Project's aesthetic impacts in inadequate in that it mistakenly assumes completion of the mitigation measures imposed by the Final EIR to reduce the negative aesthetic impacts of the 1992 Project. Final EIR No. 142 required that, prior to issuance of a building permit, the project sponsor shall submit plans to the City Planning 26 Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. (Final EIR No. 142, Vol. 7, p. A -17, 45.) tither additional mitigation measures required that "[mjinor rooftop equipment .. , shall be concealed and screened to blend into the building roof using materials compatible with building materials." (Id., policy 9-6.) Hoag has wholly failed to satisfy any of these mitigation measures. Furthermore, Hoag is currently out of compliance with its current permit from the California Coastal Commission (soil removal in excess of allowable quantities and time periods, failure to install required 27 landscaping), and failed to inform the Commission of the extent of its native vegetation removal in connection with its recent excavation of the bluff at the Lower Campus. In the absence of the required mitigation measures, Sunset View Park visitors, Pacific 28 Coast Highway travelers, and Villa Balboa residents experience substantially degraded views of the Lower Campus area and of the ocean beyond. Also, the SEIR page 1 -9, item 1,7.2, "Aesthetics," states, "West Coast Highway is not a designated State Scenic Highway." However, this is contrary to the Coastal Commission's 29 statement in regard to Application No. 5 -93- 253 -A2, that "West Coast Highway ... is a scenic corridor" (page 10). Because the Final EIR did not disclose or consider the visual impacts in the absence of the required mitigation measures, and mistakenly represents that West Coast Highway is not a 30 scenic highway, the Draft SEIR must now disclose, evaluate and mitigate those impacts. 3. Failure to Mitigate Cogeneration Plumes, The Project proposes three additional cogeneration natural gas internal combustion engines within the existing cogeneration facility. (Draft SEIR sec. 2.6.2, p. 2-8.) Yet, in analyzing the construction of the cogeneration plant, the Draft SEIR fails to disclose the existing and potential future visual impact of the cogeneration plant on the ocean views of visitors to Sunset View Park and property owners surrounding the Project site, including the view of Villa Balboa residents. Without the incorporation of mitigation measures to reduce the plume, the visual impacts associated with the Project are expected to worsen when three additional generator engines are installed as proposed. 31 The cooling towers associated with the existing cogeneration plant produce plumes of opaque water condensate, which rise into the air, directly obstructing views to the ocean. The plant also emits view - distorting heat plumes from roof top exhaust stacks. (See enclosed photographs.) The South Coast Air Quality Management District Rules limit the discharge into the atmosphere from any single source of emission any air contaminant of certain opacity which will obscure an observer's view. (AQMD Rule 402. Visible Emissions.) 10 Any substantial, negative effect of a project on views, including ocean views, could 31 constitute a significant environmental impact under CEQA. (Quail Botanical Gardens Cont. Foundation, Inc. v. City ofEncinttas (4th Dist 1994) 29 Cal. App. 4th 1597.) There are technologies and methods available to significantly reduce or eliminate both the cooling tower condensate plumes and the exhaust stack plumes. The most complete mitigation of the cogeneration cooling towers plumes could be achieved by replacing the current towers with ones designed specifically for plume abatement. Such equipment is manufactured by several companies, and is in use a wide range of locations (For examples please see "HXV Closed Circuit. Cooling Towers — Baltimore Aircail Company," and "Design, and Performance of Optimized Air- Cooled Condenser and Crockett Cogeneration Plant — Marley Cooling Technologies, Inc "). An alternate approach to replacing the current towers would be to retrofit them using some combination of the following technologies and methods; 1) addition of heating coils to the 32 cooling tower discharge; 2) addition of radiant heat or injection of hot air into the tower's discharge; 3) modification of operational parameters, including load shifting through in -house modifications. While any one of these retrofit measures used in isolation is unlikely to produce satisfactory plume abatement, a combination of the listed techniques might significamly reduce plume emission from the cooling towers. These approaches are discussed in a report prepared by Steve Paliska, an engineer with Newport Engineering Consultants, hired by Villa Balboa residents (Report on Possible Avenues of Mitigation for Cooling Tower Condensed Water Plumes and Engine Exhaust Pltnnes - Hoag Co- Generation Facility, August 13, 2007). The exhaust stacks plumes can be address by cooling the discharge plumes with heat exchanging coils. This method, which is also discussed in the attached report by Mr. Palisks, would be both technically straightforward to implement as well as cost effective To date Hoag has dismissed all of these possible plume abatement measures because it is not guaranteed to result in "complete mitigation" of the problem. Hoag informed the Villa Balboa residents that these technologies would be expensive and would use a lot of energy. Thin excuse does not satisfy CEQA's mitigation requirements. CEQA does not permit a lead agency to disregard mitigation measures that would reduce project impacts simply because they do not provide "complete mitigation" of all impacts. Rather, CEQA requires feasible mitigation. The technology to reduce these plumes is available, as well as feasible, and should be imposed. Hoag's excuse that the technology would require additional expense, or would consume some of the energy produced by the cogeneration plant, does not render the technology infeasible. Under CEQA, the tern "feasible" is defined as 33 "capable of being accomplished in a successful manner within a reasonable period of time, taking into account economic, environmental, social and technological factors." Cal. Pub. Res. Code § 21061.1. The statute does not demand what is not realistically possible, given the limitation of time, energy and funds. (Long Beach Sim & Loan Ass'n v. Long Beach Redevelopment (1986) 188 Cal. App. 3d 249, 263 -64.) "The fact that an alternative may be more expensive or less profitable is not sufficient to show that the alternative is financially infeasible. What is required is evidence that the additional costs or lost profitability are sufficiently severe as to render it impractical to proceed with the I project." Citizens of Goleta Valley v. Board of Supervisors (2d Dist. 1988) 197 Cal. App. 3d 1167, 1181.) In order for the City to eliminate the reduction of the phmte as a mitigation measure in the SEIR, it would first need to show that this mitigation measure is infeasible. (Napa Citizens for Honest Government v. Napa County Board of Supervisors (i s Dist. 2001) 91 Cal. App. 4th 342, 359.) There is no evidence to support such a showing in the can of the plume. Because the Final EIR did not disclose or consider the visual impacts of the plume, the Draft SEIR must now disclose, evaluate and mitigate those impacts. IV. The Draft SEIR Proiect Description is Incomplete We are concerned that the Project Description presented in the Section 3.0 is incomplete. As stated in McQueen v. Board of Directors of the Afid- Peninsula Regional Open Space District (202 Cal. App, 3d 1136, 1143; 249 Cal.Rptt. 439), "An accurate project description is necessary for an intelligent evaluation of potential environmental effects of a proposed activity." In setting aside the approval of an EIR by the City of Los Angeles for water development facilities in Inyo County, the court stated: "An accurate, stable and finite project description is the most basic and important factor in preparing a lawful EIR." (County oflnyo Y. City of Los Angeles (71 Cal.App.3d 193) [139 Cal.Rptr. 40.1].) A vague or ambiguous project description will render all further analyses and determinations ineffectual. Without a clear definition of the activities to be undertaken, the EIR becomes useless. The CEQA process cannot ensure that all impacts have been mitigated to the extent feasible, because the ultimate extent of project activities is not fully defined. It is critical that the project description be as clear and complete as possible so that the issuing agency and other responsible agencies may make informed decisions regarding the proposed project. It is our understanding that the proposed amendments will permit up to 225,000 square feet of allowable development to be transferred from the Lower Campus to the Upper Campus. The Draft SEIR does not provide information as to specific use or configuration of the transferred development. On the one hand the Draft SEW indicates that the amendment is requested merely to provide flexibility whereas the traffic study makes specific assumptions regarding future uses and the applicant is going to considerable trouble and expense to complete a transfer now. Presumably, the applicant would not be proposing a transfer and agreeing to provide the City of Newport Beach with $3 million for public works improvements (p. 1 -4) absent a desire to implement some specific development. At the same time, the traffic study (Table 6, p. 19) assumes that over half (53.55 percent) of the potentially relocated square footage would be allocated to support services, which are assumed to generate no vehicle trips at all, and just over a quarter (28.45 percent) would be allocated to in- patient services, a relatively low traffic generating rise. Presumably, the land use distribution assumed in the traffic study is based on some input from the applicant and/or city staff as to future uses. The use of these optimistic assumptions in project traffic studies is especially critical because the proposed Planned Community text amendment eliminates the 12 33 cunt. 1 34 35 36 following language which adjusted allowable development based on traffic generation (Section IV, p.8): This Development Plan allows Hoag hospital to adjust the development profile 36 . "as long as the development limit (i.e., square L.0) of the trip generation fin-lit Environmental Impact Report) Cont. for the peak period (as identified in the within each phase of the development is not exceeded. Adjustments to the Development Plan may be allowed if the total square footage in of development is exceeded, or if or trip generation allowed the current ion alphase the total development of trip generaerati lowed under the Plan is exceeded. It should be noted that the existing Planned Community text presents allowable square ratio (FAR) of 1.0 on the Upper Campus and .65 on the footage on the basis of a floor area Lower Campus, reflected to the then permitted FAR of .501.65 for the lower campus (Hoag PC Text, Table 1, p. lo), to be adjusted in the Mange of 0.50 to .65 based on traffic generation By contrast, the proposed PC text amendment removes the additional cap on 37 characteristics development currently Provided by traffic generation. It also no longer reflects the reduced FAR This is not noted in Section 3.0, Project that would apply in the case of high intensity uses. Description. Also not noted in Section 3.0, Project Description, is a change in the Plumed Community text that would allow an "Urgent Care' facility (Appendix B, p. 9), as opposed to an emergency like welkin clinics, and can generate 38 care facility. These facilities function essentially significant vehicular traffic. It is imperative that the specific deveoptttant be addressed now. To do otherwise would California Environmental Quality Act on two fronts. First, violate the intent and purpose of the improper of the proposed Project (14 C.C.R §I5003(h)). A would constitute piecomealmg Second, it would violate CEQA's requirement that environmental analysis be conducted as early as possible in the planning process (14 C.C.R § 15004(b)). other changes to the Planned Community text not described in the Draft SEIR inchide: 39 • Omission of language adopted in Newport Beach City Council ordinance 2002 -17 which limits the exclusion of enclosures for rooftop mechanical equipment and areas used for base isolation and structural upgrades from the definition of Gross Floor Area to those enclosures and upgrades for which permits were issued on or after August 13, 2002. Exclusion of additional areas already counted toward gross floor area could permit additional square footage not examined in the Draft SEIR. • Change in the text (Appendix B, V.I, p.16) to sdpulate that all mechanical equipment and trash areas will be screened from public streets and immediately adjacent residential [emphasis added] properties, as opposed to scmeningfrom "public sheets, text, 18). Because some of the adjoining 40 alley and adjoining properties" (existing P. properties are public park land, a sensitive use, the requirement for screening would then not apply, potentially tcsulting in significant impacts to public park land and members of the public. 13 • Change in the text (Appendix B, V.L, p.16) to stipulate that noise control measure "should" be incorporated, as opposed to measures that "shall" be required (existing 41 text, P. 19). • Numerous changes to allowable signage, which would increase the numbers of signs, increase the square footage of previously allowed signs, and increase the height of 42 previously allowed signs (Appendix B, VI, p.19,20) described merely as "clarification and updating" in Section 2.0, Project Description (p. 2 -5,6). This could potentially result in increased impacts on visual factors. • Changes in panting requirements (Appendix B. VII, p.21), reallocating parking requirements for support services to other uses, This is noted as consistent with Planning Commission Resolution No. 1542 (Appendix B, p. 21, footnotes No. 1,3). However, the Planned Community text may only be amended by adoption of an 43 ordinance by the City Council. Failure to identify the Project in its entirety will result in a faulty analysis, which will fail to address all potential impacts of the proposed project. In addition, the Draft SEIR does not utilize a consistent approach as to what constitutes ,,the Project." In some cases it is appropriately addressed as all future development which would occur under the proposed Master Plan, whereas other cases. such as the traffic analysis, treat the 44 project as merely any change resulting from arranginMquare footage that would exist anyway: The EIR must clearly indicate the full impact that would result from all future development that would occur under the amended Master Plan. Further, the project description lists the Coastal Commission among the Responsible Agencies that will be using the SEIR in their decision - making, but fails to identify the approvals that will be requited of the Coastal Commission. (Draft SEIR sec. 2.6.2, p 2 -9.) The approvals of all of the other Responsible Agencies are specified CEQA requires that the project description must include a list of the approvals for which the EIR will be used. (CEQA Guidelines sec. 15124(d)(1)(B).) it is not sufficient to list the Coastal Commission as a responsible agency without specifying the approvals that the Coastal Commission will consider. The omission of the Project's Coastal Commission approvals is particularly troubling to Villa 45 Balboa. As discussed below, Hoag has failed to obtain, or even apply for, the Coastal Commission permits necessary to comply with mitigation measures imposed by FOR No. 142 to screen the view of the cogeneration plant from the adjoining Sunset View Park and residences. Furthermore, Hoag is currently out of compliance with its current permit from the California Coastal Commission. The SEIR must require Hoag to pursue the approvals necessary to implement the previously- imposed mitigation measures requiring Coastal Commission permits; and not simply relieve Hoag of these mitigation obligations. V, The Draft SEIR Utilises An Unstable Baseline. As stated in Guidelines Section 15125 (a) and reiterated in the Draft SEIR (p.3 -1): An EIR must include a description of the physical environmental conditions in the 46 vicinity of the project, as they exist at the time the notice of preparation is published... from both a local and regional perspective. This environmental 14 setting will normally constitute the baseline physical conditions by which a lead agency determines whether an impact is significant. Accordingly, the Draft SEIR presents total air emissions from existing development at 46 Hoag (Tables 3.34, IQ) as compared to anticipated future emissions from Hoag under the Cont. existing (Tables 3.3- 11,12) and proposed Master Plan (Tables 3.3- 1.3,14). One can clearly sea the impact that will occur due to the development provided with the proposed Project, and what impact would occur due to development without the project. Significance is determined by comparison of total emissions from new development to SCAQMD thresholds. By contrast, the analysis of localized air quality impact spots die to project operations 47 merely compares development with the proposed amendments to development with the existing Master Plan. Similarly, the traffic analysis company the development with the proposed plan to development with the existing Master Plan (Tables 12A7). Significance is determined by the difference in Intersection Capacity Utilization ( ICU) between future conditions under buildout of the existing Master Plan and amended plan. Thus, even if fFafficveMcle trips to be generated by future development wrier the amended plan would bring traffic to a screeching halt, it is not considered significant if congestion would be no worse than that generated by buildout under the existing Master Plan, (environmental. Planning. The analysis provided in the Draft SEIR is similar to the approach rejected by the appellate court in Environmental Planning and 48 Information Council v. County of Et Dorado (3d.Dist 1992) 131 Cad.App.3d.350 [192 Cai.Rptr. 317). The comparisons utilized in the EMs can only mislead the public as to the reality of the impacts and subvert full consideration of the actual environmental impacts which would result. There are no extensive, detailed evaluations of the impacts of the proposed plans on the environment in its current state. Accordingly, the EIRs fail as informative documents. v1. The Draft SEIR Discussion of Cumulative Impacts is Inadequate 1n accordance with Section 15130(b) of the CEQA Guidelines, the following elements are necessary to an adequate discussion of significant cumulative impacts (Guidelines Sec. 15130(b)): (1) Either (A) A list of past, present, and probable future projects producing related or cumulative impacts, including, if necessary, those projects outside the control of the agency. or (B) A summary of projections contained in an adopted general plan or related 49 planning document, or in a prior environmental document which has been adopted or certified, which described or evaluate regional or areawide conditions contributing to the cumulative impact. Any such planning document shall be referenced and made available to the public at a location specified by the lead agency. (2) When utilizing a list, as suggested in paragraph (1) of subdivision (b), factors to consider when determining whether to include a related project should include the nature of each environmental resource being examined, the location of the 15 project and its type. Location may be important, for example, when water quality impacts are at issue since projects outside the watershed would probably not contribute to a cumulative effect. Project type may be important, for example, when the impact is specialized, such as a particular air pollutant or mode of traffic. (3) Lead agencies should define the geographic scope of the area affected by the 49 cumulative effect and provide a reasonable explanation for the geographic cant. limitation used. The Draft SEIR provides neither a list of related projects nor a summary of projections in related plans or environmental documents, nor does the Draft SEIR define the scope of areas to be affected on a cumulative basis. The Draft SEIR repeatedly references related projects (pp. 3.2 -3, 3.4-23), but fails to identify what those projects arc. Thus, one carmot properly evaluate whether an appropriate compilation of related projects was utilized in the analyses. By contrast, the Draft SE111 prepared for the Hoag Health Center lists twenty projects approved but not yet completed/occupied; an additional ten projects in Newport Beach, including the Hoag Master Plan Update, which have not been approved but are reasonably anticipated; and four projects in Costa Mesa (Hoag Health Center Draft SFIR, pp. 9 -2,3). Likewise, the pending 50 Draft SEIR must include all of these projects in its analysis of cumulative impacts as well as projects in Huntington Beach, including but not limited to increased activity at the AES plant, Pacific City, the Strand, and Newland residential projects. Vll. The Draft SEIR Reamres Uncertain Mitigation. Numerous mitigation measures would only be implemented if feasible or possible, including impacts on traffic due to construction, impacts on air emissions due to construction, (p.6.3, Nos.89, 110) and impacts on air emissions due to energy consumption, and impacts due to helicopter noise (p.6 -4, No. 99). Other impacts would be mitigated by future studies, including noise (p. 6-30) and traffic impacts (p. 6 -32, No. 27). While this makes sense in some 51 cases, where building particulars are needed, it offers no assurance that impacts will indeed be mitigated, only that potential impacts will be subject to further study. Other impacts would be mitigated only if staff determined mitigation were necessary, such as impacts due to excessive lighting (p. 6-1, SC 3.5 -2). Where these types of mitigation measures are offered, the Draft SEIR fails to provide assurance of "fully enforceable" mitigation as required by CEQA. In fact, the Draft. SEIR states (p.3 -3): any PDF or mitigation measure and timing thereof, which will have the same or superior result and will have the same or superior effect on the environment, may be approved and/or substituted at the discretion of the City. The City of Newport Beach Planning Department, in conjunction with any appropriate agencies or City departments, shall determine the adequacy of any proposed "environmental 52 equivalent/timing...... Thus, as presented in the Draft SEIR, mitigation measures adopted by the City Council in a public meeting and subject to public review would potentially be changed by staff absent any other oversight and without any further public review. Even assuming that staff had the knowledge and integrity to administer such alterations in the approved project, this is wholly 16 contrary to the purposes of CEQA, including but not limited to informing decision makers and 52 the public and providing a meaningful opportunity for public involvement in the decision - cost. making process (14 C.C.R § I 5003(b,cd,e)). I VI11. The Draft SEIR Provides Inadequate Project Objective. In accordance with Section 15124(b) of the CEQA Guidelines, a project description must include: A statement of objectives sought by the proposed project. A clearly written statement of objectives will help the lead agency develop a reasonable range of alternatives to evaluate in the EIR and will aid the decision makers in preparing findings or a statement of overriding considerations, if necessary. The statement of objectives should include the underlying purpose of the project. An agency cannot define its objectives in unreasonably narrow terms. The objective must articulate the broader purposes of the project. It is against the project objective that project 53 alternatives and mitigation.measures are evaluated. In this case, the project objective has been defined so narrowly as to exclude all alternatives except the proposed project: While the project objective ((p.2 -3, 4) includes many generalized goals, such as "to provide the highest quality health care available," and "to allow greater flexibility," the objective also includes `Yo allow the transfer of square footage between the Lower Campus and the Upper Campus," thereby excluding any alternative except allowing a transfer of square footage, i.e. the proposed project, even if quality health care and greater flexibility could be achieved in some other way. As currently presented the objective does not so much "aid decision makers" as pre-empt decision makers. This is inappropriate, and the objective must be revised. IX. Deficiencies of Specific Draft SEIR Sections, In addition to the essential systemic flaws discussed above, we have the comments and questions below on how specific information in the DEIR is presented. Each of these items must be addressed in order for the Draft EIR to be considered legally adequate and to provide decision makers and the public with the information needed to evaluate the proposed Project and its impacts. A. Introduetion/Executive Summary (Draft EIR Section 1.0). With regard to the Introduction/Executive Summary section of the Draft SEIR, we have the following specific questions and comments: I. (p.1 -1) Oddly, whereas Guidelines Section 15162(d) requires that a subsequent EIR state where the previous document is available and can be reviewed, no such stipulation is made in Section 15163 pertaining to Supplements to an EIR, despite 54 the greater reliance of a Supplement on a previous document. However, because the Draft SEIR incorporates Final EIR No. 142 by reference (p.1 -1), the Draft SEIR must state where the incorporated documents will be available for inspection (14 C.C.R § I5150(b)). The pending Draft SEIR does not provide this information, indicating only where the Draft SEIR may be reviewed (p.1.14), contrary to Guidelines Section 15150(b). 1i 2. (p.I A) In the past City administrative fees for issuance of healthcare bonds have been well into the six figure range. What is the anticipated cost to the public of the fee waiver? 3. (p.1 -5) Examination of alternatives to the proposed project is reasonably included in current environmental doeumentation, particularly since fifteen years have elapsed since prior environmental review and nearby residents have experience the full brunt of activities at Hoag. In addition to the alternative examined, the Draft SEIR should examine an alternative which would relocate the loading dock, hash compactor and other high noise generators elsewhere on the thirty -eight acre site, away from existing residences as well as incorporating the measures discussed at Draft SEIR pp. 3.4 -34, 35 (enclosing the loading dock areas, and implementing a program for installing patio enclosures and upgrading windows in nearby residences). B. Descrintion of the Proposed Proiect. The project description must identify all changes to the Planned Community regulations and development agreement, as noted above. It fails to do so. Many changes, such as the addition of urgent care facilities and increases in allowable signage, were only discovered by a side by side review of the existing and proposed Planned Community texts. The EIR must identify all proposed changes. It is not reasonable to expect members of the public to arduously sift through the two documents side by side, page by page, sentence by sentence. This is made all the more difficult because the development agreement and existing Planned Community text are not included in the Draft SEIR or Appendices and must be obtained separately. At a minimum, the EIR must provide strike out/underlined text indicating all proposed changes. In addition, we have the following specific questions and comments. 1. (p.2 -1) West Hoag Drive is described as west of the tipper Campus and as providing internal circulation. In fact, it is located on the Hoag property. This must be clarified. 2. (p. 2 -2) Uses west of the Lower Campus include public open space, planned for Passive and active recreational use. The Draft SEIR must address impacts on the planned park as well as impacts on other surrounding uses. 3. (p2 -3) Table 2 -2 does not appear to reflect uses in all portable buildings on the Hoag property. The number of "portable" buildings continues to proliferate throughout the Lower Campus. Many of the "portable" buildings are not portable and are not "temporary" — they are affixed to platforms and have been in place for approximately five years. By Hoag's admission, they may be there for at least another ten years. The remaining "portable" buildings that are not "fixed in place" are unsightly, some with storage on roofs, of many different colors (tan, green, blue, groy, yellow) and some with their own external lighting that shines both upward and outward. In light of this history of use, all portable buildings should be subjected to the aesthetic criteria that the other "permanent" structures are required to meet (such as consistent architecture, similar colors, etc.). 4. (p.2 -3) How does the list of functional uses correspond to the structures mapped in Figure 2-47 i& I } } 55 56 57 59 .o 1 61 5. (p.2 -6) The EIR must describe, specifically, how the sign program and landscaping regulations will be changed. 6. (p2-6) The EIR must identify how many additional signs will be permitted, any increased in allowable sign height, and any increases in allowable square foot, both for individual signs and project wide. 7. (p.2.6) The EIR must identify how long the Development Agreement will be extended. C. Land Use. This section of the Draft SEIR fails to provide important information in that it provides no mapping of zoning for the project site and surrounding area, no mapping of general plan land use designations for the project site and surrounding area and no mapping of surrounding uses, though a narrative description is provided. Planning, zoning and existing land use maps should be provided in the EIR. In accordance with Guidelines Section 15125(d), an EIR is to discuss any inconsistencies between the proposed project and applicable general plans and regional plans. The Draft SEIR has instead listed Land Element and Local Coastal Program policies with which the Draft SEIR argues the project is compatible, failing to mention other policies which may present a conflict. These include the following general plan policies which relate to the proposed project andlor surrounding properties that may be affected by development pursuant to the proposed plan:: • LU 5.1.2 Compatible Interfaces. Require that the height of development in nonresidential and higher density residential areas transition as it nears lower density J residential areas to minimize conflicts at the interface between the different types of development • Housing Program 2.3.1. Study housing impacts of proposed major commercial/industrial projects during the development review process. Prior to project approval, a housing impact assessment shall be developed by the City with the active involvement of the developer. Such assessment shall indicate the magnitude of jobs to be created by the project, where housing opportunities are expected to be available, and what measures (public and private) are requisite, if any, to ensure an adequate supply of housing for the projected labor force of the project and for any restrictions on development due to the "Charter Section 423" initiative. • CE 4.1.2 Transit Services for Special Need Populations. Support efforts to increase accessible transit services and facilities for the elderly, disabled, and other transportation disadvantaged persons. • CE 7.1.1 Required Parking. Require that new development provide adequate, convenient parking for residents, guests, business patrons, and visitors. • NR 1.1 Water Conservation in New Development. Enforce water conservation measures that limit water usage, prohibit activities that waste water or cause runoff, and require the use of water - efficient landscaping and irrigation in conjunction with 19 62 63 64 65 .: 67 22 G-7 Eli new construction projects. Cont. • NR 3.2 Water Pollution Prevention. Promote pollution prevention and elimination methods that minimize the introduction of pollutants into natural water bodies. • NR 3.9 Water Quality Management Plan. Require new development applications to include a Water Quality Management Plan (WQMP) to minimize runoff from rainfall events during construction and past - construction. • NR 3.11 Site Design and Source Control. Include site design and source control BMPs in all developments. When the combination of site design and source control BMPs are not sufficient to protect water quality as required by the National Pollutant Discharge Elimination System (NPDES), structural treatment BMPs will be implemented along with site design and source control measures. • NR 3.14 Runoff Reduction on Private Property. Retain runoff on private property to 70 prevent the transport of pollutants into natural water bodies, to the maximum extent practicable. • NR 3.17 Parking Lots and Rights�of -Way. Require that parking lots and public and private rights- of-way be maintained and cleaned frequently to remove debris and contaminated residue. • NR 3.20Impervious; Surfaces. Require new development and public improvements to minimize the creation of and increases in impervious surfaces, especially directly connected impervious areas, to the maximum extent practicable. Require redevelopment to increase area of pervious surfaces, where feasible. • NR 4.1 Total Maximum Daily Loads. Develop and implement the TMDLs established by the RWQCB, Santa Ana Region and guided by the Newport Bay Watershed Executive Committee (WEC). • NR 10.9 Development on Batwing Ranch. Protect the sensitive and rare resources 71 that occur on Banning Ranch... • NR 17.1 Open Space Protection. Protect, conserve, and maintain designated open space areas that define the City's urban form, serve as habitat for many species, and 72 provide recreational opportunities. • NR 20.1:Enhancement of Significant Resources. Protect and, where feasible, enhance significant scenic and visual resources that include open space, mountains, 73 canyons, ridges, ocean, and harbor from public vantage points, as shown in Figure NR3. • NR 20.2 New Development Requirements. Require new development to restore and enhance the visual quality in visually degraded areas, where feasible, and provide 74 view easements or corridors designed to protect public views or to restore public views in developed areas, where appropriate. Eli • NR 20.4 Public View Corridor Landscaping. Design and site new development, including landscaping, on the edges of public view corridors, including those down public streets, to frame, accent, and minimize impacts to public views. • NR 21. Minimize visual impacts of signs and utilities. • N 1. Noise Compatibility. Minimize land use conflicts between various noise sources and other human activities • N 43 Stationary Noise Sources. Enforce interior and exterior noise standards outlined in Table N3 [similar to the standards in the existing Municipal Code], and in the City's Municipal Code to ensure that sensitive noise receptors are not exposed to excessive noise levels from stationary noise sources, such as heating, ventilation, and air conditioning equipment. The EIR must also evaluate the proposed project and impacts on nearby properties in the light of the following policies in the Local Coastal Program Land Use Plan: • 4.3.1 -1 Continue to develop and implement the TMDLs established by the RWQCB, Santa. Ana Region and guided by the Newport Bay Watershed Executive Committee • 4.3.2 -1 Promote pollution prevention and elimination methods that minimize the introduction of pollutants into coastal waters as well as the generation of dry weather and polluted runoff. • 4.3.2 -8. To the maximum extent practicable, runoff should be retained on private property to prevent the transport of bacteria, pesticides, fertilizers, pet waste, oil, engine coolant, gasoline, hydrocarbons, brake dust, tire residues, and other pollutants into recreational waters. • 4.3.2 -11. Require new development to minimize the creation of and increases in impervious surfaces, especially directly connected impervious areas, to the maximum extent practicable. Require redevelopment to increase area of pervious surfaces, where feasible. • 4.3.2 -23 Require new development applications to include a Water Quality Management Plan (WQMP). The WQMP's purpose it to minimize to the maximum extent practicable dry weather runoff and runoff from small storms (less than 3/4" of rain falling over a 24 -hour period) during construction and post- construction • 4.4.1 -1. Protect and, where feasible, enhance the scenic and visual qualities of the coastal zone, including public views to and along the ocean, bay, and harbor and to coastal bluffs and other scenic coastal areas. • 4.4.1 -2. Design and site new development including landscaping so as to minimize impacts to public coastal views. • 4.4.1 -1 Where feasible, require new development to restore and enhance the visual quality in visually degraded areas. 21 74 cont. } 75 76 77 78 The City must ensure Hoag's compliance adth the LCP Land Use Pfare. The City must not approve the Project as proposed, effectively authorizing Hoag's continued violation of it In addition, the SEIR must address the following: 1. (p. 3.1 -2) The Heart and Vascular Institute is described as "adjacent to #5 , although it appears to be at about the location of Ancillary Building ( 94) in Figure 3;:, 1-. If not 79 the Heart and Vascular Institute, what uses occupy the Ancillary Building? 2. (p. 3.1 -2) Is the former Child Care building now vacant? If not, what uses now 80 occupy the building? 3. (p. 3.1 -5) The list of permitted uses presented in Section 3.1.2, Existing Conditions, must accurately present uses in the existing Planned Community text, not the 81 proposed text. 4. (p. 3.1 -10) What is the anticipated time frame for review of site specific developments? How will the City avoid segmentation of project review, such that environmental considerations become submerged by chopping a large project into 82 many little ones —each with a minimal potential impact on the enviromnent- -which cumulatively may have disastrous consequences? 5. (p. 3.1 -10) Are day time 15 minute begs of 70 dBA or night time Leqs of 58 dBA permitted at the boundary of a residential district in any other area of Newport Beach? The EIR must examine how the proposed noise standard will set a precedent 83 for exemptions in other parts of the City, such as Balboa Island and Old Corona del Mar. 6. (p.3,1 -10) Are loading docks in any other area of Newport Beach exempt from all noise regulation? Are any of these adjacent to residential uses? The Draft SEIR 84 must examine how the proposed exemption will set a precedent for other exemptions in other parts of the City, such as Balboa island and Old Corona del Mar. 7. (p. 3.1 -13) flow can it be stated that "the aesthetic and noise impacts of the Project would not increase or differ from the affects set forth in Final EIR No. 142" when EIR No. 142 was predicated on noise levels not to exceed 55 dB at the property line 85 and did not address any impacts associated with the cogeneration facility at all? This makes no sense when project approval entails increasing allowable noise levels. 8, (p. 3.1 -14) The Draft SEIR states that "implementation of development on the Upper Campus as proposed with the Master Plan Update Project would have no greater or different land use effect than the existing Master Plan, and would therefore not have a significant project impact." However, as stated previously; 86 An EIR must include a description of the physical environmental conditions in the vicinity of the project, as they exist at the time the notice of preparation is published... This environmental setting will normally constitute the baseline physical conditions by which a lead agency determines whether an impact is significant..." fy3 Thus, as compared to the baseline condition, implementation of the updated 86 Master Plan, would have a significant impact, as later conceded. I Cont. 9. (p. 3.1 -17) While General Plan Land Use Policy 1,U 6.15 is presented, the discussion foils to address how the projects ensures that Future development plans for Iloag consider its relationship to and assure compatibility with adjoining residential 87 neighbors. The Draft SEIR must examine how the project could conflict with this policy, considering that the project would increase the allowable noise environment for those neighbors 10. (p. 3.1 -18, fast) It cannot be stated that the project is consistent with applicable plans until all such plans are examined in the EIR These include the policies listed above as well as the current Orange County Drainage Area Management Plan, the current Basin Plan for the SARWQCB, the current Air Quality Management Plan, 88 the current regional plans prepared by the Southern California Association of Governments, with special attention to employment growth and jobs-'housing balance, and all other current local and regional plans. 11. (p. 3.2.1 -18, second) Will the City of Newport Beach review plans only if requested 89 by the Office of Statewide Health Planning? If so, how will the City assure implementation of all mitigation measures and Project design features? D. Transportation artd Circulation. The traffic analysis relies on certain assumptions regarding future uses. Over 120,498 square feet of new development under the revised Master Plan is projected to be "support," whereas development under the existing plan would provide no additional area devoted to support services. Because support services do not generate any traffic, this results in an gp artificially deflated trip generation for the proposed amendment as compared to the existing plan. The reduction in trips then affects other traffic related impacts such as air emissions and noise. No justification is provided for the land use assumptions utilized. Thus, the validity of the entire analysis is called into question. In reviewing Tables 3.2 -2 (p. 3.2 -6) and 3.2-6 (p. 3.2 -14) it is readily apparent that a cumulative impact on traffic would occur by 2015, with the intersection of Superior and West Coast Highway going from LOS C to E in the pm peak bout, Newport Boulevard and Hospital Road going from LOS B to E in the pm peak hour; Newport Boulevard Southbound Off -Ramp and West Coast Highway going from LOS C to E in the am peak hour, Newport Boulevard and 91 1 Sth Street going from Los D to E in the pm peak hour, Newport Boulevard and 18th Street going from Los D to E in the pm peak hour, and Newport Boulevard and 19th Street going from Los D to E in the both the am and pm peak hours. As shown in Table 3.2 -7(p. 3.2- 17,15) cumulative congestion would be even worse by 2025. Based on the information provided in the Draft SEIR it is impossible to determine whether the incremental effect of development under either the proposed Master Plan or existing I} Master Plan is cumulatively considerable. Not only does the Draft SEiR fail to present LOS 92 increases due to development at Hoag alone, the Draft SEIR does not even map projected trip distribution, merely showing total turning volumes at various locations at certain points in time 23 One is left to speculate as to what portion of that volume may be due to existing or future 92 development at Hoag. Cont. The Draft SEIR merely presents future traffic scenarios comparing traffic with the existing Master Plan to the amended plan, omitting arty comparison to conditions without the plan. Due to growth in the fifteen years since EIR No. 142 was certified in 1992, it may well be 93 that development under the existing Master Plan when added to development which has occurred since 1992 or is anticipated to occur in the near future would result in a significant impact on traffic not previously identified in EIR No. 142. The Draft SEIR must clearly indicate distribution of trips for existing development at Hoag, for development projected under the existing Master Plan, and for development under the proposed amendment. The Draft SEIR must also present data clearly indicating what portion of the ICU at each location is due to development at Hoag under the existing Master Plan and under 94 the proposed plan. Absent this information, it is impossible to review what assumptions wrre made regarding trip distribution and whether those assumptions were reasonable. The Draft SEIR indicates that the proposed plan would reduce traffic impacts when compared to the existing plan, due to the lower projected trip generation. However, it is impossible to determine whether the proposed plan reduces a significant impact from future development at Hoag to an insignificant level, reduces a significant impact but not to an 95 insignificant level, or merely reduces an impact which is insignificant to begin with. It is not enough to present the results of a fifteen year old traffic study which found no impact (p. 3.2 -1). As discussed above, conditions in the surrounding area have changed significantly, and additional traffic at an intersection which would have functioned well in 1992 could now be at gridlock. In addition, the following comments and questions regarding transportation and circulation must be addressed: 1. (p. 3,2 -3) What "related projects" were included in the analysis of future traffic 96 conditions? Related projects must be identified. 2. (p. 3.24) Extension of 19th street across the Santa Ana River would be extremely costly, is subject to numerous environmental constraints, and is opposed by the Cities of Huntington Beach and Costa Mesa, the two cities where any 97 extensionroadway and bridge construction would connect. There is a high likelihood that the extension/bridge would never be constructed. Therefore the EIR must present traffic analyses without this element in the 2025 as well as the 2015 scenario. 3. (p. 3.2 -5) The 77,864 square: foot conference center is listed as a support use, generating no external trip ends. In the past, the center was used for functions attended by numerous individuals coming from off-site locations. Unless that is no 98 longer the case, it cannot be assumed that the conference center will not generate any trip ends at all and the traffic study must be revised to reflect trip generation from visitors to the conference center. 4. (p. 3.2 -6) The levels of service (LOS) presented for intersections along West Coast 99 Highway west of the hospital appear optimistic, both in light of actual experience 24 and the City's insistence that a bridge at Nineteenth Street/Banning Avenue is 99 needed to relieve pressure on West Coast highway. LOS in this location should be Cont. versed. 5. (p. 3.2 -7) Likewise, the LOS B represented at Superior Avenue and I r Street appears extremely optimistic and defies actual experience in which one must 100 commonly sit through more than one light cycle. LOS at this location must be verified. 6. (p. 3.2 -7) How many parking spaces are currently occupied or blocked by the portable building in the south parking lot? How long will the building remain? How is the placement of modular buildings in parking areas regulated? In light of Hoag's 101 current and historic long -term use of modular buildings, they should be subject to the same design standards as any other permanent structure on the Project site. 7. (p. 3.2 -7) How many parking spaces are currently set aside for valet parking only, 102 and unavailable for self - parking? Where are these spaces located? 8. (p. 3.2.7) What will be the effect of reserving five percent of total parking spaces for 103 carpools on the availability of parking for visitors? 9. (p. 3.2 -7) Hoag now shuttles employees from the newly- acquired Superior facility to the Hoag campus. This also generates many daily hips not heretofore addressed. How many total individuals, both visitors and employees, are typically shuttled each 104 day from parking lots on the Lower Campus to areas on the Upper Campus? And from the Superior facility to the Hoag facility? Would this be considered conveniently located parking, as called for in the general plan? 10. (p. 3.2 -10) The EIR must address how the anticipated square footage by use was 105 derived. 11. (p. 12 -10) What is the basis for the assumption that 120,498 additional square feet 106 will be devoted to support services on the upper Campus? 12. (p. 12 -10) Why would the proposed amendment increase the proportion of square feet devoted to support increase to nearly twenty percent of all development, up from sixteen percent existing and just ten percent projected under the existing Master 107 Plan? The high apportionment of development to support tends to depress anticipated traffic generation and associated impacts. 13. (p. 3.2 -13) The Draft SEIR states that the lower trip generation is due to the lower amounts of traffic generated by in- patient uses over out - patient uses. At the same 108 time, trip generation in the Draft SEIR assumes a much greater assignment of future development to support, which is projected to generate no traffic at all. Isn't that the major factor in the reduction in anticipated traffic? 14. (Exhibit 3.2 -7,8) The EIR must show what portion of the peak hour traffic volumes 109 at each location is due to implementation of the existing Master Plan. 25 15. (p. 3.2- 14,15) Table 32-6 must indicate what portion of the total future ICU is contributed by development under the existing Master Plan and what portion of the 110 total firture ICU is contributed by development under the proposed plan, not just present the difference in total ICU between the existing and proposed plans at various locations. 16. (Exhibit 3.2 -9,10) The EIR must show what portion of the peak hour traffic volumes 111 at each location is due to implementation of the proposed Master Plan. 17. (Exhibit 3.2- 11,12) The EIR must slow what portion of the peak hour traffic 112 volumes at each location is due to implementation of the existing Master Plan and what portion is due to trips generated elsewhere. 18. (p. 3.2- 17,18) Table 3.2 -7 must indicate what portion of the total future ICU is contributed by development under the existing Master Plan and what portion of the 113 total future ICU is contributed by development under the proposed plan, not just present the ICU difference between the existing and proposed plans. 19. (Exhibit 3.2- 13,14) The EIR must show what portion of the peak hour traffic 114 volumes at each location is due to implementation of the proposed Master Plan. 20. (p. 3.2 -19) what is the basis for the statement that the proposed Master Plan update would not result in a 0.01 or greater increase in ICU for intersections that currently exceed or are to exceed level of service standards? The EIR must present 115 the contribution to total ICU represented by development under the proposed Master Plan at each critical location, as well as contribution to total ICU provided by the existing Mager Plan. 21. (p. 3.2 -23) How can it be stated that the project would not interfere with any emergency response plan or evacuation plan when numerous intersections would fimction at unacceptable levels of service in the future (Tables 32- 6,7), with some 116 unknown portion of the traffic at the congested locations to be generated? The EIR must identify evacuation routes for the general area, for people living and working at nearby locations outside Hoag, not just evacuation for its own facility. 22. (p. 3.2 -22) While existing turn pockets and Hoag Drive/ Hospital Road may be sufficient at some locations, the left turn pocket for Hag Drive eastbound to Placentiadloag Drive northbound often backs up such that vehicles must wait 117 through two and three cycles to complete a left tum. Many of the vehicles waiting originate at Hoag Drive West. This must be addressed in the EIR 23. (p. 32 -23) The EIR must address how the use of valet parking affects parking 118 availability. } 24. (p. 3.2 -23) The EAR must address how use of parking areas for placement of 119 modular buildings affect available parking. 25. (p. 3.2 -26) Will a shuttle to Lower Campus parking still be required upon full 120 completion of the Master Plan? Isn't this an indication that parking is not 26 convenient, contrary to Policy CE 7.1.1? 120 cont. E. Air Ouafity and Health Risk This health risk assessment in the Draft SEIR presents significant data and conclusions, without presetting intervening processes and assumptions. Detailed information for various pieces of equipment is presented, followed by detailed health risk, but no intervening calculations of total emissions or methodology is presented, such as total emissions included in the analysis or dispersion modeling. There is merely a leap from individual equipment specifications to overall health risk for the developed facility. The largest portion of anticipated air emissions is from vehicles. An underestimation of vehicle traffic would also affect estimates of air emissions. The section does not address impacts due to cumulative development specifically, although it does address conformity with the adopted Air Quality Management Plan, not in a stated context of cumulative impacts. However, the approach taken is a comparative approach, whereby emissions due to the proposed Project are presented as a very small portion of basin wide emissions, as opposed to the combined approach mandated by CEQA. The rationale for considering cumulative impacts in combination is well summed up in Kings County Farm Bureau v. City of Hanford (1990) 221 Cal.App.3d 692, as follows: The point is not that, in terms of ozone levels, the proposed Hanford project will result in the ultimate collapse of the environment into which it is to be placed. The significance of an activity depends upon the setting. (Guidelines, § 15064, subd. (b)J The relevant question to be addressed in the EIR is not the relative amount of precursors emitted by the project when compared with preexisting emissions, but 121 whether any additional amount of precursor emissions should be considered significant in light of the serious nature of the ... problems in this air basin... Appellants... contend in assessing significance the EIR focuses upon the ratio between the project's impacts and the overall problem, contrary to the intent of CEQA [emphasis added] The court then quoted Selmi's Judicial Development of CEQA, as follows: "One of the most important environmental lessons evident from past experience is that environmental damage often occurs incrementally from a variety of small sources. These sources appear insignificant, assuming threatening dimensions only when considered in light of the other sources with which they interact. Perhaps the best example is air pollution, where thousands of relatively small sources of pollution cause a serious environmental health problem. "CEQA has responded to this problem of incremental environmental degradation by requiring analysis of cumulative impacts... "This judicial concern often is reinforced by the results of cumulative environmental analysis; the outcome may appear startling once the nature of the cumulative impact problem has been grasped." (Selmi, Judicial Development of CEQA (1984) 18 U.C. Davis L.Rev. 197, 244, fn. omitted.) 27 The court continued: We agree with the foregoing assessment of a cumulative impacts analysis. We find the analysis used in the EIR and urged by GWF avoids analyzing the severity of the problem and allows the approval of projects which, when taken in isolation, appear insignificant, but when viewed together, appear startling. Under GWF's "ratio" theory, the greater the overall problem, the less significance a project has in a cumulative impacts analysis. We conclude the standard for a cumulative 121 impacts analysis is defined by the use of the term "collectively significant" in cant. Guidelines section 15355 and the analysis must assess the collective or combined effect of energy development. The ElR improperly focused upon the individual project's relative effects and omitted facts relevant to an analysis of the collective effect this and other sources will have upon au quality. Thus, the Draft SEIR improperly minimizes project impacts by a comparison to basin wide emissions. Ile comparison is all the more unreasonable when one considers that the basin is a non- attainment area for both ozone and particulates. In addition, the following comments and questions regarding air quality and health risk must be addressed: I . (p. 3.3 -1) The Draft SEIR indicates that emissions for the cogeneration plant were calculated at the maximum permitted emissions for the units. However, the permit included in Appendix A indicates that a maximum of 52 pounds of NOx, 93 pounds 122 of CO, 50 pounds of ROG, 18 pounds of particulates, and 1 pound of $Ox would be emitted each day, whereas the EIR shows 49.5 pounds, 73.2 pounds, 49.5 pounds, 14.9 pounds, and 0.0 pounds respectively. This discrepancy must be resolved in light of the proposed two -fold. increase in the number of generator engines. 2. (p. 3.3 -16) As stated in EIR No. 142 (p. 4 -189), the gas emitted on -site is considered "dirty", containing high levels of natural contaminants, such as sulfur. However, Table 3.3 -5 indicates that no sulfur will be emitted due to electricity generation using the "dirty" methane. Does the facility clean the gas before use or are scrubbers 123 utilized after combustion? Is the calculation based on the actual quality of the gas that is burned on -site or on typical "clean" gas provided by an outside supplier? Analyses must be based on actual on -site renditions. 3. (p. 3.3 -14, 23) As stated on the SCAQMD web site, "current work on the Handbook has rendered these chapter and appendices titles obsolete ". Thus, it is necessary to utilize empirical data, as opposed to an average in an "obsolete" document. Because 124 Hoag is a single facility, gathering data as to residences of employees and patients, at least on a general basis, would not be unduly burdensome, and a trip length reflecting actual circumstances at Hoag should be used. 4. (p. 3.3 -19) Although the localized significance of air quality impacts is discussed and the likelihood of an impact is identified for construction activities, no basis is 125 provided for that conclusion. The EIR must explain how the conclusion was reached. 28 5. (p. 3.3 -20) The analysis of operational impacts addresses localized impacts only in terms of carbon monoxide hot spots due to congested traffic, yet the Project site includes numerous point sources of air emissions, such as the cogeneration plant and 126 generators. In addition, loading docks with a concentration of diesel vehicles may also result in unhealthful air in a localized area, The EIR must include an LST investigation of these on -site pollution sources. 6. (p. 3.3 -27) Table 3.3 -17 compares emissions due to implementation of the amended plan to basin wide emissions as a means of determining AQMP conformity. This 127 improperly dismisses the significance cumulative impacts on air quality, as discussed above. 7. (p. 3.3 -27) The Draft SEIR addresses project emissions in terms of the localized area However, vehicle trips associated with the facility may originate many miles 128 away, and emissions generated at the project site move inland. 8. (p. 3.3 -31, MM36) Won't analysis of mechanical equipment on a phase by phase basis lead to piecemeal analysis? 9. (p. 3.3 -33) How does the analysis show that no CO hot spots will occur? No such analysis is included in the Draft SEIR. 10. (p. 3.3 -35, MM33 -2, 3) Once measures to reduce emissions are incorporated into contract specifications, who will enforce the measures? How can the city maintain jurisdiction to ensure implementation of what will be a contract between two private Fatties? 11. The EIR must also address emissions due to cars cruising the parking garage or idling at the end of a row, waiting for a parking space as now commonly occurs at Haag. 12. What assumptions were made regarding the percent of project traffic that would result from trucks or other diesel burning vehicles? 13. The OR must examine impacts associated with increased signage permitted under the proposed amendment. F. N ire It is the policy of the state, as declared in the California Environmental Quality Act, to take all action necessary to provide the people of this state with clean air and water, enjoyment of aesthetic, natural, scenic, and historic environmental qualities, andfreedom from extmhy noise [emphasis added] (P.R.C. § 21001(b)). Existing local regulations regarding noise have not been enforced, with great detriment to the surrounding public, including but not limited to the Villa Balboa and neighboring Versailles Communities. Now, rather than enforce the regulations, the City is proposing to reduce or eliminating the existing noise regulations, with greater detriment to the adjoining park and nearby residences. This is a significant adverse, but avoidable, impact. 0 129 130 y 131 1 132 133 134 135 Mitigation measures are discussed that could reduce the noise impacts to the adjoining properties (enclosing the loading dock, installing a sound wall at the project boundary, installing balcony barriers at adjacent properties, and upgrading windows in nearby residences (Draft SEIR pp. 3.4 -34, 35)). However, the measures are not included among the mitigation measures proposed for the Project. There is no information in the Draft SEIR that would justify rejecting any of the measures as infeasible. As discussed above, CEQA requires that all of these measures must be included among the Project's mitigation, though they may only reduce Project impacts rather than "completely mitigate" them. While we endorse the implementation of all suggested mitigation measures we are concerned that no measures will be implemented, based on the proven history of failure to control noise in the past and present -day. The Villa Balboa community is concerned that Hoag has chosen to locate all of the noisiest functions on the site (i.e. loading docks, grease traps, box crusher, cogeneration plant, etc.) adjacent to existing residential areas instead of internally or closer to major streets. In order to mitigate and minimize the Project's adverse noise impacts on the surrounding public and adjoining residences, we respectfully request that Hoag and the City consider moving the various noise - generating functions elsewhere as the site redevelops, and prohibit siting new noise- generating activities in close proximity to the adjacent park and residences. In addition, the following questions and comments must be addressed: 1. (p. 3.4-5) The Draft SEIR presents only one of the explanatory notes in the Newport Beach Municipal Code for the table in Section 10.25.025 A. It should also be noted that section 10.25.025 E states as follows: If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply [emphasis added]. The Draft SEIR fails to comply with this standard. 2. (p. 3.4 -6) Who would determine whether Hoag's ability to develop the property according to the development agreement would be impaired by compliance with a 1 new regulation? Would the public be afforded an opportunity to comment? Jr 3. (p.3.4 -9, Table 3.4 -3) Noise on West Hoag Drive should also be analyzed, taking into consideration the grade of the road and the high percentage of truck traffle. 4. (p. 3.4 -10) 'Noise should also be analyzed at the tennis courts west of the subject property. 5. (p. 3.4 -11) The Draft SEIR states that noise during pumping "is almost four times greater ". but it should be stated that noise is generally perceived to be four times greater, while sound energy is almost 100 times greater. 6. (p. 3.4 -12, 24) Is grease trap maintenance considered a property maintenance activity citywide? Is grease trap maintenance also permitted to exceed basic noise limits in other areas of the City such as Balboa Island and Old Corona del Mar? 50 136 137 138 139 140 141 142 7. (p. 3.4-12) When was it determined that grease trap maintenance would be 143 considered property maintenance? Who made the determination? 8. (p. 3.4 -12) The noise analysis must also consider backup bells on trucks, and the 144 annoyance factor created. 9. (p. 34-12) During the time measurements were taken, did the grease trap maintenance equipment and trash compactor ever operate-simultaneously? What noise level was/would be produced? 145 10. (p. 3.4 -12) During the time measurements were taken, did the sterilizer, grease trap maintenance equipment and trash compactor ever operate simultaneously? What noise level was/would be produced? 11. What is the maximum equipment that was operated simultaneously during the time 1 y 146 noise measurements were taken? J 12. (p. 3.4 -13) How is it that after all this time, mechanical equipment at Hoag still fails to meet Planned Community standards and code requirements? Is this type of 147 exceedance common throughout the City? What is being done to address.the problem? 13. (p. 3.4 -14) The Draft SEIR incorrectly states that the Mixed Use Residential standard should be applied to residential uses within 100 feet of the Hoag property. The two sites do not represent true mixed use as is designated by the General Plan for areas near the Airport or along.Mariners' Mile. Hoag Hospital is not a commercial rue, but is designated as Private Institutions (p. 3.1 -4) and is a not -for- profit hospital (p.2 -2). It is thus inappropriate to apply a noise standard designed for mixed use areas where residential and commercial properties adjoin. Rather, Section 10.25.025 E should apply as follows: If the measurement location is on boundary between two different noise } 148 zones, the lower noise level standard applicable to the noise zone shall apply. The applicable standards would be those for Noise Zone I, which is 50 dBA at night and 55 dBA during the day. Prior noise studies conducted at the Hoag Hospital site failed to measure noise at the property lines and were conducted during periods when the cogeneration plant generators were not in operation. The conditions under which the required noise studies are to be conducted must be specified in the mitigation measures in order to better ensure their enforceability. 14. (p. 3.4 -14) It is not reasonable to assume that no noise impact will occur on the adjacent public park land simply because no noise ordinance limit applies to the public parks. The EIR must address noise impacts on both passive and active 149 portions of the planned and existing park. This must include noise exposure for vulnerable children. l 15. (p. 3.4.14) How did the expansion of the cogeneration facility become "completely r 150 31 J permitted" absent environmental review?! How many other projects with potentially 150 significant cumulative impacts have been permitted on a piecemeal basis with little cont. or no public review of potential impacts ? 16. (p. 3.4 -14) Could the City not specify in the Planned Community text at this time that expansion of the cogeneration plant is not a permitted use? Could the City not 151 specify that a cogeneration plant is not a permitted use at all, rendering the existing plan nonconforming? 17. (p. 3.4-14) It is not correct to state that the City would have the right to require noise mitigation for the cogeneration plant only if violations to the noise ordinance were to occur. The City has the right to require mitigation any time an impact could occur in conjunction with a discretionary decision. This approach would prevent mitigation 152 of a plethora of impacts, with noise levels in excess of 100 dBA deemed acceptable in a public park simply because no ordinance specifically applied. Noise from the cogeneration plant may constitute a nuisance and create an adverse impact on the public park without specifically violating the noise ordinance. This impact must be mitigated. 18. (p. 3.4 -19) It is not clear what Table 3.4 -5 represents. Does it present a comparison of noise levels with buildout under the existing Master Plan with the amended plan 153 or does it present a comparison of noise levels between existing development at Hoag and development under the proposed amendment? If the former, then the latter should be presented in the EIP, This must be clarified. 19. (p. 3.4 -22) Residential buildings front on Via Lido within a very short distance of 154 Newport Boulevard. What is the projected noise level at that location? 20. (p. 3.4-23) What other projects were considered in projecting future noise levels? 155 21. (p. 3.4.23) The discussion of cumulative traffic noise impacts appears to be based 1 on a comparison of buildout under the existing Master Plan to buildout under the 156 proposed plan. Is this true? Wouldn't either project contribute to cumulative Jlr impacts? 22. (p. 3,4 -24) It is not reasonable to conclude that noise impacts due to grease pit cleaning are not significant, no matter how loud, simply because the activity is 157 exempt from the City's noise ordinance. It is more appropriate to consider to what extent the level of noise would disturb normal conversation and quiet enjoyment of one's property in the nearby homes. 23. (p. 3.4 -25) The Association wholeheartedly supports the assertion that noise exceeding set limits due to both the rooftop equipment mounted on the Ancillary Building and the IiVAC equipment located on the third floor of the West Tower 158 should be corrected prior to issuance of any additional building permits for projects on the Upper Campus, though it prefers that noise in excess of set limitations be corrected immediately. 24. (p. 3.4 -25) The suggested noise study addressing new kitchen fans should be 159 32 conducted as a pan of this environmental process, not addressed on a piecemeal basis later. 25. (p. 3.4 -26) Though precise noise levels cannot be calculated until specific fans are selected, mitigation measures should specify maximum screening and limit selection of fans to those that would not exceed noise limits or that could be mitigated to create no more than acceptable levels of noise, i.e. 50 dB at the residential uses. 26. (p. 3.4 -26) Inasmuch as mitigation of air handler noise is deemed feasible, mitigation must be required. 27. (p.'3.4 -27) Have noise levels changed at all sip 1991? How much? What change would be considered "substantial"? 28. (p. 3.4 -27) How is it that development at Hoag would increase by over fifty percent in the future, but activity and noise at the loading dock would remain the same? 29. (p. 3.4 -27) Wouldn't exempting loading dock activities from any noise limitation just exacerbate noise? Wouldn't eliminating any limit also eliminate any incentive to reduce noise. Various mitigation measures have been suggested, which could result in significant reduction, but they have been dismissed without father investigation as to feasibility (pp. 3.4- 34 -35). Further investigation of mitigation measures must be pursued, including meeting with nearby residents to Verify whether or not the proposed measures which would involve alteration to residential properties or provision of sound barriers at the property line would be acceptable and feasible from their standpoint. 30. (p. 3.4 -27) Are loading docks exempt from noise limitations anywhere else in the City? Are loading docks at Westcliff Plaza or Eastbluff Center exempt? What about Albertsans in Corona del Mar? 31. (p. 3.4 -27) Operation of a fourth cooling tower should be examined in this EIR. In what way is it " permitted"? Have building permits been issued? What other approvals were granted? With what environmental review? 32. (p. 3.4 -27) What other equipment would be added to the cogeneration plant? With what impact? 33.,(p. 3.4 -28) What measures will be taken to reduce noise in outdoor areas where visitors congregate to wait for their cars to be returned by valet parking? 34. (p. 3.4 -30) The Draft SEtR fails to acknowledge that the proposed Planned Community text amendment would result in failure to enforce the noise standards shown in Table N, not due to lack of awareness of the situation or negligence, but as a matter of policy, contrary to General Plan Policy N 1.1. 35. (p. 3.4 -30) The Draft SEIR fails to acknowledge that the proposed project would result in failure to ensure that sensitive noise receptors are not exposed to excessive noise levels from stationary noise sources contrary to General Plan Policy N 4.1. 33 l 159 f cunt. 160. 1 161 1r 162 Jr 163 164 165 166 r 167 168 169 170 36. (p. 3.4 -30) The Draft SEIR fails to acknowledge that the proposed project would 171 fail to enforce the noise ordinance, but would create new, projdct- specific exemptions contrary to General Plan Policy N 4.6. 37. (p. 3.4 -30) At a minimum, all listed mitigation measures must be adapted and implemented In addition, suggested measures regarding screening and sound walls 172 in the area of the loading docks must be pursued and relocation of the loading dock must be considered 38. Mitigation measures should include a restriction on the hours of operation of noise- 173 generating activities on the Lower Campus adjacent to the park and residences, including the childcare center and cogeneration plant. G. Aesthetics The proposed Project expansion at Hoag Hospital, including but not limited to the expansion of the industrial - looking cogeneration plant, will have significant adverse impacts to the adjoining pork, Pacific Coast Highway, and nearby residences. Hoag has not complied with 174 existing mitigation measures required to screen the view of its facilities, and there is no reason to believe that it will comply with the mitigation measures proposed for the pending Project. 1. (p. 3.5 -2) EIR No. 142 indicated that in winter up to fifty percent of Building B and large portions of Building A in Versailles on the Bluff would be in shadow at 9 ant, with some units in shadow nearly all morning. Portions of each building are shown 175 to be in shadow up until 9 am for most of the year, This is not the "early morning" for most people. Solar energy access is not relevant to the discussion of aesthetics, but should be discussed as part of energy considerations. 2. (Exhibits following p. 3.5 -2) Views across the site from city parkland west of 1 176 Superior must also be presented. J 3. (p. 3.5 -7) The EIR must address view impairment due to operation of the cogeneration plant, including steam and stack gases/heat flare. This affects not only views from the Villa Balboa residential development but views from designated 177 Public Vicw Points (General plan Figure NR 3) immediately north of the site, and from the recently acquired park land west of Superior. 4. (p. 3.5 -7) The EIR must address how increased demand for beating, cooling, and other power demands would increase activity at the cogeneration plant leading to 178 increased impairment of views. 5. (p. 3.5 -8) No analysis of shade and show has been provided for the Avalon assisted living project north of Hoag in either EIR No. 142 or the pending Draft SEIR. This 179 must be provided. Lack of sunlight can contribute to depression, a common problem in the ailing elderly. 6. (p. 3.5 -9) The Draft SEIR fails to address how public views would be affected by the cogeneration plant not offers any means to protect or even reduce view 180 impairment due to the cogeneration plant, contrary to Policy NR 20.3. 34 7. (p. 3.5 -10) The Draft SEIR fails to address how public views would be affected by the cogeneration plant nor offers any means to protest or even reduce view impairment due to the cogeneration plant, contrary to Policy LU 1.6. The SEIR 181 mitigation measuresshould require visual screening of the building and rooftop through the use of landscaping or other architeotural device. S. (p. 3.5.12) Contrary to MM 46, the cogeneration plant does not give the appearance l of a "clean rooftop ", nor of anything clean at all. Visual screening of the facility r 182 must be provided J 4. The SEIR must also address potential measures to mitigate visual impact of cooling tower condensate plume and rooftop exhaust stack plumes from the cogeneration 183 plant. These include replacement of the current cooling towers, as well as measures Proposed by Steve Paliska, consultant to Villa.Balboa, for retrofitting plant facilities. 10. In response to requests made by the Villa Balboa Community Association's Hoag Hospital Liaison Committee, Hoag has committed to re- institute the use of story poles on all building projects with potential to obstruct ocean views from the 184 adjacent park and residences.. The SEIR should document this commitment in the form of a mitigation measure. 11. The SEIR should include mitigation measures requiring Hoag 'to remove or screen a range of items in the construction stating areas on the Lower Campus, including 185 trash bins, outhouses, debris, trailers, etc., that are visible from the adjoining park, Pacific Coast Highway, and nearby residences. 12. The SEIR should include mitigation measures requiring Hoag to keep its trees trimmed consistent with the height limitations set forth in the Planned Community ( 186 Development Document. J 13. The SEIR should include mitigation measures requiring Hong to remove the illegal and unsightly bluff top fence and replace it with a fence that will not be visible from 187 the Sunset View Park, adjoining.residences, and residences across Superior. 'In the Lower Campus zone, there is to be no building above the height of the existing slope. (PCD Team, 1992, p. 14, 1 4,) 14. Villa Balboa has informed the City and Hoag about the adverse impacts to the adjoining park and residences resulting from Hoag's stadium -style lighting recently installed in the Lower Campus parking lot, including light obstructing views of the ocean and evening sky from the public park, and interfering with privacy by 188 illuminating the interior of nearby residences. The mitigation measures should restrict the lighting to amber- colored, lower - intensity bulbs, directed down and shielded from the adjoining park and residences. (Final EIR No. 142, Vol. 7, p. A- 17,144.) H: Proiect Alternatives. l The Draft SEIR considers only one alternative, which would allow the reallocation of } 189 some lesser amount of square footage, but would still include increases in the allowable noise J 35 environment. The EIR must consider an alternative which would allow the reallocation of buildable area, as requested by Hoag, but maintain noise limits consistent with Newport Beach Noise Zone I for adjacent residences and existing agreements and Planned Community regulations, whichever is quieter. The EIR must consider an alternative which would relocate major noise generators elsewhere on the site, away from residential uses. L Growth Inducement 1. The EIR must examine housing demand that would be created by additional l development at Hoag Hospital, taking into consideration the cost of available 1( housing and anticipated income profile of future employees. 2. Additionally, the EIR must examine how adoption of the proposed exemptions to the l noise ordinance will seta precedent for other, additional exemptions and increased Jr noise elsewhere in the city. X. Impact Areas Imtrrooerly Omitted from Examination in the Draft SEIR A. fiydroloey/Water Ouafrty. As discussed above, significant changes have occurred with regard to both regulation of water quality and urban runoff and available technology. Total Maximum Daily Loads ( "TMDLs") have been developed in the Newport Bay Watershed by the California Regional Water Quality Control Board, Santa Ana Region (Regional Board), and United States Environmental Protection Agency (USEPA), Region 9 for both Upper and Lower Newport Bay, which are impaired water bodies (Clean Water Act § 303(d)). The EIR must address bow development under the proposed amendment would affect the ability to meet adopted TMDLs. 189 cunt. 190 191 192 The EIR must also examine how the project would comply with California Regional Water Quality Control Board, Santa Ana Region Order No. R8 -2002 -0011, NPDES No. Case 618033, and the Orange County Drainage Area Management Plan which require the retention, 193 treatment, or infiltration of urban runoff produced from a 24 -hour, 85th percentile storm event, which is approximately .75 inches of rainfall. The rule and plan apply to all new development or substantial redevelopment and are designed to mitigate impacts of urban runoff. EIR No. 142 contemplated nothing more sophisticated than vacuuming of parking lots to address urban runoff. The EIR must address water quality impacts and feasible mitigation in light of current regulations and technology, such as use of filter packs or treatment wetlands for 194 the removal of various residues in stormwater runoff. B. Geolo Researchers working at the University of California at Irvine have documented of a new l blind thrust fault traversing Newport Beach which was not and could not have been examined in Jr 195 EIR No. 142. The EIR must examine this fault. The EIR must examine geologic hazards, particularly ground rupture, in the light of the following excerpt (p. 2 -32) from the Hazards Assessment Study prepared by Earth Consultants 196 International in 2003 as part of the background reports for the General Plan Update: 36 Converse Consultants (1994) found a small fault, the West Mesa fault, rear the western terminus of West 16th Street, while conducting a geologic study and grading for a filtration water plant (see Plate 2 -2). The West Men fault trends between 5 and 30 degrees west of north, and is interpreted to have moved in the last 11,000 years, snaking it active. Earth Consultants International (1997) then trenched south of the Converse (1994) exposure in an attempt to find the southern continuation of this fault, but the fault was not found, suggesting that the fault is not laterally extensive. However, Earth Consultants International (1997) did find another small active fault about 600 feet to the south of the Converse study that strikes 50 degrees west of north, roughly parallel to the regional trend of the Newport- Inglewood fault. In the exposure, the fault had 12 to 18 inches of vertical separation, extended upward into the E and Bt soil horizons, and was therefore interpreted to have ruptured at law once in the last 1 1,000 years, 196 probably an- seismically with movement on the main Newport- Inglewood fault. cunt. Further, in reviewing previous work in the Newport Mesa area, Earth Consultants International (1997) concluded that a narrow fault zone mapped by The Earth Technology Corporation (1986) was not conclusively shown to be inactive. This fault zone trends 5 to 12 degrees west of north, similar to the orientation of the fault exposed by Converse (1994). All of these faults in the eastern portion of the mesa are not considered scismogenic (earthquake - producing) because of their small separations, narrow width, and ton -ideal orientations. The separation seen on these faults probably resulted from seismic slip during an earthquake on a strand of the Newport-Inglewood fault farther to the south. Nevertheless, several inches of ground offset could cause severe damage to overlying structures. Consequently, although the hazard from primary surface rupture on these small faults is possibly low, building setbacks from these faults are appropriate. Contrary to assertions on Page 1 -11 of the Draft SEIR, General Plan Safety Element Figure S2 maps a portion of the Hoag site as subject to liquefaction and landslides. Villa Balboa has informed Hoag that, in conjunction with Hoag's recent excavation in the bluff area and construction of the retaining wall within the Lower Campus, cracks have developed in the bike path along Villa Balboa's western boundary, and within some Villa Balboa maidences. The Villa 197 Balboa Connrrunity Association is currently investigating the matter. Information about the cracks and deterioration of the concrete bike path must be disclosed, evaluated and mitigated in the EIR to avoid significant geotechnical impacts to the park and residences adjoining the Project. C. Recreatioa The EIR must address the effect the project would have on the adjacent bike trail, Sunset View Park and on the about- to-be- developed Sunset Ridge Park, specifically how the project would affect noise levels on the bike trail and in the parks, and how any increase in demand for 198 cogeneration operations would affect.views and noise levels for bicyclists and visitors to both per• A. Utilities The SEIR must address how the reallocation of allowable development may affect 199 specific infrastructure elements such as water and sewer lines and address available capacity 37 taking into account growth that has occurred in the fifteen years since EIR No. 142 was certified. 1 199 Additionally, the SEIR must provide sufficient information about total Project water demands to J} determine whether a water supply assessment is requited as part of the SEIR pursuant to Water cunt. Code section 10910, et seq., which took effect in January 2002. X1. Conclusion As currently proposed, the Project violates the terms of the Development Agreement recorded against the Hong site for the benefit of the Villa Balboa property, among others. Even if the City and Hoag could move forward with the Project over the community's objection 200 (which they cannot), the Draft EIR is inadequate to meet the requirements and fulfill the purposes of CEQA. The Draft EIR must be re-circulated in order that the public.and decision makers may be fiilly informed of the impacts of the proposed project. From the information presented thus far, we are concerned that the ultimate result of any Project approval will be the imposition of further unmitigated impacts on the public and nearby residences, including but not limited to impacts on noisc and views. Representatives.of the Villa Balboa Community Association, the Villa Balboa Hoag- Liaison Committee, have met with representatives of Hoag on approximately 25 occasions during the past year but have continuously been frustrated by the lack of progress in the negotiation process designed to reach agreement on issues presented herein. It is the consensus of the Villa Balboa Hoag - Liaison 201 Committee that much of the negotiation process may have occurred absent good -faith intentious of Hoag representatives and personnel since most of the agreed upon mitigations have not been completed and a number of the issues raised by the Committee have simply not been addressed. Based upon Hoag's performance since EIR No. 142 was certified, it is evident that without the . City's active involvement in monitoring and enforcing the restrictions and mitigation measures imposed on the Hoag Hospital operations, a negotiated solution cannot occur. Thank you for this opportunity to comment on the proposed Project and the Draft SEIR. We request to be notified of an further proceedings and opportunity for public involvement in connection with the Project. Respectfully submitted, JACKSON DEMARCO TIDUS PETERSEN & PECKENPAUGH Michele A. Staples Attorneys for Villa Balboa Community Association cc: Newport Beach City Council Members (wlencls.) 39 Villa $ lbo Co�ninunity Center ,"20 t y. Co _- _Gen Green Wall ,., nra� Y =I � j f.. r e.. ... My .mow .....�. � ...... i I OD it low o" '_NL,..:�,1� 1' "tiro. L Yif:e; • 4 �{ : P Yom' HOAG LOWER CAMPUS IMPRC?VEMEFkT PLAN Report on Possible Avenues of Mitigation for Cooling Tower Condensed Water Plumes and Engine Exhaust Plumes - Hoag Co- Generation Facility August 13, 2007 Thermal Mechanism of a Cooling Tower The purpose of a cooling tower is to mix air and water, thus transferring the latent heat of vaporization of part of the water to the air with which it is mixing. Keeping in mind the 1000 BTU latent heat of vaporization, one pound of water evaporated in the tower will cool 1000 pounds of water 1 degree F. Normally the "approach" in a tower is about i 0 depres& meaning the temperature of the leaving water will he about 10 degrees below the wet bulb temperswurc of the incoming air (for a discussion of key concepts and definitions related to this report. please see the supplemental section ai Lite end of this report). Essentially, . the transfer of heat from the incoming water by evaporation of a portion of the water requires no external power except perhaps for a pump to lift the water to the top of the tower. The difference in temperature between the top of the tower and the open bottom, of the structure creates a draft, moving air up through the tower. This passive method is used in very large cooling towers, such as those installed in nuclear power plants that are: not sited near a large source of natural cooling water. In smaller towers. fans are installed to maximize airtlow. However, the addition ofa.fan is strictly to reduce the size or the installation. av opposed to any effect on the thermodynamic water.'air heat interchange. Exiting the.top of the cooling tower is a mixture of water vapor and air saturated to approximately 10 degrees below the measured wet bulb temperature. If the temperature of the air into which the water vapor is mixing (an air jet mixing with still air wilt form about a 30 degree cone) is below the dew point, the heat from the water vapor will be transferred to the air thus condensing the water vapor back into liquid water, Thu super cooled water vapor stays mixed with the air until it reaches a dust or salt particle on which the molecules of water condense-and col.lec:l until they are visible as fog particles. This creates the condensate plume visible to these in proximity to the tower. Given the undesirable aesthetic effects associated with such plumes, a range of plume abatement techno €ogics ilas been developed and deployed when cooling towr:rs are located near resid,mi'al or other scenicall) scni4ive locations. For the Hoag cooling towers. the normal coastal onshon: air flew. which is often cool. moist. and laden with salt, often 20101 S,W. BIRCH STREET SUITE 245 NEWPORT BEACH, CALIFORNIA 02660 -1765 TEL X (849) 965.5850 4 FAX N (949) 263 -1410 amplifies the plume formation as compared to what might occur at a hotter, drier inland location. The installation configuration of the Hoag cooling towers just below the level of the lower campus bluff causes the exit plume to be essentially at ground level with respect to the adjacent dwellings and the View Park, thus increasing the visual. impact on occupants mid visitors as well as an elevated level of relative humidity. 'WIcreas a normal installation, with both the cooling towers and the dwellings at ground level. would cause the plume discharge to be 20 to 40 feet above grade. In addition, a draft tube and a somewhat more energetic fan could be installed which would throw the plume even higher above the residents. Unfortunately the configuration of the tower. which is below the bluffon which the dwellings and park are located, precludes this approach. Cooling Tower Condensate Plume - Mitigation Methods The goal of the mitigation measures discussed herein is to eliminate die visible condensate plume tinder the widest possible range of atmospheric and operational conditions in the most efficient manner possible. A partial mitigation effort is unlikely to resolve the aesthetic issues associated with the plumes, and will likely cause the issue to continue simmering in the community. Absent replacing the current cooling towers with a design specifically engineered for plane abatemenr. retrofitting the totvrrs and modifying operational parameters is second best option. Several methods isir addressing the pluntc have been proposed by various partics. and are discussed "brielly below. please note that, given that the plant's location close to the occar, which is highly conducive to plume formation. and given the range of operational conditions affecting the cooling towers, a composite solution, involving two or more mitigation techniques will likely be needed to achieve, optimum results. Determining the ideal combination of techniques will require additional study of atmospheric and operational factors as well as operational testing. The list of mitigation techniques discussed below is intended to address the methodologies already proposed by the firms rclaimed by Hoag for this purpose. It also includes u proposal otl}cred by Marley Cooling Towers. the manufacturer of the towers used by Hoag. Additional methods map, be feasible. and would require additional research to develop. Adding A Heating Coil to the Tower Discharge: The Marley Cooling Tower Division of SPX Cooling Technologies offers an option wherein the tower cells are fined with a heating coil utilizing all or part of the incoming hat condenser water. Subsequently the condenser water is discharged into the basin of the tower cell and fimther cooled. The Marley technical staff has addressed the present undesirable plume generation and only needs the weather data existing at the site when the plume is present. The weather parameters are required as well as the condenser water temperatures in order to determine the heat exchanger Col.'s required thermal capacity. Apparently this approach 10 plume ubatemen, is olTervd by !Marley Cooling Tower as a catalog enhancement to time type of tower used at the Haag facility. it is therefore somewhat su*siing that this approacb has not previously been suggested. In any case, given that this is an established technology developed by the manufacurer for plume abatement, this approach offers a number of advantages. Also, this method could easily be combined with load shifting to optimize abatement when atmospheric conditions are most conducive to plume formation. Adding Radiant Neat to the Disehar•gat A schematic proposal developed by Flock Engineering addresses the fact additional heat steeds to be added to the water vapor /air mix to raise the level of heat in the water vapor /air mix above the dew point. This means there will be very little, If any; condensed liquid water in the plume to mete me as visible droplets of water. From a general thermodynamic and psychometric standpoint, (his method is sound. Recording instrumentation wili need to be deployed to fill in the lack of local psychometric data enough to develop a prototype for one cell: or even '/a of a cell with a barrier to prevent mixing of the plumes during the evahtsiion. period. The use of . dew point instrumentation, as Bock proposed, is the preferred method of central, This method could he combined with one or more of the other methods discussed herein. Modifying Operational Parameters - Load shifting through in Horse. Modificetinms: There is an additional cooling tower on the central plant loop located remotely from residents (on the lloag upper campus) that is piped to accept water now being cooled by die co- generation plant cooling towers. Since the plume phenomena is at a maximum during periods of cool. moist air conditions. it may be possible to shift pan of the operational load to the upper campus during these periods. since , the chiller loads are much reduced under these same conditions, To divert the water would require some capacity controls on the primps (probably variable frequency drives (VFDs) and controls for water tcmperamre and flow rate}. This approach would best be utilized in combination with one or more of the other mitigation methods discussed Herein to maximize plume abatement under the conditions during which the plume is most evident ti.c. when the atmosphere is coon at or below She dew point and the relative humidity, is also high). Syska Hennessy Proposals: Several methods of water vapor formation were discussed in the report prepared by Sysks Hennessy. it is not fully understood from the report bow the water vapor may be controlled, since the amount of water vapor generated is in direct proportion to the beat that run# be absorbed by the Intent heat of vaporization of a portion . of the water, thus cresting the water vapor. It is the condensation of this vapor, under certain atmospheric conditions, that is the problem. Some of the proposed scenarios include adjusting the tower entering and or leaving water temperatures. Since one pound of water contains approximately 1000 BTU latent heat and one pound of liquid water contains only one STV per onc- degree delta T, the effect, upon u;wcr plume operation by revising water process flow temperatures is uncIm. Cogeneration Engine Exhaust Stacks - Mitigation Methods Exhaust stacks fiom the presently installed cogeneration plant engines discharge exhaust gas plumes that are unsightly. And which are clearly visible from the View Park and residences that sit atop the bluff. The reported temperature of the eshautit is about 400 degrees. although from the appearance of the discharge. the temperature appears greater than that reported. The temperature is maintained at 400 F or above Because the water fluted us a result of hunting [fuel will condense at a lower temperature. This condensate is corrosiveto steel. Two alternatives are presented. One is to cool the exhaust in an hiline heat exchanger condensing the water. The second method is to introduce a counter current water spray. In both cases non - corroding materials will he required and the effluent will require a discharge to sanitary. if the pli is above the waste discharge permit, neutralization or dilution may be required. Either presented solution should Allow for mitigation of the exhaust plumes with m inimal mm. fional effect wed at reasonable cost. An aitcrnare solution that might he implemented in isolation. or in combination with die methods proposed above, would be to redirect the current exhaust stacks so the afliuent is not visible to those on the bluff above. Additional Scientific Background on Cooling Tower Plumes - Partial History of Heat Beat has always been with us, however until the IS`x Century, the measurement of heat had been lost in antiquity. At that time a person with the last name of Fahrenheit filled a graduated glass tube with an open column of mercury containing a reservoir at the bottom. lie then placed the bulb in ice and water and the scare measured 32. Subjecting the bulb to boiling water gave a reading of 212 on the scale. This measurement of temperature worked well ter the scientific community umii France came up with the Centigrade system (since renamed as Celsius) making it: easier to count on ones fingers. In the Celsius system 0 degrees is freezing and 100 degrees is boiling. [Waking Celsius 5NO F minus 32. Since we use the Fahrenheit system and the English system. of weights and measures, one British Thermal Unit (BTU) equals the heat necessary to heat one potmd of water one degree F. Since this is a relatively small unit, a MBTU (IO O BTU) is often used as a quantity of heat. Most materials have a freezefineit point and a condenseAaporize temperature. Also in the equation is latent heat of'fesion (freezing) and latent heat of vaporization (boiling). For water. the iatem heat of !kez <.ng is 4: 13-11)1133. which means 44 BTIJ must he removed from the water per pound of ice. The latent heat of vaporization is about I00i1 i3'lYf�l,$ for water. which is fortunate because many industrial processes benefit from the fact that steam heat is far more efficient in transporting heat than is hot water. (?rte element is required to transfer heat from one entity to another entity. There must be a difference in temperature between the heater and the acceptor of the heat. usually known as a delta T or an "approach" (there is no such thing* as cold — only a lack of heat). Additional concepts relevant w the discussion at hand are the "dry bulb" and "wet bulb" ternperatures: The dry bulb temperature is the temperature without including the effect of moisture in the air. The wet bulb temperature is called that because in the early tinges there existed a device known as a sling psychrometer, which was composed of two itie:mometers attached together with a chain. One cif the thermomters had a wet cloth jacket and was spun around. Water would evaporate from the moving thermometer thus lowering the temperature below the dry bulb. This then became a measurement of how much more water du: air may absorb before it becomes saturated (100° /" Relative Humidity) and is known as a wet bulb temperature. The last concept is the "dew point." The dew point is the temperature or a surface on which water will condense, such as one sees with a glass of ice water. This temperature is also related to the wet bulb and is a measure of how much additional water the air can absorb. Measurement of the dew point was considered somewhat unwieldy, because it requires a refrigcratlon capability to induce the formation of dew (i.e. condensed water), however: modem electronic instrumentation has eliminated die nccd for refrigeration.. Stephen Pahska P. L. M.12751 Expires 09 130/09 Newport Engineering Consultants qmHuezD&mFOB=6100 N*WPM 9 G92W"1aa /7/V% hm °Leg' September 27, 2007 Mr. Dick Runyon, Co -Chair Villa Mboa•Hoag Hospital Lied= Committee 200 Paris Lane, 4208 Newport Reach, CA 92663 In follow UP to our meeting on Monday. I wanted to share with you the M report by Abe Oshena of Optimum Systems Solmiore, Inc. (OSS). As we discussed OSS was retained by Hoag Hospital to review mitigation options proposed for the Co- Generation Plant on Hoag Hospital's Iowa campus. Included as Exhibit Din the report is the fetter from Air Treatment Corporation, the supplier to Marley, the cooling tower manufW ura. Ail Treatment Corporation acknowledges the availability of some of the shelf components for rowing wets vapor discharge but states that none of them have ever b gimme a project, so there is no guaranty of I 00% mitigation. Thmc you for the time you aril the other members of your committee spent with Mr. Oshana and the members of Hoag's Community Relations team We hope that we were able to convey the considerable time and effort Hoag has dedicated to evaluate and respond to the ooncems:you and your neighbors have expressed.. We understand that your committee may not be completely pleased with what you learned about why we must disagree with your position on methods for eliminating the cooling towers water condensation vat. We trust you will find this information helpful in understanding the justification for the conclusions we have reached. We hope you will continue to work with us to idea* reasonable measures to minimize the impacts of the Hospital operations on our neighbors. - As ahvays, please call me if you have any questions or comems, r4N r Debra Legam Vice President Marketing and Corporate Communication HXV Closed Circuit Hybrid Cooling Towers Product Detail Product Introduction ....... ............................E57 Benefits ................... ............................E59 Construction Details ....... ............................E61 Custom Features & Options . ............................E63 Accessories ................ ............................E66 Engineering Data .......... ............................E69 Structural Support ......... ............................E72 Engineering Specifications . ............................E73 Engineering Considerations ............................E76 C) n a of E. i HXV Closed Circuit Hybrid Cooling Towers Single Cell Capacity: 160 - 305 Nominal Tons 480 - 915 gpm at 95'F/85 °F /18`F HXV Ciosed Circuit Hybrid Cooling Towers deliver fully rated therrnal performance over a wide range of now and temperature requirements. Distinct, advantages of the HXV include plume abstemenL- significant water savings aver traditional water - cooled equipment, and Its suitability for high temperature cooling (a1800F). Standard design features satisfy todayt environmental concerns, minimize installation costs, maximize year -round operating reliability. and simplify maintenance requirements. 11XV Closed Circuit Cooling Towers • Plume abatement • Maximum water aarings • Nigh temperature cooling [ABM • Low energ* consuttgitlon • Low lulled cost • Easy maintenance • Rellabhe year -round operation . • Long sertike IHe • ASME 831.5 Compliant prime surface can • Fro -year warranty on mechanical equipmerd Baltimore Airooil Company .- 11 m 00, lim 3. . VI < . .�. . .. y « � ` m � . VI < . .�. . .. Benefits Plume Abatement The HXV offers a combination of sensible, adiabatic, and evaporable heat transfer to significantly reduce any plume that may occur with conventional evaporative coo ling equipment, During the coldest times of the year, when the potential for visible discharge is greatest, the KXV operates f 100% dry, completely eliminating plume. Maximum Water Savings Water savings are achieved throughout the year with each of three different operating modes of the HXV. In some areas, the water cost savirigs alone can pay for the equipment In as little as two yearel • At peak conditions In the'dry/weP operating Trade, a significant amount of heat is removed by sensible heat transfer, providing reduced water consumption versus conventional j evaporative coding • When the heat load and/or ambient temperatures drop, water consumption is further reduced In the "adiabatic' operating mode i • Water consumption is totally eliminated In the 'dry' operating mode i See page C71 for details on operating modes. E High Temperature Cooling The finned dry coil tempers the Incoming fluid, allowing higher inlet water temperatures than traditional dosed dra,it coding towers. Low Energy Consumption The HXV provides heat rejection at the lowest possible energy input and maintenance requirements via; High efficiency, low horsepower axial fans • Closed loop cooling, which minimizes process fouling • Patented combined flow technology, which reduces- evaporation directly oft the toll, minimizing the Potential for scaling and fouling • Parallel flow of air and spray water, which eliminates scale - promoting dry spots • Variable Frequency Drives • ENERGY - MISER' Fan System available (see page E55 for details) Baltimore Aireoil Company EW Low Installed Cost • Support --All models mount directly on parallel I•beams and ship complete with motors and drives factory- installed and aligned. + Modular Design —Units ship in three pieces to minimize the size and weight of the heaviest lift, allowing for the use of smallet, less costly cranes. Easy Maintenance + Access — H!nged access doors on each end wall and a standard internal walkway provide easy access to the unit interior. • Spacious Inferior — Provides easy access to the cold water basin, drift eliminators, fan drive system and the prime surface coil. kccess door Drift eliminators can be removed for access to the prime surface coil IteIiahleYear -Round Operation • BALTIDRIVE* Power Train — Backed by a five -year fan drive and yak d* motor warranty, the BALTIDRIVE° power Train utflaes special L. colTosien- resistant materials of construction and state- of-the -art d �4 technology to ensure ease of maintenance and reliable year-round all as performance. • YEARS' • Separate AIr Inlet Louvers— Reduce the potential for scale build-up and damaging foe formations at the airAvater interface by providing a line of sight from the outside of the unit into the fin. Long Service Fife Materials of Construction — Various matenais are available to meet the corrosion resistance, un €t operating Iffa, and budgetary requirements of any project (see page E63 for construction options). ...because temperature matters r re ` a� a' `t ire "va o `Fu '� '*+. �.�� Ate, ��m '"ax 4 ^,� ^^- -_ ~�.. ..,,���x �` �. x y °.. T� �,, �- , , "� `. w, a r � ��� . � - - '"�,.`� t � '� � � � :. t r' �``� ,, � r � 11 � r i% ' Ay '�,. � t r' fe Ileavy -Duty Construction • G-235 (2700 metric) hot -dip galvanized steel panels BALTIDRIVE' Power Train (Not Shown) • Premium quality, solid backed, multi - groove belt • Corrosion resistant cast aluminum sheaves • Heavy -duty parings (280,000 1.," *4 hour average life) dv, 5 m • Cooling tower duty fan motor vea• • Five-year motor and drive warranty Low FIP Axial Fan(s) (Not Shown) • Quiet operation • Corrosion resistant aluminum Water Distribution System • Overlapping spray patterns ensure proper water coverage • Large orifice, non-clog nozzles Prime Surface Coil (Not Shown) • Continuous serpentine, steel tubing • Hot -dip galvanized after fabrication (HDGAF) • Pneumatically tested at 375 psig • Sloped tubes for frae drainage of fluid • ASME B31.5 comp] lent • When required, orders shipping into Canada are supplied with a CRN _ .Dry Finned Coil • Copper tubing with high density aluminum fins • Pneumatically tested at 320 psig • Sloped tubes for free drainage of fluid :sue BACross,' Wet Deck Surface with 1� late;ral Drift Eliminators (Not Shown) • Polyvinyl chloride (PVC) • impervious to rot, decay and biological attack • Flame spread rating of 5 per ASTM E84 -77a FRP Air Inlet .Louvers • Corrosion resistant • W resistant finish • Maintenance ire * Cold Water Basin • Sloped cold water basin for easy cleaning • Suction strainer with anti -vortex hood • Adjustable water make -up assembly • Integral Internal walkway Recirculating Spray Pump (Not Shown) • Close coupled, bronze fitted cemrifugal pump • Totally enclosed fan cooled (TEFC) motor • Bleed fine with metering valve installed from pump discharge to overflow Hinged Access Doors • Inward swinging door on each and wall ...because temverature matters E82 n. V t Y, R. "' aSC E63 r Custom Features and Options ri Construction Options • Standard Construction: Steel panels and structural elements are constructed of heavy,-gauge G -235 hot -dip galvanized steel. Inlet louvers are constructed of UV resistant, fiberglass reinforced polyester (FRP). • Optforatl.SALTiSOND° Corrosion Protection System: The BALTiBOND° Corrosion Protection System. a hybrid polymer coating used to extend equipment life, is'apphed to all hot -dip galvanized steel components of the closed circuit hybrid cooling tower (excluding heat transfer coils). • Optional Stainless Steel Cold Water Basin: A Type 304 stainless steel cold water basin is available. Seams between panels inside the cold water basin are welded, The basin is leek tested at the factory and welded seams are provided with a five year leak -proof warranty. Optional Stainless Steal Construction: Steel panels and structural elements are constructed of Type 304 stainless steel. Seams between panels inside the cold water basin are welded. The basin is leak tested at the factory and welded seams are provided with a Me -year leak -proof warranty. See page A for more details on the matedats described above. Prime Surface Coil Configurations • Standard Serpentine Coil: The standard cooling coil is constructed of continuous lengths of all prime surface steal, hot4p galvanized (outside surface) after fabrication (HDGAF). The coil is designed for low pressure drop with sloping tubes for free drainage of fluid. Each coil is pneumatically tested at 375 psig (2586 kPa) and is ASME 631.5 compliant. Stainless Steel Coll: Coils are available in Type 304 stainless steel for specialized applications. The coil is designed for low pressure drop with sloping tubas for free drainage of fluid. Each coif is pneumatically tested at 375 psig (2586 kPa) and is ASME B31.5 compliant. Baltimore Asrcoll Company • Optional ASME "U" Stamp Coll: This coil is manufactured and tested In accordance with the ASME Boiler and Pressure Vessel Code, Section VIII, Division 1, and bears the ASME "U° stamp. ASME coils are hot -dip galvanized (outside surface) after fabrication (HDGAF). The coil is designed for low pressure drop with sloping tubes for free drainage of fluid. Each call is pneumatically tested at 375 pslg (2586 kPa). Other coil configurations are available for specific applications. Contact your local BAC Representative for details. Dry binned Coil Configurations The standard finned coil on the HXV unit has 8 rows and is available in 1 -112 serpentine and triple serpentine arrangements. The serpentine arrangement indicates the way in which these rows are circufted Internally, and Influences the process fluid velocity (the smaller the serpentine, the higher the flow velocity) and the total fluid ' pressure through the unit (the smaller the serpentine, the higher the @nrred coil pressure drop). Hence, the unit flow and pressure drop allowance must be taken Into ~._�� "��'.— ^-- --.�-- - -� - --- acount when the finned coil serpentine is selected to obtain the most suitable HXV selection. Consult your local BAC Representative for selection assistance. Note: The dry finned coil is available in alternate materiak of construction to meet specific application requirements. Can Drive System The fan drive system provides the cooling air necessary to reject unwanted heat from the system to the atmosphere. The standard fan drive system on all models is the exclusive BALTIORIVE@ Power Train. This BAC engineered drive system consists of a specialty designed powerband and two cast aluminum sheaves located on minimum shaft centerline distances to maximize belt life. A cooling tower duty fan motor, custom engineered for BAC to provide maximum performance for cooling tower service, is provided and backed by BAC's comprehensive five -year motor and fan drive warranty. ...because temperature matters AM E� aT fi ;e "fikst a v �v 0, E65 Custom. Features and Options ENERGY- MISFR0 Fan System u The ENERGY -MISEW Fan System consists a two standard single -speed fan motor and drive assemblies. One drive assembly is sized for full speed and load, and the other Is sized approximately 213 speed and consumes only 113 the design horsepower. This configuration allows the system to be operated like a two -speed motor, but with the reserve capacity of a standby motor in the event of fall - fure, As a minimum, approximately 70% capacity will be available from the low horsepower motor, even on a design wet -bulb day. Controls and wiring are the same as those required for a two - speed, two- winding motor. Significant energy savings are achieved when operating at low speed during periods of reduced toad andfor low wet -bulb temperatures. Independent Fart operation Models HXV -64X and Q64X are provided with one fan motor driving two tans as standard. Models HXV -66X and 066X are provided with two fan motors driving three fans as standard, The Independent Fan option consists of one fan motor and drive assembly for each fan to allow independent operation. providing an addit4onal step of fan cycling and capacity control. Low Sound operation The tow sound levels generated by HXV Closed ClrevR Hybrid Cooling Towers make them suitable for installation in most environments. For extremely sound sensitive Installations, factory designed, tested and rated sound attenuation is available for both the air Intake and discharge. Baltimore AireoU Company Accessories External Service Platforms For external service, lower face and access door platforms can be added to the unit when purchased or as an aftermarket item. Safety cages and safety gates are also available. All components are designed to meet OSHA requirements. InternalLadder For access to the motor and drive assemblies, an internal ladder is available. Internal Service Platforms For access to the motor and drive assemblies, an Internal ladder and upper service platform with handrals is available. Safety gates are available for all handrail openings. All components are designed to meet. OSHA requirements. Vibration Cutout Switch A factory mounted vibration cutout switch is available to effectively protect against equipment failure due to excessive vibration of the mechanical equipment system. SAC can provide either a mechanical or solid -state electronic vibration cutout switch in a NEMA 4 enclosure to ensure reliable protection. Additional contacts can be provided to activate an alarm, Basin Heaters Vibration Cutourlis%Itch Although most HXV units will operate dry in the winter, basin heaters are available for freeze protection when required. Basin heaters prevent freezing of the water It. the cold water basin when the unit is idle. Factory- installed heaters, which maintain +40T (4,4°C) water temperature, are a simple and (nexpenslve way of providirg such protection. Heater Sizing Data ...because temperature matters lam. s� 0 C .ik `rsv yNh. E67 Accessories Electric Water Level Control Package The etectne water level control replaces the standard mechanical makeup valve when a more predes water level control is required. This package consists of a oonductanceactuated level control mounted in the basin and a solenoid activated valve in the make -up water line. The valve is slow dosing to minimize water hammer. Electric Water LeVLI Control Package Plow control Package A flaw contrd package is available to provide maximum plume control and water savings. This package consists of a temperature sensor, a 3-way flow control valve arrangement with actuator, and all connecting piping. 3 -way now control valve arrangement shown below for single prime surface and double prime surface coil connections, - - Single prime Surface Coif Connections Bnui.rfe p�irne Surface Coil ( "milrecdous Baltimore Aircoll Company Extended Lubrication Lines Extended lubrication lines are available for lubrication of the fan shaft beerings. Grease fittings are located inside the plenum area next to the access door. EBB Grease fittings at the access door & hearings with the extended lubrication line option I-tigh Temperature Wet Deck Optional high temperature wet deck material is available for high entering fluid temperatures. Air lniet Screens Wire mesh screens can be factory - installed over the inlet louvers to prevent debris from eMering the tower. Basin Sweeper Piping Basin sweeper piping provides an effective method of prevent- ing debris from collecting in the cold water basin of the tower. A complete piping system, including nozzles, is provided In the tower basin for connection to side stream filtration equipment (by others). Basin Sweeper Piping ...because temperature matters I k t64 f� as i t 1 �d Nom& ~.cry rzo Design and Performance of Optimized Ai Condensei r= Cooled Cogeneration Plant Bill Powers, P.E., Powers Engineering Pat Morris, Crockett Cogeneration Ralph Wyndrum, P.E., Marley Cooling Technologies, Inc. Plume Abatement. Function Courtesy of Marley Cooling Two cells to right are operating in standard wet tower mode. Next two cells have damper 100% open (max. plume abate), Next three cells have dampers open 25 %. 15 Noise Reduction Measures Courtesy of Marley Cooling Technologies, Inc. Ultra-low noise fans Gear motor enclosures ti I' 12 RIFT .,14 -It %V 4 TM elpow — - Tj*w 1 4.1.1 . I � , I VW& , - I ' cif U 1 t; r'1t �M•� i � � -•� ice. ���� ... .. .- _ �1M _._ t =� •r: Y'P A ■ r �, I ��A � � � �•_ _... __� �� �_ �' f .. - - - ..- �� r w ci' :qq i r 16 5.► ! R ..A ��ta � ♦ R ♦ ► ham., 4 rY 416 41 1 16 Nk R M1rr�.4. . �. �...� rr-v,` f�rr .o.- �O Y �. :"fir 4%40" I N 071 I Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 5 Jackson DeMarco Tidus Petersen Peckenpaugh November 5, 2007 Responses Detailed responses to comments made by the commenter are provided below. Response 2 Pursuant to CEQA Guidelines §15088(a), a lead agency must evaluate and provide written responses to comments received on environmental issues arising from the public review of draft CEQA documents including EIRs. There is no such obligation under CEQA to respond to comments that do not address environmental issues. The suggestion that the Villa Balboa residents are third -party beneficiaries of the Development Agreement is not an environmental issue requiring any response. However, in an effort to set the record straight and clarify the law, the following information is provided by the City will address this comment. There is no basis in either law or fact supporting the stated position that the Villa Balboa residents are third -party beneficiaries of the Hoag Development Agreement. The comment suggests that the express purpose of the Development Agreement entered into between Hoag and the City of Newport Beach was to protect the adjacent Villa Balboa community from adverse impacts associated with the present proposal to amend the Master Plan. In reality and in fact, a development agreement is a voluntary agreement entered into between a real property owner /applicant and a city or county to vest a property owner's /applicant's development rights and thus creates greater certainty in the development process. In exchange, the property owner /applicant typically provides to the city or county additional community benefits over and above what could normally be required by the city or county. The State enacted development agreement legislation in 1979 in an attempt to mitigate the impact of a 1976 California Supreme Court decision in Avco Community Developers, Inc. v. South Coast Regulatory Commission, 17 Cal. 3d. 785, in which the California Supreme Court affirmed the common law vested rights rule that prohibits an owner from claiming a vested right to build out a project unless it has obtained a building permit, performed substantial work, and incurred substantial liabilities in good faith reliance upon the permit. As noted by the State legislature in adopting the development agreement legislation, one of the primary purposes was to provide "assurance to the applicant for a development project that upon approval of the project, the applicant may proceed with the project in accordance with existing policies, rules and regulations, and subject to conditions of approval, will strengthen the public planning process, encourage private participation and comprehensive planning, and reduce the economic costs of development." (See Cal. Govt. Code §65864(b).) Under the development agreement legislation; (1) any city or county may enter into a development agreement with any person having a legal or equitable interest in real property for the development of the property (Cal. Govt. Code §65865(a)); (2) a development agreement is enforceable only by parties to the development agreement (Cal. Govt. Code §65865.4); (3) a development agreement may only be amended by mutual consent of the parties to the agreement or their successors -in- interest (Cal. Govt. Code §65868); (4) a development agreement shall specify the duration of the agreement, the permitted uses of the property, the density or intensity of use, the maximum height and size of proposed buildings, and provisions for reservation or dedication of land for public purposes (Cal. Govt. Code §65865.2); and (5) a development agreement may include conditions, terms, restrictions, and requirements for subsequent discretionary actions, provided that such conditions, terms, restrictions, and requirement for subsequent discretionary actions shall not prevent development of the land for R: �PrOeCIS \NewpertllDOBIRTC'ATC -012208 .doe 3 -142 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments the uses and to the density or intensity of development set forth in the agreement (Cal. Govt. Code §65865.2). The City's Development Agreement with Hoag includes all the provisions noted above and identifies public benefits to be provided to the community by Hoag in exchange for the vesting of their development rights. The recitals section of the update to the Development Agreement identifies the primary purposes of the Development Agreement. These include: (1) enabling Hoag to better adapt to the ever - changing health care needs of those residents within its service area by authorizing design parameters of new or additional facilities in a manner that will allow Hoag to respond to rapid changes in technology and delivery systems (i.e., the flexibility of the Master Plan); (2) establishing limits on the amount and height of permitted development as well as ensuring compliance with conditions on the density, location, and timing of construction to minimize, to the extent feasible, any environmental impacts of Hoag's proposed expansion (i.e., ensure that Hoag complies with the terms of the Master Plan and mitigation program contained in the EIR); and (3) imposing exactions, such as dedication of property, construction of public improvements in the installation of landscaping which, when considered in conjunction with the public services provided by Hoag, benefit the general public (i.e., the public benefits). Recital 1.6 notes that the Development Agreement is consistent with the purpose and intent of the State and local laws authorizing development agreements in that it represents comprehensive planning, provides certainty in the approval of subsequent projects subject to compliance with the conditions, reduces the economic costs of development by providing assurances to Hoag that it may generally proceed with projects in accordance with existing regulations, and provides assurance to adjoining property owners that limits on the height of structures and the amount of development as specified in the Master Plan and the Development Agreement will remain in full force and effect to March 23, 2019. The commenter suggests that the Development Agreement, as a result of providing assurances to adjoining property owners regarding limits on the height of structures and the amount of development, designates adjoining property owners as third -party beneficiaries under the Development Agreement. Why the "adjoining property owners" are limited to Villa Balboa residents is not made clear in the comment letter. The commenter goes on to state that Section 8.1 of the Development Agreement further supports the intent to protect Villa Balboa. and confer third -party beneficiary status on the Villa Balboa residents: Section 8.1 is titled "Public Benefits." As noted above, all development agreements contain certain key sections. These include: (1) the duration of the agreement; (2) the permitted uses of the property; (3) the density or intensity of use; (4) the maximum height and size of the proposed buildings; (5) provisions for reservation and dedication of land for public purposes; (6) conditions, terms, restrictions and requirements for subsequent discretionary approvals; and (7) specific public benefits provided in consideration of the vested development rights given. Section 8 of the Development Agreement identifies the "public benefits" of: (1) enabling Hoag to construct facilities in accordance with the Master Plan; (2) of public improvements that would result from the overall development agreement; and (3) the restrictions on development contained in the Master Plan. The Development Agreement indicates that these benefits are conferred on the public and nearby residents. The commenter has inaccurately construed the conferral of benefits on the "public and nearby residents" as establishing third -party beneficiary status for Villa Balboa. The idea of a third -party beneficiary status for any outside party is further refuted by development agreement law. As noted above, a development agreement may only be entered into between a city or county on the one hand and a person or persons having a legal or equitable interest in real property for the development of the property (see Cal. Govt. Code. R:w rojwsV*wpGAVMM�RTCVRTC•012208.dm 3.143 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments §65865(a)). Villa Balboa does not fall into either of these categories and therefore is not an entity that could be a party to this Development Agreement. Finally, in order to qualify as a third -party beneficiary under general contract law in California, the contract either needs to specifically state that a particular entity is a third -party beneficiary of the contract or the following needs to be established: (1) proof of the contracting parties' intent to benefit the third -party gleaned from reading the contract as a whole in light of the circumstances under which it was entered, and (2) proof that the promise the third -party seeks to enforce was actually made to the third -party personally or to a class of which he is a member —a literal contract interpretation that would result in a benefit to the third -party is not enough to entitle that party to demand enforcement (see Neverkovec v. Fredericks, 74 Cal. App. 4th 337 (1999)). None of the factors above are present in this instance; therefore, Villa Balboa is not entitled to third -party beneficiary status to the Development Agreement. Response 3 The City acknowledges that the Development Agreement contains the language referenced in the comment letter as Section 6.5(b) that places a limit on maximum gross floor area for the Master Plan and maximum height limits for the buildings. This provision was not added to the 1994 version of the Development Agreement as a result of negotiations between the City, Hoag, and the Villa Balboa community, as suggested by the commenter. This provision was contained in the original 1992 Development Agreement between the City and Hoag, and was done in an effort to provide assurances to the community that the project would comply with the maximum permitted gross floor area and the maximum permitted building heights defined in the Master Plan. In other words, the City was simply exercising its police power to provide certain assurances to the surrounding community. The commenter notes that the draft Development Agreement contained as an exhibit to the 1992 EIR did not contain the referenced language. That is correct. The Development Agreement included as an exhibit was an early version of the Development Agreement as it appeared prior to final negotiations with the City. The proposed revisions to the Master Plan and the amendment to the Development Agreement assessed in the Draft EIR do not allow for an increase in the maximum permitted gross floor area or the maximum permitted building heights from those set forth in the Development Agreement. Response 4 The commenter suggests that the restriction in Section 6.5(b) of the Development Agreement prohibiting the City Council from approving and Hoag from requesting any amendment to the Master Plan or the Development Agreement that would increase the maximum permitted gross floor area or the maximum permitted building height (within any lettered building envelope) above that established by the Master Plan is violated by the proposed Master Plan Amendment that would allow for a reallocation of square footage from the Lower Campus to the Upper Campus. It is unclear from the comment exactly how such a transfer from one portion of the project site to another portion of the projects site would constitute such a violation. The language of the Development Agreement is clear and only restricts an increase in the maximum permitted gross floor area or the maximum permitted building height (within any lettered building envelope) above that established by the Master Plan. The Master Plan established a maximum permitted gross floor area of 1,343,238 sf and building heights within three designated building zones. Neither the gross floor area, building heights, nor building envelopes are proposed to be changed. R:kF roj n NWwoonUOMe RTcwrC- M2208.doc 1 3.144 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan _ Responses to Comments Of note is that Section 8.1 of the Development Agreement cited by the commenter contains a general discussion of public benefits, and is not controlling on this issue, nor does it support the commenter's argument. Rather, Section 6.5(b) is controlling because it contains restrictions on development at Hoag. Response 5 The City acknowledges that Villa Balboa residents protested the then - proposed expansion of Hoag Hospital in 1992 and requested limits on the allowable development at the project site. The commenter suggests that the City, in its response to comments on the 1992 Final EIR No. 142, determined that transferring square footage from the Lower to the Upper Campus would cause the impacts that Villa Balboa wanted to avoid — increased use of the service road and increased density on the western portion of the Upper Campus. The City.did not make that determination, but indicated, in addressing a proposed alternative suggested by Villa Balboa, that the Villa Balboa alternative, which would have reallocated much of the proposed development for the Lower Campus to the Upper Campus, would not result in any substantial environmental benefits but, would likely have the same significant impacts as the expansion project proposed in Final EIR No. 142. Under CEQA, the only alternatives that are to be included in an EIR are those that would result in a substantial decrease in potential environmental impacts (see CEQA Guidelines §15126.6(a)). The commenter suggests that the City and Hoag, based on the City's response to the Villa Balboa comment in 1992, amended the terms of the Development Agreement to fix the amount and location of development on the project for a 25 -year time period in order to address the residents concerns. The City is not aware of any facts in the record supporting this position. Any language in the Development Agreement to address public concerns were made by the City acting as a "city," and not the City and Hoag intending to make Villa Balboa a third -party beneficiary of the Development Agreement. There is specific language in the Development Agreement related to the maximum permitted gross floor area and maximum permitted building height and neither is proposed to be change. Also, as noted in the response to Comment 4, the commenter's reliance on Section 8.1 of the Development Agreement is incorrect; the provision does not affect development at Hoag. Response 6 The commenter's reliance on the referenced case is misplaced. In that case, a partnership and its individual partners had entered into a lease with the owner of a building. The lease contained specific provisions subordinating the lease to existing and future liens on the property and providing that if the building were sold or lost in foreclosure, the partnership would attorn to the owner's successor and be bound by a new lease on the same terms as the existing lease. The plaintiff lender loaned money to the owner that was secured by a deed of trust on the property. After plaintiff foreclosed, the partnership took the position that the foreclosure extinguished the lease and they vacated the property. The trial court ruled, and the appellate court affirmed, that the lender was an intended third -party beneficiary under the lease because of the specific language in the attornment provision that was designed to take effect upon foreclosure and was specifically enforceable by the owner's successor. The lender was the owner's successor so clearly fell into the category of those that could enforce the attornment provision. A. third -party may qualify as a contract beneficiary only where the contracting parties must have intended to benefit that individual and such intention must appear in the terms of the agreement. The fact that a third -party may incidentally benefit by enforcement of the terms of an agreement between two other parties does not mean the third -party is a beneficiary under the agreement. Such status must be clearly intended and be clearly manifested in the language of the agreement. R: \Proles \NewpodlID \RTC \RTC -012208.dm 3 -145 Responses to Environmental Comments Hoag Memonai Hosptlal Presbyterian Master Plan Responses to Comments Unlike the facts in the referenced case, there is no evidence in the Development Agreement between the City and Hoag of intent to grant Villa Balboa, or any.other entity or individual, third - party beneficiary status. The City does not consider Villa Balboa a third -party beneficiary of the Development Agreement. Please also refer to the response to Comment 2. Response 7 The City respectfully disagrees with the commentor and feels that the Draft EIR provides a full analysis of all potential impacts from the proposed Master Plan Update Project. Those areas identified in the comment and not addressed in the Draft EIR were all addressed in Final EIR No. 142. The commenter is directed to the Initial Studies contained in Appendix A of the Draft EIR for a more thorough discussion of the rationale for not including certain analyses in the Draft EIR. Response 8 The comment is vague in that it does not identify or discuss any specific mitigation measures, project features, changed circumstances, or new information that should prompt additional review according to the commenter. With one exception, Hoag has complied with all applicable project features and mitigation measures identified in Final EIR No. 142. Mitigation measure 41 contained in Final EIR No. 142 and reprinted on page 3.4 -32 of the Draft EIR relates to mechanical equipment at Hoag and requires that the noise from the exhaust fan at the West Tower (which was assessed as part of Final EIR No. 142 and found to be exceeding 55 dBA) be reduced to "acceptable levels" and that noise from new mechanical equipment be "mitigated in accordance with applicable standards." The applicable standards in this instance would be the 55 dBA as measured at the Hoag property line set forth in the PC Text. It is acknowledged in the Draft EIR at page 3.4 -25 that rooftop equipment on the Ancillary Building and equipment on the third floor of the West Tower do not meet the 55 dBA PC Text limitation. Hoag has continued to explore various options and implement various mechanisms to achieve the required noise limit and the City has closely monitored their activities over the past number of years. The Draft EIR discusses in detail plans for these particular areas designed to reduce noise levels not only to within the 55 dBA limitation contained in the current PC Text but also to within the new noise limitations included as part of the proposed Master Plan Update Project (see Draft EIR,. page 3.4- 25 -26). Mitigation Measure 41 from Final EIR No. 142 is to be replaced by new Mitigation Measures 3.4 -2 and 3.4-3 (Draft EIR, page 3.4 -34) to ensure that the proposals to reduce existing and future noise from mechanical equipment on the Ancillary Building and West Tower is reduced to within the new noise limitations incorporated into the proposed Master Plan Update Project. With the replacement of Mitigation Measure 41 from Final EIR No. 142 with new Mitigation Measures 3.4 -2 and 3.4 -3, mechanical equipment noise would be mitigated. Please also refer to Topical Response 3. The City is not aware of any other project features or mitigation measures that have not been carried out. If the commenter is aware of any, they need to identify them. Lastly, any alleged failure to implement mitigation measures from Final EIR No. 142 does not trigger the need to prepare a subsequent (as opposed to a supplemental) EIR; see further responses to comment 10, below. All issues requiring full analysis in the Draft EIR due to their potential to have significant effects on the environment were analyzed fully in the Draft EIR. (See also the Initial Studies for the proposed Master Plan Update Project, included as Appendix A of the Draft EIR.) R:�rroleMwNmparf oWSWC\RrCA1220e.mc 3-146 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 9 Please refer to Topical Response 2. The City disagrees with the comment and believes that Final EIR No. 142 is not outdated and also believes that the Draft EIR has appropriately taken into account currently available information and data, changes in laws, and changes in circumstances in preparing the Draft EIR. It should be noted that new information and changed circumstances do not invalidate a prior programmatic EIR. Changed circumstances only become relevant if they are substantial and would require revisions in the prior EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects (see CEQA Guidelines §15162(a)(2)). There is no evidence offered by commenter that either of these exist. For new information to be relevant, it must be information that was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified and must show one of the following: (1) the project will have one or more significant effects not discussed in the previous EIR; (2) significant effects previously examined will be substantially more severe than shown in the previous EIR; (3) mitigation measures or alternatives previously found not to be feasible would, in fact, be feasible and would substantially reduce one or more significant effects of the project, but the project proponent declines to adopt the mitigation measure or alternative; or (4) mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents declined to adopt the mitigation measure or alternative (see CEQA Guidelines §15162(a)(3)). The commenter has not offered any information demonstrating that any of these circumstances exist. Response 10 Please refer to Topical Response 2. This comment suggests either a misunderstanding regarding the use of Subsequent and Supplemental EIRs under CEQA or is an overreaching argument. The use of the term "subsequent environmental documentation" in the Hoag Development Agreement is not determinative of the type of environmental document required for the Master Plan Update Project. The term "subsequent environmental documentation" is not a term defined in CEQA or elsewhere. It is simply an acknowledgement that Final EIR No. 142 for the Master Plan was a program EIR and that subsequent, (i.e., future environmental documentation) is required if future project- specific approvals identify environmental impacts not fully addressed in the program EIR. The Development Agreement states the law but is not predetermining the type of environmental documentation that would be required. Such a determination can only be made when a particular project or project modification moves forward. At that time, the lead agency looks at a proposed project or modification and, depending on whether a subsequent discretionary approval will. /will not lead to new impacts, will determine whether the discretionary action needs to be accompanied by: (1) a Subsequent EIR; (2) a Supplemental EIR; (3) an Addendum; (4) a Negative Declaration; or (5) no further documentation (see CEQA Guidelines § §15162, 15163, and 15164). The commenter suggests that the document required for the proposed project is a Subsequent EIR rather than a Supplemental EIR. The commenter's primary support for this position is the argument addressed above (i.e., the 1994 Development Agreement uses the term "subsequent environmental documentation" and this must mean that a Subsequent EIR is required). There is no support for such a position. An additional argument put forth by the commenter is that a Subsequent EIR is required if substantial changes in the project or a substantial increase in the severity of effects are involved R: \Proleas \P4ewponV008 \RTC\RTC -01 PP08.doc 3 -147 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments requiring new analysis or major revisions of a previous EIR. This is a correct statement of the law but it is important to realize that it is not the substantial changes in the project or a substantial increase in the severity of effects that are involved in the project that triggers the need for a Subsequent versus a Supplemental EIR. Rather, it is whether the changes in the projector the increase in the severity of effects require major revisions of a previous EIR or minor additions or changes to make the previous EIR adequate (see California Public Resources Code §21166 and CEQA Guidelines §15163(a)). If the former, then a Subsequent EIR is appropriate. If the latter, a Supplemental EIR is appropriate. This is a critical distinction because the commenter appears to assume that if a proposed project results insubstantial changes to the previously approved project or substantial increases in the severity of impacts, this would mandate the preparation of a subsequent rather than a supplemental EIR. As noted above, this is an incorrect reading of the law. The critical factor that determines whether to prepare a Subsequent or Supplemental EIR is whether or not the changes in the project or the increase in the severity of effects would require major revisions to the previous EIR. This position is supported by resources agency comments accompanying CEQA Guidelines §15162. That comment reads: "A supplement to an EIR may be distinguished from a subsequent EIR by the following: a supplement augments a previously certified EIR to the extent necessary to address the conditions described in Section 15162 and to examine mitigation and project alternatives accordingly. It is intended to revise the previous EIR through supplementation. A subsequent EIR, by contrast, is a complete EIR which focuses on the conditions described in Section 15162." While several judicial decisions have addressed the need or lack thereof for a Subsequent or Supplemental EIRs in various circumstances, none have specified which of the two kinds of documents should be prepared in a given situation. In this case, the City as the lead agency determined that the appropriate vehicle for addressing the relevant conditions described in Section 15162 was preparation ,of a Supplemental EIR. This Supplemental EIR includes the minor additions and changes necessary to make the previous EIR adequate. The City feels there is substantial evidence in the record to support this decision. Responseii The comment suggests that approval of the project will result in allowing substantial changes in the severity of noise impacts and would result in a significant increase in noise in the adjacent condominiums and Sunset View Park. The technical analysis prepared for the Draft EIR does not support this conclusion. Rather, the noise levels from Hoag to the adjoining properties are not anticipated to substantially change in any area along the project boundary other than the possibility of an increase in the frequency of noise at the loading dock as a result of a potential increase in the number of truck deliveries. The Draft EIR identifies that existing loading dock activities exceed the Noise Ordinance limits on a regular basis. While more delivery truck visits to the loading dock could occur with the buildout of the Master Plan, it is likely that increased deliveries would be accommodated through larger loads in a similar number of trucks. An increase in the number of trucks is not expected to result in an increase in noise levels generated by the loading dock but would instead increase the frequency of high noise levels generated by truck activity. Activities in the loading dock area currently and will continue to exceed the noise limits contained in the Noise Ordinance. The proposed Master Plan Update Project contains exemption language to address this issue. Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles are proposed to be exempt from any applicable noise standards and other loading dock area noise would be subject to limits of 70 dB (daytime) and 58 dB (nighttime). The impact would not be substantially greater than identified in Final EIR No. 142. Please also refer to Topical Response 3. R:wrge=\N"pom woewrc TC- 0122oe.dm 1 3 -148 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments As a point of clarification to the commentor, truck noise, related loading, and unloading noise, and grease pit cleaning were never subject to the 55 dBA noise restriction contained in the PC Text. That noise restriction only applies to mechanical appurtenances located on building rooftops and utility vaults (see Draft EIR, page 3.4 -7). Existing and proposed noise limits were identified in Section 3.4 of the Draft EIR and are provided below: Hoag is currently exempt from the City of Newport Beach's Noise Ordinance where application of the Noise Ordinance would impair the development of the hospital's property (see Draft EIR, page 3.4 -6). The proposed Master Plan Update Project would remove this exemption. In place, the Applicant is requesting a modification from those noise standards only at the loading dock. The modification at the loading dock area is based on extensive noise studies and analysis of potential mitigation measures that indicate there are no feasible CEQA mitigation measures to reduce potential noise at the loading dock below the modified levels indicated. In other words, there is no significant increase in noise as a result of the proposed Master Plan Update Project, but rather a modification in the applicable noise standards to reflect consistency with the City's Noise Ordinance and a modification to that Noise Ordinance to reflect existing noise levels at the loading dock following implementation of all feasible mitigation measures. As discussed at length in the Draft EIR (pp. 3.4- 24 -27), most of the noise generating activities in the loading dock area are expected to not change significantly from those noise levels measured as part of the Final EIR No. 142 or are expected to be less than existing conditions (e.g., rooftop equipment at the Ancillary Building and West Tower) due to application of feasible mitigation measures imposed as part of the Draft EIR. The Master Plan Update EIR also includes new mitigation measures to address noise levels at the loading dock. Please refer to MM 3.4 -4 (truck deliveries); MM 3.4 -5 (sound absorption panels in the loading dock); MM 3.4 -6 (relocation and enclosure of the trash compactor); and MM 3.5 -7 (posting of "No Idling" signs). Topical Response 3 also identifies a new Project Design Feature proposed to address noise from the loading dock area. As a point of clarification to the commenter, Final EIR No. 142 did not identify 55 dBA at the Hoag property line as the threshold between significance and insignificance. The 55 dBA was a mechanical appurtenance standard imposed by the PC Text and not the 1992 EIR. Final EIR No. 142 required that: "Prior to the 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 that all noise levels generated by mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards." Final EIR No. 142, page 4 -135 (Mitigation Measure 8 -3 renumbered as Mitigation Measure 41 and reprinted in the Draft EIR, page 3.4 -32). RAProleos%W.P.M1 OOMRTC%ATC- 01220edoo 3 -149 Responses to Environmental Comments Proposed Limit Noise Source Current Limit (dBA) (dBA) Mechanical Equipment at West 55 Leqa 70 Leq (Day) /58 Leq Tower & Ancillary Building (Night) Loading Dock (delivery vehicles 60 Leq Exempt and the loading/unloading ops.) 80 Lmaxb Loading Dock (nondelivery 60 Leq 70 Leq (Day) /58 Leq operations) 80 1-max" (Night) Grease Trap Exempt Exempt Cogeneration plant (nearest 60 Leq (Day) /50 Leq' 60 Leq (Day) /50 Leq residence) (Night) (Night) Existing Development Agreement b Based on Mixed Use Residential standard contained in Noise Ordlnance Hoag is currently exempt from the City of Newport Beach's Noise Ordinance where application of the Noise Ordinance would impair the development of the hospital's property (see Draft EIR, page 3.4 -6). The proposed Master Plan Update Project would remove this exemption. In place, the Applicant is requesting a modification from those noise standards only at the loading dock. The modification at the loading dock area is based on extensive noise studies and analysis of potential mitigation measures that indicate there are no feasible CEQA mitigation measures to reduce potential noise at the loading dock below the modified levels indicated. In other words, there is no significant increase in noise as a result of the proposed Master Plan Update Project, but rather a modification in the applicable noise standards to reflect consistency with the City's Noise Ordinance and a modification to that Noise Ordinance to reflect existing noise levels at the loading dock following implementation of all feasible mitigation measures. As discussed at length in the Draft EIR (pp. 3.4- 24 -27), most of the noise generating activities in the loading dock area are expected to not change significantly from those noise levels measured as part of the Final EIR No. 142 or are expected to be less than existing conditions (e.g., rooftop equipment at the Ancillary Building and West Tower) due to application of feasible mitigation measures imposed as part of the Draft EIR. The Master Plan Update EIR also includes new mitigation measures to address noise levels at the loading dock. Please refer to MM 3.4 -4 (truck deliveries); MM 3.4 -5 (sound absorption panels in the loading dock); MM 3.4 -6 (relocation and enclosure of the trash compactor); and MM 3.5 -7 (posting of "No Idling" signs). Topical Response 3 also identifies a new Project Design Feature proposed to address noise from the loading dock area. As a point of clarification to the commenter, Final EIR No. 142 did not identify 55 dBA at the Hoag property line as the threshold between significance and insignificance. The 55 dBA was a mechanical appurtenance standard imposed by the PC Text and not the 1992 EIR. Final EIR No. 142 required that: "Prior to the 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 that all noise levels generated by mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards." Final EIR No. 142, page 4 -135 (Mitigation Measure 8 -3 renumbered as Mitigation Measure 41 and reprinted in the Draft EIR, page 3.4 -32). RAProleos%W.P.M1 OOMRTC%ATC- 01220edoo 3 -149 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments The assumption is that the applicable standard for mechanical equipment associated with the Master Plan was the standard (55 dBA) contained in the PC Text. Please refer to the response to Comment 1 appropriate CEQA documentation. Please also the Mitigation Program in Final EIR No. 142. Response 12 ) regarding why a Supplemental EIR is the refer to the response to Comment 8 regarding The Draft EIR, inclusive of the noise study (Appendix F of the Draft EIR) and proposed noise mitigation measures, did analyze all potential noise impacts of the proposed Master Plan Update Project. As addressed in the Draft EIR, all noise impacts can be mitigated to a level that is less than significant with the exception of the loading dock. The Draft EIR on page 3.4 -37 states `The proposed changes to the Development Agreement could eventually result in higher noise levels at the nearby residences (compared to existing conditions). Mitigation measures are recommended and it has been determined that no other feasible mitigation exists that would reduce impacts from the loading dock area to below the limits contained in the City's Noise Ordinance. Modification of the Development Agreement, as proposed, will allow noise to exceed the Noise Ordinance criteria in the vicinity of the loading dock area, even after application of the feasible mitigation measures discussed above; therefore, the proposed changes must be identified as resulting in significant and unavoidable adverse impacts:' Please also refer to Topical Response 3. Response 13 There are no unmitigated noise impacts from Final EIR No. 142 except for noise from specific fans at the. Ancillary Building and West Tower; noise from these sources has been fully mitigated as discussed in the Draft EIR. Mitigation Measure 41 has been replaced with Mitigation Measures 3.4 -2 and 3.4 -3. The particular measures discussed by the commenter were not determined to be feasible mitigation measures and were thus not required to be included in the list of noise mitigation measures for the Draft EIR. The Court of Appeal in Las Angeles Unified School District v. City of Los Angeles, 58 Cal. App. 4'" 1019 (1997), stated the following: `[A]n EIR need not analyze every imaginable alternative or mitigation measure; its concern is with feasible means of reducing environmental effects. "With respect to enclosing the loading dock, the Draft EIR acknowledges that such an enclosure I ould not effectively address the significant noise impact in the loading dock area; specifically the enclosure would only have a minimal reduction effect on noise at the nearby residences and would not bring the loading dock area into compliance with the City's Noise Ordinance. The City is not required to adopt mitigation measures that would not substantially reduce or avoid impacts. Cal. Pub. Res. Code § §21002, 21100; see also, Napa Citizens for Honest Gov't v. Napa County 13d. of Supervisors, 91 Cal. App. 4t" 342, 365 (2001) (holding that an EIR need not propose adoption of mitigation measures that would not effectively address a significant impact). With respect to installing a sound wall at the property boundary between the loading dock and the Villa Balboa Condominiums, the sound wall would need to be 25.5 feet in height. The Draft EIR identifies that a soundwall could be constructed along Hoag's westerly property line to reduce noise levels at the residences but not at the height needed to fully mitigate the existing impact. The geometry in this area is not favorable for its construction. Hoag's property is lower than the residential property and therefore, the soundwall would,. in effect, be constructed in a hole. The wall would need to be 25.5 feet high to provide the 8 dB noise reduction to bring the. a: �PmlenswawOanJOfIB�RTCwTC .o�rzoe.doc 3-15Q Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments loading dock noise into compliance with the Noise Ordinance. A 25.5 foot high soundwall is not feasible. Further, such a sound wall would have aesthetic impacts from the height of the wall, elimination of views for residents adjacent to the wall, and the removal of mature landscaping. Thus, a soundwall of the necessary height not only would be infeasible to implement but have significant effects. With respect to enclosure of the balconies and /or upgraded windows at the adjacent residences, the Draft EIR identifies two measures that could be implemented to reduce noise impacts, but would not bring the loading dock noise into compliance with the Noise Ordinance. These actions were not identified as recommended mitigation measures in the Draft EIR because they would be subject to homeowner and Homeowner Association approvals and it cannot be guaranteed that this permission would be granted. Because the City cannot forcibly impose the barriers on residents, off -site attenuation at private residences was not considered feasible mitigation. Further, window upgrades result in a noise reduction only if the windows are in the closed position. The indoor Noise Ordinance criteria are applied with the windows in the open position, and no benefit would occur with the windows open. Subsequent to the completion of the public review period for the Draft EIR, the City has met with Hoag to address noise measures. While the City acknowledges that owners of the Villa Balboa condominiums affected by loading dock - related noise may not desire modifications to their condominiums and as such it is appropriate that the EIR not identify off -site noise attenuation measures as mitigation, Hoag has agreed to provide window and sliding door upgrades to owners of the affected units. As such, the following is recommended by the City to be incorporated into the Final EIR as a Project Design Feature: Within six months following approval of the Master Plan Update Project by the City of Newport Beach and the expiration of any appeals, statute of limitations or referendum periods for challenging any of the Project approvals, the Applicant shall offer a window /sliding glass door upgrade (dual pane windows) program to the owners of the residents (Owners) living at 260 Cagney Lane, Newport Beach, in units 102, 103, 104, 105, 202, 203, 204, 205, 302, 303, 304, and 305; and 280 Cagney Lane, Newport Beach in units 102, 103, 104, 105, 202, 203, 204, 205, 302, 202, 204, and 305 pursuant to the following provisions and guidelines: (i) in order to participate in the program and receive new windows /sliders, each Owner must provide written notice to the Applicant within 14 days following receipt of the proposed program from Applicant, that Owner wants to participate in the program; (ii) failure to respond within such time period shall mean the Owners desires not to participate; (iii) only those windows /sliders that do not already have dual pane glass will be replaced; (iv) the replacement windows /sliders will be installed by a third -party contractor as part of one overall program pursuant to a contract between the Villa Balboa Homeowners Association (Association) and such third -party contractor selected by the Association; (v) the Association shall provide the Applicant with a written estimate from the contractor stating that the total cost of the replacement program and obtain Applicant's written approval of such work prior to executing a contract with the contractor; (vi) the total cost of the window /slider replacement and related patch -up work to be reimbursed by the Applicant to the Association for the replacement and related for all Owners shall not exceed the sum of $150,000.000; and (vii) provided the Applicant receives the reimbursement request from the Association within 60 days following completion of the work, the Applicant shall reimburse the Association for the cost of the window /slider replacement work within 30 days of the Applicant's receipts of a final receipt or bill from the Association evidencing that the window /slider replacement work was completed pursuant to the approved estimate. 8?Proje0s\NewponV008 \RTC \RTC- 0122064m 3 -151 Responses to Environmental Comments Hoag Memorial Hospltal Presbyterfan Master Plan Responses to Comments On the loading dock, Hoag will be installing acoustic panels to reduce reflective noise. Noise that happens near or on the loading dock could be reduced by 3 dB at the residences with the acoustic panels. The box crusher will either be enclosed or a new box crusher will be installed; the expected noise reduction from this source would be 20 to 25 dB (not overall noise). With regard to the commenter's suggestion that noise mitigation is needed for parks in the vicinity of Hoag, mitigation is not needed because park areas are not subject to any City Noise Ordinance limits (see Draft EIR, page 3.4 -14). Response 14 The cogeneration facility is not part of the proposed Master Plan Update Project; it is an existing land use. Please refer to Topical Response 1. Any inferences in the comment that the existence of the cogeneration facility triggered the need to have prepared a different type of environmental assessment document than the Draft EIR is fully addressed in the response to Comment 10. Response15 With respect to the comment requesting the preparation of a subsequent EIR, please refer to the response to Comment 10 and Topical Response 2. The commenter's concern regarding the adequacy of local wastewater treatment and the proposed project's potential impact on water quality is misplaced. The proposed Master Plan Update Project does not include any specific plans for buildings, but rather involves the reallocation of previously entitled square footage from the Lower Campus to the Upper Campus. Reallocating square footage would not result in an increase the anticipated demand on wastewater treatment systems. There are no "changed circumstances" regarding the treatment of wastewater `so substantial, as to "require major revisions in the environmental impact report." See A Local & Regional Monitor v. City of Los Angeles, 12 Cal. App.. 4`h 1173, 1803 (relatively minor changes in circumstances, or those changes that do not cause any significant impacts other than those already contemplated by the EIR, do not require preparation of a subsequent EIR). Final EIR No. 142 discussed that sewer services for Hoag's facilities are provided by the City's Utilities Department and Sanitation District No. 5 (see Final EIR No. 142, pages 4 -203 and 4- 04)..A 30- inch sewer line continues to exist within West Coast Highway in the vicinity of the project site. The Initial Studies (included as Appendix A to the Draft EIR) address this issue, referencing the 30 -inch sewer line and noting Final EIR No. 142's identification of the potential need to expand the existing 15 -inch City sewer trunk main. Future buildout of Hoag's facilities per the amended Master Plan will use this existing and operational sewer line; therefore impacts would not be different than assessed in Final EIR No. 142. The Orange County Sanitation District's 301(h) waiver (related to water quality of wastewater discharged from Orange County Sanitation District facility) is not applicable to the proposed Master Plan Update Project. Any concerns regarding water quality of wastewater discharges should be directed to the City's Utility Department and /or to Orange County Sanitation District as the Applicant is not governed by the waiver nor does the Applicant hold any NPDES permits that are governed by such a waiver program. Commenter's statements regarding wastewater quality in this context are outside the scope of the Draft EIR and are not related to any of the thresholds of significance used by the City to assess impacts of the proposed project. Further, the proposed Master Plan Update Project will have a less than significant impact on wastewater facilities. R:,Pr,i n \n,wiwnvooiARTaarC -01220e.d« 3 -152 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments The commenter's statements regarding Total Maximum Daily Loads (TMDLs) are noted. However, the commenter's opinion that the TMDLs applicable to Newport Bay endow urban runoff impacts with greater significance is not supported by the comment. Dependant upon the particular TMDL under consideration, urban runoff may or may not have been determined by the applicable regulatory agencies to be a substantial contributor to impacts to Newport Bay. Additionally, the comment appears to imply that existing TMDLs would apply directly to Hoag. Implementation of TMDLs for Newport Bay takes place through inclusion in permits and /or implementation of specific programs. For discharges of urban runoff, such as what would flow from Hoag, implementation of TMDLs for Newport Bay is carried out by the City through the public storm drain permit (Santa Ana Regional Water Quality Board Order No. R8 -2002- 0010/NPDES Permit No. CAS618030 (NPDES Permit)). The NPDES Permit incorporates the TMDLs and charges the permittees, including the City of Newport Beach, with ensuring that discharges from public storm drain systems to impaired waters, such as Newport Bay, comply with the TMDLs. Hoag is not a permittee of the NPDES Permit. The Santa Ana Regional Water Quality Board, the County of Orange, nor the City has imposed TMDL - related obligations directly on Hoag; rather, meeting TMDLs is a City obligation through the NPDES Permit. The fact that TMDLs have been adopted since certification of the Final EIR No. 142 does not trigger the need to prepare a subsequent EIR as obligations to meet TMDLs do not apply directly to the Master Plan Update Project. In order to discharge their obligations under the NPDES Permit, NPDES permittees adopted the Drainage Area Management Plan (DAMP), which contains a program to require treatment of urban runoff from certain new development and significant redevelopment projects. (Please note that the DAMP replaces the proposed Storm Water Master Plan referenced in Final EIR No. 142.) The following is offered to clarify the Applicant's obligations under the DAMP program. The City of Newport Beach has adopted a Local Implementation Plan (LIP) to implement the DAMP within the City. Per the LIP, future buildout under the proposed Master Plan Update Project assumptions must adhere to project- specific requirements of the LIP; these requirements are imposed upon developments within the City through the City's Municipal Code Section 14.36.040. Pursuant to the requirements of the City's LIP, the following requirements would be imposed by the City to future construction activities meeting the definitions of either "new development" or "significant redevelopment' in the LIP: • Prior to the issuance of any grading or building permits, the Applicant shall be required to submit to the City for review and approval a Project Water Quality Management Plan (WQMP) that: Discusses regional or watershed programs (if applicable); — Addresses Site Design Best Management Practices (BMPs) (as applicable) such as minimizing impervious areas, maximizing permeability, minimizing directly connected impervious areas, creating reduced or "zero discharge" areas, and conserving natural areas; — Incorporates the applicable Routine Source Control BMPs as defined in the DAMP; — Incorporates Treatment Control controls as defined in the DAMP (which generally require that projects infiltrate filter or treat the volume of runoff produced from a 24- hour 85h percentile storm event); — Generally describes the long -term operation and maintenance requirements for the Treatment Control BMPs; R:1 rojws \N.ponW 8 \RTC\RTC- 012208.4. 3 -153 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments — Identifies the entity that will be responsible for long -term operation and maintenance of the treatment Control BMPs; and — Describes the mechanism for funding the long -term operation and maintenance of the Treatment Control BMPs. Prior to grading or building permit closeout and /or the issuance of a certificate of use or a certificate of occupancy, the Applicant shall be required to: — Demonstrate that all structural BMPs described in the Project WQMP have been constructed and installed in conformance with approved plans and specifications; — Demonstrate that the Applicant is prepared to.implement all non - structural BMPs described in the Project WQMP; — Demonstrate that an adequate number of copies of the approved Project WQMP are available for the future occupiers; — Submit for review and approval by the City an Operations and Maintenance (O &M) Plan for all structural BMPs. The concept of the LIP is that through requirements that projects implement site design, source control, and treatment controls, these controls work in concert to ensure water quality issues for a particular project are sufficiently addressed such that adverse impacts on downstream waters are avoided (see City of Newport Beach, Local Implementation Plan, page 7.11 -1). Through adherence to the City Code and the LIP, the City has required Hoag to prepare and implement WQMPs for projects at Hoag and will continue to require the implementation of new WQMPs or amendment to existing WQMPs for future development. By adherence to applicable laws, water quality impacts from build out of the proposed Master Plan Update Project would be less than significant as concluded in the Initial Studies (included as Appendix A of the Draft EIR). Additionally, water quality impacts from buildout of the Master Plan Update were determined to be less than significant in Final EIR No. 142 primarily due to adherence to the then - proposed regulatory program entitled the "Storm Water Master Plan" (see Final EIR No. 142, page 4 -18). As stated above, the Storm Water Master Plan has been replaced by the DAMP and the LIP. Therefore, water quality impacts would continue to remain less than significant through implementation of the current water quality regulatory programs. Because water quality impacts were determined to be less than significant, mitigation measures suggested by the commenter are not necessary but will be forwarded to the decisionmakers for consideration. The treatment controls referenced by the commenter will be required by the City to be implemented through the WQMP program for new development projects at Hoag. Filter packs are a type of treatment device that will be considered for each individual future development project at Hoag in compliance with the LIP's requirements governing the selection of treatment devices. Response 16 The City assumes that the commenter is referencing the San Joaquin Hills blind thrust fault. This fault is addressed in the City of Newport Beach 2006 General Plan Safety Element which states: R:V40eWs\NewpurtW MRTC\RT"12208.dDc 3-154 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments The City of Newport Beach is located in the northern part of the Peninsular Ranges Province, an area that is exposed to risk from multiple earthquake fault zones. The highest risks originate from the Newport- Inglewood fault zone, the Whittier fault zone, the San Joaquin Hills fault zone, and the Elysian Park fault zone, each with the potential to cause moderate to large earthquakes that would cause ground shaking in Newport Beach and nearby communities. Earthquake- triggered geologic effects also include surface fault rupture, landslides, liquefaction, subsidence, and seiches. Earthquakes can also lead to urban fires, dam failures, and toxic chemical releases, all man - related hazards. The City's Emergency Management Plan (July 15, 2004) notes that: The San Joaquin Hills Fault is considered to be an active fault, running parallel to the coastline. The fault roughly extends from John Wayne Airport at the northeast end to the 1 -5/1 -405 freeway connection. Initial research shows the San Joaquin Hills Fault capable of generating a 7.1 magnitude earthquake. The most important feature, though, is that the San Joaquin Hills Fault is a thrust fault, meaning that the motion it generates will be stronger and more violent than the motion caused by any of the other faults affecting Newport Beach... The University of California, Irvine 2007 Long Range Development Plan Draft EIR (August 2007) states: Recent research has identified the San Joaquin Hills blind thrust fault in Orange County. A blind thrust fault is a fault hidden under the uppermost layers of the Earth's crust so there is no direct evidence of it on the ground; when the fault slips, however, it can produce large and significant uplifts, potentially damaging homes and roads. The San Joaquin Hills fault is a blind thrust fault accommodating the uplift and growth of the coastal regions of Orange County from Seal Beach to Dana Point. The exact location of this fault in unknown; however, it is probably connected to the offshore Newport- Inglewood fault that comes ashore in Newport Beach and continues north to Los Angeles. Evidence suggests that the San Joaquin Hills fault broke 200 to 300 years ago, indicating that it would be unlikely to happen again for another several hundred years. Based on GIS data from the City of Irvine, the highest intensity ground- shaking from this fault is anticipated to occur across southern Irvine, which is where the campus is located. From the Village Entrance Project Draft EIR, City of Laguna Beach, 2006: Recent studies suggest that an active blind thrust fault system underlies the San Joaquin Hills. The San Joaquin Hills fault lies under the site at a depth of about 9 miles. This postulated blind thrust fault is believed to be a faulted anticlinal fold, subparallel to the Newport- Inglewood fault zone but considered a distinctly separate seismic source. The San Joaquin Hills are rising at an estimated average rate of 0.21 to 0.27 meters per 1,000 years. The recency of movement and Holocene slip rate of this fault are not known. However, the fault has been estimated to be capable of a Magnitude 6.8 to 7.3 earthquake. This estimation is based primarily on coastal geomorphology and age- dating of marsh deposits that are elevated above the current coastline. The San Joaquin Hills thrust fault is not exposed at the surface and does not present a potential surface fault rupture hazard. However, the San Joaquin Hills Thrust is an R: \Projeol ewport000B MATC-01 MOSAm 3 -155 Responses to Environmental Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments active feature that can generate future earthquakes. The CGS estimates an average slip rate of 0.5 millimeters per year and a maximum Magnitude of 6.6 for the San .Joaquin Hills Thrust. The San Joaquin Hills Thrust has been postulated to be an on -shore extension of the Oceanside and Thirty-mile Bank Thrusts, a blind thrust system identified in the California Borderlands, offshore of the Orange County and the San Diego County coastline. This thrust system is believed to extend to at least the United States /Mexican border on the south. The offshore thrust system has been identified through detailed mapping of sea floor scarps, local uplift on marine terraces, and structural modeling. The 1986 Magnitude 5.3 Oceanside Earthquake has been attributed to the Oceanside Thrust. Like other blind thrust faults in the Los Angeles area, the Oceanside and Thirtymile Bank Thrusts are not exposed at the surface and do not present a potential surface fault rupture hazard. The CGS does not consider the Oceanside and Thirtymile Bank Thrusts to be separate seismic sources from the San Joaquin Hills. (Sources: Grant, L. B., Ballenger, L. J., and Runnerstrom, E. E., 2002, "Coastal Uplift of the San Joaquin Hills, Southern Los Angeles Basin, California, by a Large Earthquake Since A. D. 1635° Bulletin of the Seismological Society of America, Vol. 92, No. 2, pp. 590- 599. Report of Geotechnica/ Evaluation/Proposed Village Entrance Project April 12, 2006; Grant, L. B., Mueller, K. J., Gath, E. M., and Munro, R., 2000, "Late Quaternary Uplift and Earthquake Potential of the San Joaquin Hills, Southern Los Angeles Basin, California: Reply" Geology, Vol. 28, No. 4, p384; Grant, L. B., Mueller, K. J., Gath, E. M., Cheng, H., Edwards, R.E., and Munro, R., 1999, "Late Quaternary Uplift and Earthquake Potential of the San Joaquin Hills, Southern Los Angeles Basin, California" Geology, Vol. 27, p. 1031 - 1034.) Consequently, information about the San Joaquin Hills blind thrust fault does not represent new information. Data about this blind thrust fault has been known by and taken into consideration by the City as a part of citywide emergency preparedness and citywide planning efforts, inclusive of the Hoag site. Please also refer to the response to Comment 10 and Topical Response 2. Response 17 Please refer to the response to Comment 10 and Topical Response 2. The Draft EIR addresses potential air quality impacts of both the existing approved Hoag Master Plan and the proposed Master Plan Update Project using currently adopted South Coast Air Quality Management District significance thresholds for criteria pollutants, including but not limited to ozone and PM2.5. Please see Section 3.3, Air Quality, of the Draft EIR. Section 3.3 states: Final EIR No. 142 was certified in 1992, prior to the publication of SCAQMD's CEQA Air Quality Handbook in 1993 and the significance thresholds presented in the handbook. Final EIR No. 142 found that construction emissions would result in significant, unavoidable impacts. The EIR found no significant impacts to long -term, project emissions associated with carbon monoxide (CO), nitrogen oxides (NOx), or reactive organic gases (ROG). However; it should be noted that the project - related CO, ROG, and NOx emissions presented in Final EIR No. 142 exceed the significance thresholds which were subsequently published in SCAQMD's CEQA Air Quality Handbook (1993). The analysis in Final EIR No. 142 compared project R: \Pr *clsWewponW]"RTCRTC- 012208.dm, 3 -158 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments emissions with regional emissions for the basin and Source Receptor Area 18 (the SCAQMD- designated area within which Hoag is located), and concluded that since the project represented such a small portion of regional emissions, the project did not result in a significant impact. Final EIR No. 142 did determine, however, that development of the Master Plan in conjunction with present and future projects would have a significant unavoidable cumulative impact on regional air quality. The findings of the Draft EIR are consistent with the findings of Final EIR No. 142 when using the SCAQMD thresholds. Both the existing Hoag Master Plan Project and the proposed Hoag Master Plan Update Project would result in air pollutant emissions that exceed SCAQMD's construction thresholds. Short-term construction air quality impacts would be significant even with mitigation incorporated resulting in a significant unavoidable adverse impact. Significance of construction impacts are determined by comparing the daily emissions of pollutants associated with construction with the SCAQMD Regional Thresholds presented in Table 3.3 -8 of the Draft Master Plan Update EIR or with the Localized Significance Thresholds (LST) recommended by the SCAQMD. The Regional Thresholds are pollution emission rates, which, if exceeded, are considered to be regionally significant in terms of the region attaining the Ambient Air Quality Standards (AAQS). The SCAQMD LSTs are emission thresholds to ensure that an activity does not cause concentrations at nearby sensitive receptors to exceed the AAQS or to cause a significant increase in concentrations for pollutants where the AAQS is exceeded without the activity. The SCAQMD performed dispersion modeling using typical weather patterns to correlate emissions with concentrations and establish the emission thresholds. These values and a review of the LST emission thresholds determined by SCAQMD were used as the basis as the discussion for the likelihood of an impact. The SCAQMD LSTs are emission thresholds to ensure that an activity does not cause concentrations at nearby sensitive receptors to exceed the AAQS or to cause a significant increase in concentrations for pollutants where the AAQS is exceeded without the activity. The SCAQMD performed dispersion modeling using typical weather patterns to correlate emissions with concentrations and establish the emission thresholds. As discussed in the Draft EIR, there are no specific construction projects proposed and, therefore, no information to calculate emissions from construction activities associated with the Master Plan Update Project. The discussion on Pages 3.3 -18 and 3.3 -19 of the Draft EIR under the Short-term Construction Impacts: Regional Air Quality Impacts heading addresses construction emissions in general and why the emissions from construction activities associated with the project would be likely to exceed the thresholds. The proposed Master Plan Update Project could generate fewer pollutant emissions than would occur with the already- approved Master Plan because of trip reductions associated with the proposed Master Plan Update Project. The amount of reduction would be dependent on the amount of square feet reallocated from the Lower Campus to the Upper Campus. Therefore, compared to the long -term air quality impacts associated with the existing Master Plan, the proposed Master Plan Update Project's impacts could be reduced. However, consistent with the findings of Final EIR No. 142 for the existing Hoag Master Plan Project, the proposed Master Plan Update Project's operations would result in emissions of CO, VOC, and NOx, which would exceed the SCAQMD - established operational phase thresholds. The proposed mitigation measures would reduce these impacts, but not to a level considered less than significant. R:%Proieas\Ne oO\,W"TMRTD-01 220edoc 3 -157 Responses to Environmental Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 18 Please refer to the response to Comment 10 and Topical Response 2. The Draft EIR was prepared and takes into consideration the current growth projections for Orange County which are coordinated by the Center for Demographic Research and developed in conjunction with the County of Orange and cities within Orange County. These projections, known a the Orange County Projections (OCP) are also used by SCAG and the SCAQMD for regional planning programs, such as the Air Quality Management Plan, the Regional Transportation Plan, and Regional Growth Management Element. OCP -2006 has been approved by the local jurisdictions and adopted by the Orange County Council of Governments and SCAG as the official growth projections for the County. The Draft EIR also addresses the proposed Master Plan Update's with respect to the General Plan 2006 Update and the City's Local Coastal Plan. The City acknowledges that the Draft EIR addresses updated population and policy data that was not known and could riot have been known at the time the EIR was certified, the EIR analysis does not involve new significant environmental effects or a substantial increase in the severity of previously identified significant effects with respect to growth projections, the General Plan, or the Local Coastal Plan. The proposed Master Plan Update Project would not allow for any additional development beyond that already permitted by the adopted Hoag Master Plan. Response 19 Please also refer to the response to Comment 10 and Topical Response 2. Each of these projects has been taken into consideration, as applicable, in the analysis found in the Draft EIR. For example, as addressed on page 3.2 -4 of the Draft EIR, the Master Plan Update traffic study was prepared using the current City of Newport Beach Transportation Model (NBTM). The NBTM "Constrained" network was used for 2015 analysis and the City's "Buildout" network (also .known as the City's currently adopted "General Plan Baseline" network) was used for 2025 analysis. The NBTM was used for the City's General Plan Update. The primary study area of the NBTM is generally bound by the Brookhurst Street/Santa Ana River on the west, Adams Avenue /Baker Street/Campus Drive /SR -73 on the north, Crystal Cove State Park on the east, and the Pacific Ocean on the south. The NBTM includes cumulative regional growth including growth within and outside of the City. This includes traffic from neighboring jurisdictions. These projections include all reasonably foreseeable and probable future projects in the region. Therefore, the traffic analysis has accounted for cumulative traffic impacts. With respect to air quality, the Draft EIR air quality analysis was based on.the traffic analysis which takes into account regional growth. With respect to "other impacts," the Draft EIR addressed the applicable cumulative study areas for the applicable environmental topics. For example, a development such as the Seacliff Village Shopping Center located more than 7 miles from Hoag would not have a noise impact on Hoag and Hoag would not have a noise impact on the shopping center. The distance between the two sites would not cumulatively contribute to noise impacts. Please also refer to the subsequent response to Comment 49. Response 20 Please refer to the response to Comment 10 and Topical Response 2. With respect to the Sunset Ridge Park Site located west of Superior Avenue, the General Plan Recreation Element identifies the site as a future active park. The City has been pursuing the development of a park on either side of Superior Avenue, west of the Hoag Lower Campus since the early 1990s. The proposed park site consists of two parcels; a 15 -acre parcel west of Superior Avenue and a 2- acre parcel East of Superior Avenue located along West Coast Highway. The. parcels were purchased by the State of California many years ago for the Coastal Freeway, which was R: \Project \N p rNJDOMTC\RT00012209.dm 3 -158 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments abandoned by the State many years ago. In April 2005, the Newport Beach City Council retained RJM Design Group for the preparation of a master plan for the development of the proposed Sunset Ridge Park. Later in 2005, the City purchased the smaller parcel from the State for $175,000 dollars. In September 2006, the City purchased the larger parcel for $5 million dollars. Although the final amenities to be placed in the park are yet to be determined, the park may consist of sports fields, tot lots, skate parks, natural and passive park areas, restroom buildings, parking lots, lighting, and perhaps a pedestrian bridge to connect the two sites. The park development will require a considerable amount of grading, drainage improvements, and perhaps an access road connecting westbound Coast Highway to the site through the adjacent Banning Ranch property. Planning and design of the park is ongoing and park development will require environmental review pursuant to CEQA as a separate project. Development of this park is not related to the Hoag Master Plan project; however, funds paid to the City by Hoag as a result of the proposed amendment of the Development Agreement may be used by the City to improve the future park. The future development of the Sunset Ridge Park does not represent a new significant impact that must be addressed in the Draft EIR for the Master Plan Update Project. Response 21 Please also refer to the responses to Comments 10 and 19 and Topical Response 2. The extension of 19th Street across the Santa Ana River has been assumed in the City of Newport Beach General Plan and the Orange County Master Plan of Arterials and Highways, and therefore should be included in the NBTM forecasting assumptions for Year 2025 conditions (referred to as the City's adopted 'BuildouY' or "General Plan Baseline" network, as described in Section 5.1.2 of the Draft EIR traffic study). For Year 2015 conditions, the NBTM "constrained" network was used. The constrained network does not assume the 19th Street bridge connection, as stated in Section 5.1.2 of the Draft EIR traffic study. Response 22 The City concurs that adequate parking must be provided. The City currently requires and will continue to require that a parking study be provided and approved by the City Traffic Engineer for each individual building project at Hoag to determine the specific parking requirements for that project. The City reviews each parking study for use of appropriate methodology and accuracy. Section 3.2 of the Draft EIR addresses this issue. Hoag is required to provide all parking on the site in surface lots, subterranean parking structures, and/or aboveground parking structures. For Upper Campus land uses, surface parking lots are provided for the James Irvine Surgery Center and for the Emergency Care Unit. Two parking structures are provided for hospital visitors, physicians, and employees. Parking on the Lower Campus is provided in surface lots and in one parking structure. Parking requirements are based on building types and the area allocated for land use function, as set forth in the PC Text (see Table 3.2 -11 of the Draft EIR). The City determines parking needs based upon building type and the area allotted to specific functions. Any area that is calculated as part of the total floor area limitation is included in the gross floor area to determine the parking requirement. Because adequate parking is required to be provided now and in the future as a condition of project- specific development projects, the Draft EIR determine that no significant impacts are expected associated with the provision of on -site parking at Hoag. This would also be true for existing parking conditions at Hoag. R:\ ProjM5 \NewponV008 \RT0RTC- 012208.60c 3 -159 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 23 The form of environmental documentation used to assess impacts from the proposed Master Plan Update Project is appropriate. A subsequent SR requested by the commenter is not necessary. Please refer to Topical Response 2. Response 24 Final EIR No. 142 was certified by Resolution 92 -43 as adequate by the City of Newport Beach on May 11, 1992; the Final EIR was not subject to litigation and therefore stands as an adequate CEQA document for the Hoag Master Plan. While the commenter refers to "numerous" mitigation measures (as not being implemented), the commenter cites only 3 of the 124 mitigation measures in Final EIR No. 142. With respect to the commenter's general statements regarding implementation of mitigation measures and reliance on the analysis contained in Final EIR No. 142, please refer to the responses to Comments 8 10 discussing how mitigation measures from Final EIR No. 142 have been implemented and why the form of documentation presented by the Draft EIR is appropriate. With regard to the three specific mitigation measures referenced in the comment, the three measures are either proposed to be replaced or as having been implemented: MM 112. The Project Sponsor shall ensure that construction activities are conducted in 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 6:00 p.m. on Saturdays. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner that produces loud noises that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. Rationale for Deletion: Mitigation Measure 112 was adopted as part of Final EIR No. 142. This measure has been superseded by the City's standard condition for hours of construction. The City's standard condition is as follows: SC 3.4 -1 During construction, the Applicant shall ensure that all noise - generating activities be limited to the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on Saturdays. No noise - generating activities shall occur on Sundays or national holidays in accordance with the City of Newport Beach Noise Ordinance. MM 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. Rationale for Deletion: Mitigation Measure 114 was adopted as part of Final EIR No. 142 and has been implemented as a part of the two -story emergency care unit in 1994. That facility has been constructed and all rooftop equipment was placed according to the setback limitations in the mitigation measure (i.e., no close than 15 feet from the west edge and no closer than 10 feet from any edge of the structure). Because the facility has been constructed, the mitigation measure is no longer required. Additionally, City, approved R :wrgenswewponUDWRrcwrco1220e.dm 3 -160 7 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Ancillary Renovation projects include added Sound /Site equipment screening to the entire west facing wall of the adjacent ancillary building. MM 115 Noise from the emergency room expansion rooftop mechanical equipment shall not exceed 55 dBA at the property line. Rationale for Deletion: Mitigation Measure 115 was adopted as part of Final EIR No. 142 and has been implemented. The mitigation measure limits noise from rooftop mechanical equipment on the emergency room expansion to 55 dBA at the Hoag property line. The emergency room expansion facility has been constructed and the equipment in this vicinity has not been identified as exceeding the.55 dBA limitation imposed as part of the mitigation measure (see Draft EIR, page 3.4 -13). Thus, since the equipment has been installed and is in conformance with the mitigation measure, the measure is no longer necessary. Additionally, City approved Ancillary Renovation projects include added Sound /Site equipment screening to the entire west facing wall of the adjacent ancillary building. It should again be noted, only mitigation measures that have been successfully implemented would no longer be applied to the Hoag Master Plan Update Project. All other mitigation measures, project design features, and standard City conditions would be applicable. As addressed in the Draft EIR and in these responses to comments, the City is requiring additional and /or modified measures (including noise - related measures) where modified measures can be more successfully implemented. Please also refer to Topical Response 3 which identifies a new proposed Project Design Feature related to noise attenuation. With respect to noise, these measures are repeated below from Section 3.4 of the Draft EIR: Additional Mitigation Measures to Reduce Impacts of the Proposed Master Plan Update Project Construction Activities MM 3.4 -1 Prior to the initiation of vibration- generating demolition and construction activities, the Hoag Construction Project Manager shall notify building /department representatives that these activities are planned. This notification will allow for the relocation of vibration - sensitive equipment in portions of buildings that could be affected. The Hoag construction staff shall work with the Project Contractor to schedule demolition and construction activities that use heavy equipment and are located within 50 feet of buildings where vibration - sensitive medical procedures occur, such that demolition and construction activities are not scheduled concurrent with sensitive medical operations. A system of communications would be established between selected vibration - sensitive uses /areas and Construction Managers so that noise or vibration which would affect patient care or research activities can be avoided. On -Site Activities: Mechanical Equipment MM 3.4 -2 The final plans for heating, ventilation, and air conditioning (HVAC) equipment for the Ancillary Building and West Tower shall be submitted to the City for review and approval. The plans shall be reviewed by an Acoustical Engineer to ensure that they will achieve 58 dBA (Leq) at the property line adjacent to the loading dock area. These plans need to be R: 1Prolens %NewpodV008%RTORTP012208.doc 3 -161 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments submitted within six months of the certification of the Hoag Memorial Hospital Presbyterian Master Plan Update Final Supplemental E!R (SEIR). If Hoag does not pursue the redesign of the HVAC systems for the Ancillary Building and West Tower, Hoag shall submit within six months of the.certification of the Final SEIR a plan to the City that details how Hoag will bring the current equipment into compliance with the 58 dBA nighttime noise limit when measured at the property line adjacent to the loading dock area. MM 3.4 -3 Prior to issuance of building permits for any project that includes HVAC equipment, an acoustical study of the noise generated by the HVAC equipment shall be performed and a report that documents the results shall be submitted. This report shall present the noise levels generated by the equipment and the methodology used to estimate the noise levels at nearby residential uses or property boundary, as applicable; the report will also demonstrate that combined noise levels generated by all new HVAC equipment does not exceed the applicable Development Agreement limits. This study shall be reviewed and approved by the City prior to issuance of building permits. After installation of the equipment, noise measurements shall be performed and provided to the City that demonstrates compliance with applicable noise level limits. On -Site Activities: Loading Dock MM 3.4 -4 Truck deliveries to the loading dock area are restricted to the hours of 7:00 AM to 8:00 PM. It is noted that special situations may arise that require delivery outside of these hours. MM 3.4 -5 Sound absorption panels on the east wall of the loading dock shall be installed. Approximately 450 square feet of absorptive panels shall be used to cover major portions of the back wall of the loading dock area. The Noise -Foil panels by Industrial Acoustics or a panel with an equivalent or better sound rating shall be used. MM 3.4 -6 The trash compactor shall be relocated within theloading dock. The trash compactor and baler shall be enclosed in a three -sided structure. The walls shall be concrete block or similar masonry construction. The roof shall be lightweight concrete roof or a plywood surface with concrete tiles; a built -up roof with 5' 5" of insulation on the inside would be an acceptable alternative. The open side shall face away from the residents. Doors may be on the side of the enclosure facing the residents, but must be closed when the baler or compactor are operating. The compactor and baler should only be operated between the hours of 7:00 AM and 7:00 PM. MM 3.5 -7 "No Idling" signs shall be posted in the loading dock area and any area where the trucks might queue. On -Site Activities: Crease Trao The grease trap operation is exempt from noise regulations. However, the following measure is recommended: alPra M \Newpartl10081ATQFlTO- 012208.doC 3 -162 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments MM 3.5 -8 Grease trap cleaning operations shall be limited to Saturday between the hours of 11:00 AM and 3:00 PM. On -Site Activities: Cogeneration Facility The operation of the fourth cooling tower at the cogeneration facility could result in an exceedance of the Noise Ordinance. MM 3.5 -9 Upon installation of the fourth cooling tower at the cogeneration facility, additional noise measurements shall be performed to determine compliance with the City's Noise Ordinance. The measurements shall be made and a report submitted to the City within three months of commencement of operations of the fourth cooling tower. If a violation is noted, the problem must be corrected and a second set of measurements submitted to the City showing compliance within one year of commencement of operations of the fourth cooling tower. On -Site Land Uses MM 3.4 -10 Prior to the issuance of building permits for any Hoag patio use proposed to be located closer to the roadway then the 65 CNEL contour distance shown in Table 3.4 -7, a detailed acoustical analysis study shall be prepared by a qualified Acoustical Consultant and a report shall be submitted to the City for review and approval. The Acoustical Analysis Report shall describe and quantify the noise sources impacting the area and the measures required to meet the 65 CNEL exterior residential noise standard. The final building plans shall incorporate the noise barriers (wall, berm, or.combination wall /berm) required by the analysis and Hoag shall install these barriers prior to issuance of a Certificate of Occupancy. MM 3.4 -11 Prior to issuance of building permits, a detailed acoustical study using architectural plans shall be prepared by a qualified Acoustical Consultant and a report shall be submitted to and approved by the City for Hoag buildings that are proposed to be located closer to the roadway than the 65 CNEL contour distance shown in Table 3.4 -7 and for office buildings that are proposed to be located closer to the roadway than the 70 CNEL contour distance (Table 3.4 -7). This report shall describe and quantify the noise sources impacting the building(s); the amount of outdoor -to- indoor noise reduction provided by the design in the architectural plans; and any upgrades required to meet the City's interior noise standards (45 CNEL for hospital uses and 50 CNEL for office uses). The measures described in the report shall be incorporated into the architectural plans for the buildings and implemented with building construction. Response 25 Under CEQA Guidelines §15088(a), the lead agency must evaluate comments on environmental issues received from those who reviewed the draft EIR and must prepare a written response to such comments. This comment does not raise any environmental issues and thus does not constitute a comment under CEQA to which a response must be provided. However, in order to correct some of the misstatements made in this comment, the City will respond with clarifying information. R:Trole=6 ewp MWO0MTQRTG012208.dm - 3 -1673 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments The commenter states that the City has never conducted an annual review of Hoag's compliance with the Development Agreement (i.e., the Development Agreement have gone unreviewed by the City for 16 years). This statement by the commenter is inaccurate; the City has conducted formal reviews but they have not been conducted annually. The last formal annual review was conducted on June 28, 1999. Pursuant to the terms of the Development Agreement, the City is supposed to review Hoag's good faith substantial compliance with the Development Agreement at least once every 12 months (see Development Agreement Section 5.1). The annual review is to include a detailed report of compliance with the.various conditions and mitigation measures contained within the Mitigation Monitoring Plan. The lack of an annual review shall not constitute or be asserted by the City as Hoag's default (see Development Agreement Section 5.7). Although the City has not requested or set a formal annual review proceeding since 1999, the City has required Hoag to submit project status reports; reports have been provided to the City for the period of January 1, 1999 through December 31, 2003, the period January 1, 2004 through June 30, 2006, and the period July 1, 2006 through April 30, 2007. In its last submittal, Hoag requested that the City conduct a formal annual review. In response, the City determined that it would be in the best interest of all parties and the public for the formal annual review to be conducted concurrently with or soon following the review and consideration of the Draft EIR for the proposed Master Plan Update Project and the entitlements related thereto. Despite the lack of formal annual reviews, the public record contains the various project status reports as well as City- prepared documents verifying compliance with applicable mitigation measures. These materials verify that the only applicable mitigation measure and /or condition of approval which has not been achieved is the PC Text provision restricting noise levels from mechanical equipment to 55 dBA at the property line adjacent to the loading dock. As noted previously in the response to Comment 11, both the City and Hoag have been working over the past number of years to implement all feasible mitigation in an effort to reduce noise to the applicable standards. Based on the analysis and findings contained in the Draft EIR, it has been established that there is no feasible mitigation measure to reduce the noise from mechanical appurtenances at the loading dock below the standard adopted in 1992. Therefore, a revised mitigation measure is proposed and the environmental impact analysis related to that revised mitigation measure has been fully disclosed in the Draft EIR. Please refer to Topical Response 3, the response to Comment 8 regarding enforcement of mitigation measures, and to the response to Comment 10, above regarding the form of CEQA document. Response 26 Prior to the construction of any project, the City requires Hoag to submit all appropriate plans for review which includes the details for rooftop equipment and how it will be incorporated into the design of the roof of each facility. Response 27 Please refer to the response to Comment 8, regarding the implementation of mitigation measures from Final EIR No. 142. Hoag has obtained more than. one Coastal Development Permit (CDP) from the California Coastal Commission. The commenter fails to identify which CDP is related to its allegations; furthermore, the commenter has not provided any specific details to support the statement of non - compliance. However, the City has confirmed that the Coastal Commission approvals authorized the removal of 212,000 cubic yards (cy) of soil from the Lower Campus in conjunction with the retaining wall project and that no more than 108,918 cy have been removed R:Naro7ec \Ne.ponvooawraRTC -01220.dw 3 -164 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments to date. In addition, all landscape plans related to this same project were submitted and approved by the Coastal Commission. Response 28 Please refer to the responses to Comments 26 and 27. Response 29 The Draft EIR's statement that "West Coast Highway is not a designated State Scenic Highway' is accurate. A "State Scenic Highway' is a formal designation made by the California Department of Transportation (Caltrans) pursuant to California Street and Highways Code Section 260, et. seq. Although certain stretches of Route 1 located in Santa Barbara, Monterey, San Luis Obispo, and San Mateo counties have been so designated, no portion of Route 1 in Orange County (Route 1 is known as West Coast Highway in the City of Newport Beach in the vicinity of Hoag) has ever been designated as a State Scenic Highway. Please refer to the response to Comment 27. Application No. 5 -93- 252 -A2 to the CCC was a request by Hoag to grade, construct retaining walls up to 27 feet high, construct parking areas and access roads, install support utilities and landscaping, demolish the child care center and construct 12,672 sf child care center at One Hoag Drive (entrance to Hoag at West Coast Highway). The permit was approved on September 14, 2005. The project is a component of the Hoag Master Plan. The City's Certified Coastal Land Use Plan does not use the terminology of "scenic corridor." Relevant policies of the Coastal Land Use Plan are addressed in the Draft EIR for Hoag. The relevance of a partial quote in an approved permit to implement a portion of the existing Hoag Master Plan is unclear. Response 30 The commenter is directed to responses to Comments 26, 27, 28, and 30, related to discussions on how all aesthetic mitigation measures have been implemented and how commenter is mistaken in its assertions related to the scenic designation status of West Coast Highway. No additional analysis in the Draft EIR is necessary. Response 31 Please refer to Topical Response 1. The cogeneration facility is an approved and constructed project and as such, the Draft EIR need not analyze aspects of this existing facility. Thus, the commenter's statements related to the alleged "plume" generated by the cogeneration facility are not relevant to the Draft EIR. Response 32 Commenter's statements regarding potential "mitigation" for alleged visual impacts of the cogeneration facility are not relevant to the Draft EIR. Please refer to Topical Response 1. The cogeneration facility is an existing facility and not part of the proposed Master Plan Update Project, thus, there are no potential significant impacts related to the cogeneration facility and no mitigation measures for the cogeneration facility that were required to be analyzed as part of the Draft EIR. S R:�ProjW Newp001J0061RT0RTC- 012208,dm 3 -165 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonsas to Comments Response 33 Please refer to Topical Response 1 and the responses to Comments 31 and K. Discussions between Villa Balboa residents and Hoag regarding potential enhancements to the cogeneration facility have been conducted as a matter of community relations and not within the context of either CEQA or the Draft EIR. Response 34 Please refer to Topical Response 1 and the responses to Comments 31 and 32. Response 35 The comment suggests that the project description is incomplete because it does not provide information as to the site - specific projects that would be implemented in the future as a part of the Master Plan. Pursuant to CEQA Guidelines Section 15124, an EIR must include a general description of a projects technical, economic, and environmental characteristics, but need not supply extensive detail beyond that needed for evaluation and review of the environmental impact. The project description clearly describes the proposed project's technical and environmental characteristics in the way that allows for the evaluation and review of potential environmental impacts. The Master Plan for Hoag has been approved and was subject to extensive environmental analysis under the Final EIR No. 142. The proposed Master Plan Update Project does not allow for any new construction over that already approved by the original Master Plan. It simply allows flexibility for Hoag such that up to 225,000 sf of already authorized development in the Lower Campus could be transferred to the Upper Campus. After fully describing this, the Draft EIR then analyzes all of the potential significant impacts that could result if the maximum amount of square footage were transferred. Neither Final EIR No. 142 nor the Draft EIR provides information as to specific use or configuration of this 225,000 beyond what has already been described in the Master Plan. Any square footage moved from the Lower Campus to the Upper Campus will still be restricted by the project's mitigation measures, conditions of approval, and design criteria as set forth in Final EIR No. 142 as supplemented in the Draft EIR. Further as discussed in CEQA Guidelines §15168, "Use of the program EIR also enables the Lead Agency to characterize the overall program as the project being approved at that time. Following this approach when individual activities within the program are proposed, the agency would be required to examine the individual activities to determine whether their effects were fully analyzed in the program EIR. If the activities would have no effects beyond those analyzed in the program EIR, the agency could assert that the activities are merely part of the program which had been approved earlier, and no further CEQA compliance would be required. This approach offers many possibilities for agencies to reduce their costs of CEQA compliance and still achieve high levels of environmental protection.' This Master Plan Update EIR is consistent with the approach used by the City and the State to address projects subject to the existing Master Plan for Hoag. Response 36 The, intent of the proposed Master Plan Update Project is to provide flexibility for Hoag (see Draft EIR, page 4-3). The commenter notes this but then states that this is somehow contrary to the use of a traffic study which makes specific assumptions regarding future uses. In order to provide an accurate assessment of potential traffic impacts related to the. proposed Master Plan Update Project, it was necessary to make certain assumptions regarding future uses (see Draft EIR, page 3.2 -11). These assumptions regarding future uses were developed in coordination R:wroj a V4ewnomWo6ewrcwrc- 012208.ax - 3 -166 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Resoonses.to Comments with the Applicant and are based on present thinking and not on final decisions regarding specific projects. This is the best information available at the time the Draft EIR was prepared. To the extent future uses are proposed which differ from these assumptions, the City would require Hoag to prepare a traffic analysis prior to building construction to confirm that the proposed use falls within the scope of the authorized traffic limits authorized for the project (see Draft EIR, pages 3.2 -27 and —28, Mitigation Measure 25). As clearly stated in the Draft EIR and these responses to comments, the Applicant is not proposing to complete a transfer now. Rather, the Applicant is creating the flexibility that would allow for such a transfer at a future date should such a transfer facilitate decisions regarding future development on this project site. Response 37 Table 1, Building Area Statistical Analysis, in the PC Text is proposed for revision to be consistent with the development limits stipulated in the City's 2006 General Plan. The City's General Plan, approved November 7, 2006, eliminated the use of floor area ratios in reference to development limits at Hoag. Figure LU -8 in the General Plan refers the reader to the Anomaly Table, Table LU -2, to determine the precise development limits. Hoag's Upper Campus, Anomaly Number 56 in the Table LU -2, has a development limit of 765,349 sf for the Upper Campus and the Lower Campus; Anomaly Number 57 in Table LU -2 has a development limit of 577,889 sf. Changing the PC Text in this manner is not a substantial change since the change simply reflects the revised information presented in the General Plan (a conformity change) and does not remove a cap on development. Rather, the change from floor area ratio numbers to square footage numbers reflects a change in calculation methods. As is stated in the Draft EIR, the proposed Master Plan Update Project will not change the overall development cap for Hoag; the proposed project would allow a reallocation of development allowances within the overall cap (see Draft EIR, page 2 -4). Response 38 The commenter suggests that the Draft EIR's Project Description is inadequate because it did not specifically identify a proposed modification to the PC Text to allow for an urgent care facility (rather than an emergency care facility) and suggests that this modification would have significant traffic impacts. The Newport Beach traffic model used to conduct the traffic analysis does not distinguish between emergency care facilities at a hospital and urgent care facilities; thus, for traffic purposes, there is no distinction between the two types of facilities. Traffic impacts would be no different per the traffic methodology used for the Draft EIR between an emergency care facility and urgent care facility. Response 39 Please refer to the response to Comment 35 regarding the appropriateness of the level of specificity provided in the Draft EIR. The commenter suggests that the failure to identify the specific development projects now violates CEGA because it would result in piecemealing and would constitute a failure to analyze potential environmental impacts as early as possible in the planning process. This suggestion is inaccurate. Rather than pursuing individual approvals of individual buildings on a building -by- building basis, which would constitute piecemealing, the Applicant proposed a master plan for the entire site so that the City could programmatically analyze the whole of the action. The Hoag Master Plan was approved in 1992 and was accompanied by a certified EIR (Final EIR No. 142). The proposed Master Plan Update Project is a modification to the original master plan that provides for additional flexibility in the location of buildings within the entirety of the project site. This programmatic level approach is not only appropriate but also encouraged under CEGA in an effort to look at the whole of an action as R.\ PrOJWS \NmponWMB \RTCWTC- 012208.dm 3 -167 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments early as possible in the planning process (see e.g., California Public Resources Code § 21003.1; 14 California Code of Regulations §15004(b)). With respect to the calculation of square footage, the Applicant requested a modification to the definition of "Entitlement, Gross Floor Area" as defined in the PC Text. The requested modifications are identified below (requested additions are in underline and requested deletions are in strike through): Entitlement, Gross Floor Area: Any area of a building, or portion thereof, including the surrounding exterior walls, but excluding: 1. Area of a building utilized for stairwells and elevator shafts on levels other than the first level of a building in which they appear; 2. Area of a building and /or buildings which are not for general or routine occupancy, such as interstitial or mechanical occupancies; 3. GOASIFuetien peFFIFIAS isabied GA 8F aAeF August 13, 2002, aArea of a building used specifically for base isolation and structural system upgrades directly related to requirements of governmental agencies and is not for general or routine occupancy; and 4. 43_ , eEnclosed rooftop mechanical levels not for general or routine occupancy. The Draft EIR analyses did not assume the requested revisions to Items 3 and 4 as they were not supported by the City's Planning Department staff. The Applicant has withdrawn the request to modify Items 3 and 4. With respect to Item 2, there are no existing areas of Hoag that are currently affected by this proposed modification with the exception of the recently completed Women's Pavilion. Response 40 The current planned need for additional square footage on the Upper campus is to add additional in- patient critical care capabilities for the community: This includes the need for additional and larger operating rooms and procedural suites to accommodate new technology as well as critical care patient rooms and the wide range of support functions necessary to provide in- patient care for the most critically ill. Response 41 The City is requiring. all noise measures to be required and, thus, wording in the PC Text will use the word "shall" rather than "should." Response 42 The commenter requests clarification of proposed PC Text changes related to signage and asserts that such changes will have significant aesthetic impacts. The updates to the sign policy clarify the definitions of buildings and provided added detail. The prior sign program provided less specificity on sign height and square footage requirements. None of the proposed changes related to signage will significantly, affect aesthetics. Nevertheless, Appendix B to the Responses to Comments document includes a redlined comparison of the prior and proposed R: \PrgeM \NewporM0081RTC%RTC- 012208.dw 3.168 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments PC Text and the prior and proposed Development Agreement. Proposed changes to the PC Text related to signage are summarized below: Clarification that wayfinding signage may be needed in multiple locations on a building or a portion of a building, depending on its openings and purposes. Signs are currently permitted for wayfinding purposes and there is flexibility as to what may be needed on each building depending on the use and access to a particular building. Restrictions pertain to size and illumination. Clarify that there are two primary entrances to the hospital, the main entrance and the emergency room entrance, each of which will require signage that may need to be freestanding for wayfinding purposes. The limitation on these entrance signs is restricted to a maximum of 8 feet with a maximum sign area to not exceed 70 sf. For the purposes of the signage program, there are main building entrances to the hospital, the Main Entrance in the Women's Pavilion and the Emergency Room. Secondary building entrances shall not exceed a maximum height of 9 feet and a total of 50 square feet in size. The prior signage program did not contain size and height restrictions. Allowance for wayfinding signage for vehicular and pedestrian directional purposes to include the possibility for a triple sided sign at appropriate intersections, with restrictions on the size and font needs based upon the speed of traffic, setbacks from road and viewing distance. Height limitations are also proposed to be modified for these particular signs from 8 feet to 11 feet and the number of potential signs is revised from a potential of 35 to a potential of 50. There are no limitations for the number of signs. • One donor recognition signage would be permitted at the exterior of each building, not to exceed 175 sf in size. • A clarification of the already- approved signage for the East Tower building, noting that signage may be allowed on hospital towers one on each elevation, with a maximum sign area of 275 sf, and that no signage facing west (toward the Villa Balboa property line) may be illuminated. • Clarification that the Lower Campus secondary buildings shall be allowed two building mounted identifying signs but shall adhere to current requirements which do not allow them to face Villa Balboa property. • Allowance for each parking structure to have one identifying sign above each entrance and exit, with a maximum area of 30 sf. The aesthetic impacts of the modifications to signage provisions in the PC Text will not create significant aesthetic impacts as signs are within the building height limits established for Hoag, are or will be within the shadow of the buildings, and provisions are provided to ensure that signs are not mounted or lit facing the adjacent Villa Balboa residential neighborhood. Conclusions reached on pages 3.5 -6 and 3.5 -7 of the Draft EIR regarding off -site views of Hoag will not be altered by the proposed edits to the PC Text regarding signage and the project will continue to have a less than significant aesthetic impact as stated on page 3.5 -8 of the Draft EIR. Response 43 The Draft EIR includes a reference to Appendix B within the project description, which is the draft amended PC Text request by Hoag. Despite the fact that Appendix B is not an R:\ Projects \Newpoft JM RTCI TC- 01 220&doc 3 -169 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments "underline /strikeout" version of the document, the commenter correctly indicates that Hoag has requested that several of the parking ratios be changed. Specifically, the parking ratios for outpatient services at 2.0 spaces /1,000 sf, support at 1.0 spaces /1,000 sf, administrative at 4.0 spaces /1,000 sf and inpatient at 1.25 spaces per 1,000 sf are proposed to be modified to be outpatient services at 2.31 spaces /1,000 sf, support at 0 spaces/1,000 sf, administrative at 5.3 spaces /1,000 sf and inpatient at 2.35 spaces per 1,000 sf. The commenter correctly indicates that the footnote reference to these proposed parking ratios is Traffic Study No. 2001 -001 approved by the Planning Commission through the approval of Resolution No. 1542. The reference cited is correct. The commenter also correctly indicates that a Planned Community text may only be amended by the adoption of an ordinance by the City Council. The Hoag Memorial Hospital Presbyterian Planned Community Criteria and District Regulations (PC Text) was adopted by the City Council by Ordinance No. 92 -3. Amending an ordinance requires the adoption of a subsequent ordinance, which is exactly how the proposed amendment of the PC Text would be officially adopted should the City Council choose to take such an action. Appendix B of this responses to comments document includes the existing and proposed PC Text in redline /strikeout format. The approval of a traffic study pursuant to the Traffic Phasing Ordinance is required for phases subsequent to Phase I, prior to the issuance of building permits for subsequent phases pursuant to Mitigation Measure 25 identified in Final EIR No. 142. Traffic Study No. 2001 -001 was a traffic study prepared and approved in accordance with the Traffic Phasing Ordinance pursuant to this programmatic mitigation measure for Phase II, which was the construction of the Women's Pavilion. Included in the traffic study was a study of appropriate parking ratios as required by Mitigation Measure 27 in Final EIR No. 142. This mitigation measure requires the preparation of such a study prior to the issuance of building or grading permits for Phases II and III. The traffic and parking study was reviewed and approved by the City Traffic Engineer and the parking ratios identified were used to evaluate the adequacy of parking associated with the construction of Phase II. When Traffic Study No. 2001 -001 was approved by the Planning Commission, the PC Text was not modified to reflect the parking ratios identified in the traffic and parking study. At this time, Hoag is requesting that the parking ratios in the PC Text be amended such that they area consistent with the parking ratios identified in Traffic Study No. 2001 -001, which was previously approved by both the City Traffic Engineer and Planning Commission. The Traffic Engineering Division of the Public Works Department has not indicated that the suggested changes to the parking ratios are inappropriate or would result in inadequate parking. It should be noted that a reevaluation of the parking ratios is not required at this time; however, it will be required prior to the issuance of building or grading permits for each subsequent phase of construction pursuant to Mitigation Measure 27. The City reviews each parking study for use of appropriate methodology and accuracy. Response 44 The proposed Master Plan Update Project is clearly defined in the Draft EIR Project Description section. The Project is not, as suggested by the comment, all future development which would occur under the proposed Master Plan. Rather, it is any change resulting from transferring up to 225,000 sq. ft. of future development from the Lower to the Upper Campus (as well as modification of noise limitations). The comment suggests that the EIR must clearly indicate the full impact that would result from all future development that would occur under the amended Master Plan. This statement is unclear. If the comment is intended to require the EIR to assess all impacts that would result from all future development under the Master Plan, it is an incorrect statement. The full impact of development was appropriately addressed in Final EIR No. 142. The Draft EIR need only address any additional impacts that would result from the Project's modification of the Master Plan. If the statement is meant to say that the EIR must identify the RiProjWs1Newport00081RTC1RTC- 012208. m 3 -170 - - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments full impact that would result from the proposed project's modifications then the statement is correct and the Draft EIR in fact has done this. Response 45 As stated in Section 6.5 of the Development Agreement, the California Coastal Commission (CCC) must approve amendments to the Development Agreement until such time as the Local Costal Program has been certified. Because the Local Costal Program is not yet fully certified within the City of Newport Beach, the CCC will have authority to approve the amendment to the Development Agreement incorporated as part of the proposed Master Plan Update Project. It is for this reason that the CCC is listed as a responsible agency in the Draft EIR. With regard to commenter's statements regarding alleged failures of the Applicant to apply for Coastal Development Permits for certain activities on the Lower Campus, please refer to the responses to Comment 26 and 27. With respect to implementation of mitigation measures from Final EIR No. 142, please refer to the response to Comment 8. Response 46 The commenter suggests that CEQA Guidelines mandate a baseline for analysis in the Draft EIR that is the physical environmental conditions as they exist at the time the Notice of Intent for the Draft EIR was prepared. CEQA Guidelines §15125(a) clarifies that the "environmental setting" is intended to mean the environmental conditions as they exist at the time the Notice of Preparation is filed. This gives the lead agency greater certainty regarding the setting which must be described. The subsection goes on to provide that normally (emphasis added) the environmental setting describes the baseline conditions against which the significance of any physical change in the environment that may occur as a result of the project will be measured. However, the CEQA Guidelines quoted by the commenter do not mandate such a baseline. Because there is an already- certified EIR for the Hoag Master Plan, the Draft EIR need only address incremental changes resulting from a modification of the previously- approved project. Case law supports this conclusion. In the case of Fairview Neighbors v. County of Ventura (70 Cal. App. 4th 238 (1999)), the issue before the court was the proper baseline for use in a 1993 EIR when a 1976 EIR had assessed full buildout of the project and the 1993 EIR was assessing an amendment to the previously - approved project —a situation nearly identical to that addressed in the Draft EIR. The court concluded that a fully operational mine —as assessed in the 1976 EIR —was the appropriate environmental baseline for purposes of comparison in the 1993 EIR. In response to mine expansion opponents seeking to have the project's traffic impacts compared to existing physical conditions in the 1990s instead of the maximum traffic impacts analyzed in 1976, the court held that the "[1993] EIR appropriately assumes the existing [baseline] traffic impact level to be the traffic generated when the mine operates at full capacity pursuant to the entitlement previously permitted [and assessed in the 1976 EIR]." Id. page 242 -43. The court further added: "[d]iscussing the possible environmental effects of the project based on actual [current physical] traffic counts would have been misleading and illusory..." Id. (emphasis added). In any event, the Draft EIR does analyze air emission and traffic impacts based on current conditions and apply current SCAQMD thresholds of significance. The same analysis is performed for the original Master Plan and the Updated Master Plan and the results compared to determine any difference in impacts. Thus, the Draft EIR properly used an environmental baseline that compares air emission and traffic impacts as a result of reallocating a maximum of up to 225,000 sf from the Lower Campus to the Upper Campus with the air emission and traffic RdPrgeo \Newpoft J 8 0 TC\RTC- U122WA. 3 -171 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments impact analysis for the entire Hoag Master Plan as previously assessed in the Final EIR No. 142. With regard specifically to air emissions, Final EIR No. 142 concluded that the existing Master Plan, would not result in significant air quality impacts and that it was in conformance with the then applicable regulatory standard, the Air Quality Management Plan. However, Final EIR No. 142 found that the Master Plan, when considered in conjunction with future projects in the region, would exacerbate regional air quality (see Final EIR No. 142, page 4 -114). As such, Final EIR No. 142 concluded that this incremental addition to cumulative air quality degradation was a significant unavoidable impact. Similarly, and although the Master Plan Update Project in and of itself will result in lower emission levels then contemplated in the existing Master Plan, the Draft EIR concludes that the Master Plan Update would still result in unavoidable air emission impacts per the new regulatory standards represented by SCAQMD thresholds that were not in existence at the time that Final EIR No. 142 was certified. Accordingly, the Draft EIR analyzes air emissions consistent with the methodology used in Final EIR No. 142. Response 47 Please refer to the response to Comment 46. Response 48 With regard to the baseline analysis in the Draft EIR, please refer to the response to Comment 46. Regarding traffic impacts specifically, the Fairview analysis also applies contrary to commenter's assertion that "significance is determined by the difference in Intersection Capacity Utilization under future conditions." This traffic study assesses the potential traffic impacts of the proposed Master Plan Update Project to determine if the reallocation of square footage from the Lower Campus to the Upper Campus changes the impact conclusions from Final EIR No. 142. It is again important to note that the Hoag Master Plan Update EIR supplements Final EIR No. 142 and is not a stand -alone CEQA document. For this reason, each environmental topical section summarizes the findings of Final EIR No. 142 and that the impact analysis addresses and compares the existing, approved development for Hoag to the proposed modifications. In that context, the Master Plan Update EIR does not state that the Project would have no traffic impacts. Rather, it states: "Final EIR No. 142 found that all traffic impacts could be mitigated to a level considered less than significant. No new significant traffic impacts have been identified associated with the proposed Master Plan Update Project. Consistent with the conclusions of Final EIR No. 142, the Project's contribution and all project- specific cumulative traffic, circulation, and parking impacts'can be mitigated to a level considered less than significant" (see page 3.2 -32). Response 49 The commenter erroneously states that cumulative impact analyses in the Draft EIR are inadequate for failing to follow methodologies outlined in the CEQA Guidelines for such analyses. It should first be noted that as a supplemental EIR, the Master Plan Update Draft EIR need only discuss 'the information necessary to make the previous EIR adequate for the project as revised" (see CEQA Guidelines §15163(b)). Final EIR No. 142 contained a complete discussion of cumulative impacts for development of the Hoag Master Plan (see Final EIR No. 142, page 5- 1 -10). The Draft EIR need only discuss those areas where implementation of the proposed project might modify conclusions reached in Final EIR No. 142. The Draft EIR did this. The commenter implies that only a cumulative impact analysis using a list of projects would be sufficient for the Draft EIR; however, the CEQA Guidelines cited in the comment allow for multiple methods of analysis, not solely the "list" method. As is discussed further, below, the R.\Proje NNewpwiWDDSWC\RTC- 012208.dm 3 -172 Responses to Eivironmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments cumulative analyses provided in the Draft EIR, are appropriate and consistent with the methodologies required of CEQA. To illustrate, the traffic analysis included a discussion of cumulative traffic impacts (Draft EIR, pages 3.2 -13 through —18). The traffic analysis used the City's traffic model in order to complete the analysis (see Appendix C of the Draft EIR which includes the traffic study). The City's traffic model (prepared for the City's General Plan 2006 Update) accounts for regional and citywide growth. Thus, use of the City's traffic model as a basis for conducting traffic analysis follows CEQA Guideline methodology ( §1530(b)(1)(8)) and thus, potential cumulative traffic impacts are fully addressed in the Draft EIR. Because cumulative noise and air quality analyses are tied directly to traffic in the region surrounding Hoag, the use of the City's traffic model is also relevant to the cumulative analysis of these two substantive areas. Thus, the cumulative air quality analysis contained on pages 3.3 -20 through —25 of the Draft EIR uses projections in a planning document related to a General Plan as the air quality projections are linked to the City's traffic model. Likewise, the cumulative noise impact discussion contained on page 3.4 -23 of the Draft EIR is also sufficient as it also ties directly to the cumulative traffic analysis based upon the City's traffic model. For potential cumulative aesthetic impacts, the Draft EIR addressed such impacts on page 3.5- 11. As is stated in the Draft EIR, cumulative impacts for aesthetics are linked directly to proximity and viewsheds, and there are no projects in the vicinity of Hoag (see General Plan 2006 Update for surrounding land uses) that would contribute to a change in the urban character of the area. The findings of cumulative impacts have not changed since Final EIR No. 142. Final EIR No. 142 did not identify any significant cumulative aesthetics impacts associated with the adoption of the Hoag Hospital Master Plan. It did identify, however, that the project would have a positive effect through the development of the linear and consolidated public view park along the northern perimeter of the Lower Campus. This provided the public with views of the ocean, Newport Bay, and Catalina Island which were not previously available. The proposed Master Plan Update Project is located in an urbanized area. The development is consistent with the development in the surrounding developed area. When evaluating cumulative aesthetic impacts, a number of factors must be considered. For a cumulative aesthetic impact to occur, the proposed elements of the cumulative projects would need to be seen together or in proximity to each other. If the projects were not proximate to each other, the viewer would not perceive them in the same viewshed. Therefore, even though the related projects may be identified as changing the visual character of their project areas, since they are not proximate to Hoag, they would not contribute to a cumulative aesthetic impact. There are no other projects in the local vicinity that would contribute to a significant adverse change in the visual character of the area. The City of Newport Beach General Plan Update EIR, Aesthetics and Visual Quality analysis, uses several significance criteria including "Would the proposed project substantially degrade the existing visual character or quality of the site and its surroundings ?" The General Plan EIR identifies that development under the General Plan Update could change the visual character of portions of the City (see page 4.1 -17) and finds that the impact on the visual character of the developed urban areas would be less than significant (see 4.1 -19). The General Plan EIR finds all aesthetic impacts to be less than significant with the exception of the potential development of Banning Ranch. Therefore, the proposed Master Plan Update Project would not contribute to a cumulative aesthetic impact. Significant impacts with regard to land use generally result from inconsistencies with adopted land use plans. The Draft EIR contains specific consistency analyses regarding the proposed project's consistency with the City's General Plan and the goals and policies contained therein AA Project55N"POn0008WTCWTC-012208.4x 3 -173 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments (see Draft EIR, pages 3.1 -15 through —18). The General Plan contains all of the land use assumptions for the build out of the City, and acknowledges the urban nature of the area surrounding Hoag as well as the institutional nature of Hoag in several instances (see e.g., City of Newport Beach General Plan, page 3 -63, Figure LU1, Figure LU -8, and Figure LU -9). As is concluded in the Draft EIR, the proposed project is consistent with the General Plan (see Draft EIR, page 3.1 -18) and thus cumulative land use impacts are also less than significant. The following narrative has been provided as clarification to page 3.1 -18 and is included in the Final EIR as follows: 3.1.5 CUMULATIVE PROJECTS IMPACT ANALYSIS The findings of cumulative impacts have not changed since Final EIR No. 142. The proposed Master Plan Update Project is located in an urbanized area. The development is consistent with the development in the surrounding developed area. Significant impacts with regard to land use generally result from inconsistencies with adopted land use plans and land use incompatibility. The City of Newport Beach General Plan contains all of the land use assumptions for the build out of the City, and acknowledges the urban nature of the area surrounding Hoag as well as the institutional nature of Hoag. As is concluded in the Draft EIR, the proposed project is consistent with the General Plan and as stated in Final EIR No. 142, "there are no impacts associated with other reasonably foreseeable projects" (see page 5 -7). As a point of clarification, the reference to "related projects" and "other projects" on pages 3.2 -3 and 3.4 -23 of the Draft EIR cited by the commenter refers to those projects accounts for in the City's traffic model, which was used as a basis for analysis of traffic impacts in the Draft EIR. As addressed on page 3.2 -4 of the Draft EIR, the Master Plan Update traffic study was prepared using the current City of Newport Beach Transportation Model (NBTM). The NBTM "Constrained" network was used for 2015 analysis and the City's "Buildout' network (also known as the City's currently adopted "General Plan Baseline" network) was used for 2025 analysis. The NBTM was used for the City's General Plan Update. The primary study area of the NBTM is generally bound by the Brookhurst Street/Santa Ana River on the west, Adams Avenue /Baker Street/Campus Drive /SR -73 on the north, Crystal Cove State Park on the east, and the Pacific Ocean on the south. The NBTM includes cumulative regional growth including growth within and outside of the City. This includes traffic from neighboring jurisdictions. These projections include all reasonably foreseeable and probable future projects in the region. Therefore, the traffic analysis has accounted for cumulative traffic impacts. Response 50 The cumulative analysis conducted for the Hoag Health Center project is not binding upon the Draft EIR for the Master. Plan Update. The implication that the Draft EIR is bound to use the methodology and the specific list of cumulative projects identified in the Hoag Health Center analysis is incorrect. Please refer to the response to Comment 49 for a discussion of how the Draft EIR appropriately analyzes potential cumulative impacts for the proposed Master Plan Update Project. Response 51 The commenter suggests that numerous mitigation measures contained language whereby they would only be implemented if feasible or possible or would be mitigated by future studies and that this constitutes a failure to provide assurance of fully enforceable mitigation. First, all of the mitigation measures and the standard condition referenced are from the 1992 Final EIR No. 142 and not the Draft EIR. Whether they are fully enforceable may have been an issue to address in R:\ProjeCs\NeWpon,3008 \RTC \RTC- 012208AW 3 -174 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments 1992 but the time to address such issues is long past. The question to be addressed with regard to the Draft EIR is whether additional mitigation measures or standard conditions necessary mitigate any new impacts from the Master Plan update project are fully enforceable. The commenter fails to identify any new mitigation measures that fall short of the fully enforceable standard. Additionally, with regard to those mitigation measures and the standard condition cited by the commenter and alleged to be lacking because they rely on further study, these measures are sufficient under CEQA as they each have distinct performance standards associated with them (e.g., city traffic standards for future traffic phasing ordinance analyses; city noise standards for future noise analyses, and standards from the Illuminating Engineering Society of North America for future lighting analyses). Because of these performance standards inherent in the mitigation measures /standard condition, the fact that these measures /condition rely on future studies does not make them inadequate for CEQA purposes. Endangered Habitats League v. County of Orange, 131 Cal. App. 4`h 777 (2005) (finding that mitigation measures that relied upon future studies were sufficient given the inclusion of performance criteria). Response 52 The commenter suggests that the paragraph in the Draft EIR which states that "any PDF or mitigation measure and timing thereof, which will have the same or superior result and will have the same or superior effect on the environment, may be approved and /or substituted at the discretion of the City. The City of Newport Beach Planning Department, in conjunction with any appropriate agencies or City departments, shall determine the adequacy of any proposed "environmental equivalenVtiming..." (see Draft EIR, page 3 -3). The commenter suggests that this language is wholly contrary to the purposes of CEQA. What the commenter failed to do was include the rest of the last sentence in its quote and the rest of that paragraph is critical in determining its consistency with CEQA; the remainder of the paragraph on page 3 -3 of the Draft EIR is: "and, if determined necessary, may refer said determination to the Planning Commission and City Council." What this last provision indicates is that if the City determines it appropriate to substitute an approved mitigation measure with a new measure that it considers equivalent to or superior to the old mitigation measure, it may do so in a manner consistent with the law. If the law requires that this determination be made by the Planning Commission or the City Council, then that is the process that will be pursued. Existing case law holds that the elimination of mitigation measures from a previously certified EIR is legally allowed provided the governing body states a legitimate reason for deleting the mitigation measures and supports this which substantial evidence in the record (see Napa Citizens for Honest Government. v. Napa Bd. of County Supervisors, 91 Cal. App. 4`h 342, 2001). While some have suggested that the replacement of one mitigation measure for another should be subject to the same process, most feel that is unnecessary and that a city planning department has the authority to make such determination. The language in the Draft EIR does not preclude either approach and the City will make that determination based on the facts before it at the time. Response 53 As noted by the commenter, the CEQA Guidelines provide that a project description must include a statement of objectives sought by the proposed Master Plan Update Project. This statement of objectives should include the underlying purpose of the project. The commenter then makes the statement that an agency cannot define its objectives in unreasonably narrow terms. The commenter's statements regarding "unreasonable narrow" terms are vague; however, the proposed Master Plan Update Project has a clear statement of project objectives as is required under CEQA. One of the primary objectives of the proposed modification to the Hoag Master Plan is to allow the possible transfer of up to 225,000 sq. ft. of development from R:\Proiws�Ne oAWJMB1RTCMiTG012208.aoo 3 -175 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments the Lower Campus to the Upper Campus in order to allow greater flexibility for the hospital in locating it future medical facilities. The commenter suggests that this is an unreasonably narrow objective. The reality is that the transfer of square footage is the primary objective of the requested action so to define it otherwise makes no sense. The commenter is concerned that this objective precludes any alternatives except the proposed Master Plan Update Project. CEQA Guidelines §15126.6(a) states that "an EIR shall describe a range of reasonable alternatives to the project... which would feasibly attain most of the basic objectives of the project but would avoid or substantially lessen any of the significant effects of the project...." Thus, inclusion of the transfer of square footage as a project objective does not exclude alternatives that fail to meet that particular objective, and the project objectives are, not unreasonably narrow. Response 54 The commenter notes that when an EIR incorporates by reference all or portions of another document which is a matter of public record, such other document shall be made available to the public for inspect at a public place or public building. We agree. The commenter then states that the Draft EIR incorporated by reference the Final EIR No. 142 and thus it must state where that Final EIR No. 142 will be available for inspection. Actually, the Draft EIR did not incorporate by reference Final EIR No. 142. The page referenced by the commenter in support of this conclusion states that the Draft EIR incorporates by reference the findings and recommendations of Final EIR No. 142. In any event, Final EIR No. 142 is available at the City of Newport Beach for inspection and has been since it was certified in 1992. Response 55 Although the administrative fee imposed by the City for issuing health care facility revenue bonds is not an environmental impact within the purview of CEQA, the following is offered to provide an understanding of the revenue bond fee. Pursuant to provisions set forth in the State of California Constitution, the Internal Revenue Code, the Newport Beach City Charter, and the Newport Beach Municipal Code, the City has the authority to issue bonds with the proceeds used to fund payment of the costs of acquiring, construction, or rehabilitating health care facilities and equipment. In 1984, 1992, 1996, 1999, 2005, and 2007 the City issued health care facility revenue bonds for the benefit of Hoag Memorial Hospital Presbyterian. The City acts as the conduit in issuing the bonds and incurs no issuance costs, financial responsibility, or liability. In the past, the City has imposed a revenue bond fee of $200,000 to be paid by Hoag as consideration for the City using its health care facility revenue bond authority. Pursuant to the terms of the Amendment to Development Agreement No. 5 between Hoag Memorial Hospital Presbyterian and the City of Newport Beach, Hoag will pay to the City a Development Agreement fee of $3 million. Response 56 In compliance with CEQA, the City does not have a legal obligation to consider any alternatives in this Master Plan Update EIR since it is supplementing an existing EIR that already had a detailed alternatives analysis. A Supplemental EIR need only focus on those portions of the prior EIR that require minor additions and modifications. In any event, an EIR need contain only a range of reasonable alternatives that could feasibly accomplish most of the basic objectives of the project or could avoid or substantially lessen one or more of the significant effects. The Draft EIR acknowledges that the only area for which noise exceeds the City Noise Ordinance at neighboring receptor sites is in the vicinity of the loading dock. Numerous efforts have been made over the past few years to come up with feasible mitigation that could reduce noise in this Rir PrejedsWmwn \JW8 \RMRTC•012208.doc 3 -176 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments location to applicable standards. No feasible mitigation has been developed that can accomplish this, but a number of other measures have helped reduce the noise in this location and all of this have been, or will be, implemented. Please refer to Topical Response 3. The loading dock and the noise generated from that loading dock preceded the development of Villa Balboa or any other neighboring residential project. Everyone that has acquired property within this area has done so knowing that the property was adjacent to a hospital and fully aware of the daily noise generated. The loading dock and the activities that are located within the loading dock area have been so located to support the materials management functions of Hoag. Shipments, for example, are received on the Upper Campus closest to the primary medical uses to avoid transportation redundancies in transporting essential supplies (including medical supplies, pharmaceuticals, transplantable devices, food, and linens) from the Lower Campus to the Upper Campus where these supplies are used. The entrance to the loading dock in its present location provides for the least amount of shared traffic with passenger cars that use the two main entrances to Hoag on West Coast Highway and Hospital Road. Related to traffic, the current loading dock location does not conflict with Emergency traffic whereas relocation to any other roadway could conflict with ambulance, paramedic, and fire traffic, jeopardizing patient health and safety. Also, the current loading dock location is proximate to existing hospital paths and the building network of corridors such that relocation would require significant reconfiguration of the physical plant and would significantly adversely affect operations. Relocation of the loading dock to the Lower Campus would also conflict with the State of California Office of Statewide Health Planning and Development (OSHPD) mandates due to the distance to the primary hospital facilities. Finally, any relocation of the loading dock or its essential activities (e.g., box crusher) would require major demolition and construction of new facilities (both new loading dock facilities and facilities that would have to be rebuilt elsewhere to accommodate a new loading dock) —this in and of itself would be a project subject to CEQA review and would have its own environmental impacts, and as such, is not appropriate mitigation for the proposed Master Plan Update Project. Last year, Hoag had over 334,000 patient visits with nearly 30,000 of those patients requiring overnight stays in the hospital. To properly and efficiently care for that high number of people, Hoag's infrastructure is complex. All areas of Hoag (both clinical and non - clinical) are supported by the infrastructure under street level and outside of the public's view, which is in turn supported by the shipping and receiving docks. To realign this system would require a full redesign of the campus layout, which dates back to the original footprint, built in 1952, and continued through the major expansion with the West Tower including the docks and core underground passageways in 1974 and the most recent addition of the Women's Pavilion in 2005. This basement or service level infrastructure consists of everything from food storage and preparation, linen storage and distribution management, sterile supply storage and processing, medical equipment storage and distribution management, pharmacy and laboratory storage and processing, medical record storage and management among other services for the patients, physicians, and clinical staff. Short of demolishing the Upper Campus and redesigning the entire campus, moving the loading docks to another location is not feasible. With respect to balcony enclosures and window upgrades on private property, please refer to Topical Response 3. Response 57 The commenter suggests that the project description must identify all changes to the PC Text and Development Agreement but does not cite any provisions in CEQA requiring this. In fact, in CEQA Guidelines §15124 it specifically states that the description of the project should not supply extensive detail beyond that needed for evaluation and review of the environmental R: \Project ewponUCG ATC\RTC•012208.da 3 -177 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments impact. The Draft EIR provided more than enough detail to evaluate and review the potential environmental impacts. In any event, attached as Appendix B are the existing and proposed PC Text and Development Agreement. Response 58 Page 2 -1 has been modified and incorporated into the Final EIR as follows: West • West Hoag Drive • Villa Balboa and Versailles at the Bluff Condominiums • Superior Avenue • Additional multi - family development west of Superior Avenue Response 59 Section 2.0, Project Description, of the EIR is not an impact analysis section. Please refer to Sections 3.1 through 3.5 of the EIR which addresses the impacts of the proposed Master Plan Update Project. Response 60 The comment suggests that portable buildings used during construction and temporarily located on the Lower Campus are not portable or temporary and should be accounted for as permanent facilities. Per City regulations, the construction- related buildings are temporary as they are ,.readily transportable;' each of the subject buildings is easily movable without the use of housemoving or similar equipment, but rather can be moved by attaching trailer -type wheels directly to the frame of the building or can be carried on a typical motor vehicle (see Newport Beach Municipal Code §20.03.030). Because construction projects have been ongoing at Hoag for the past several years, the construction- related buildings have been located on the Lower Campus for some time. However, the time duration does not change the nature of these buildings from temporary to permanent. As such, the City considers the construction - related buildings to be temporary structures. With regard to efforts to improve the appearance of these temporary buildings during the construction phase, the construction trailers on the Lower Campus are used by contractors working on a number of facility projects on Hoag's main campus. The number of trailers varies depending on the level of construction activity. The trailers are being consolidated in one location near the west end of the Lower Campus. Hoag has provided stringent guidelines to its contractors to keep the area orderly and to not store equipment or supplies on the roof of the trailers. Hoag has also increased the landscaping in the Lower Campus. As summarized by Hoag: • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. R: wroiedMewoomdooMRTORTC- 01 220e.d. 3 -178 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Response 61 All uses shown for the Lower Campus in Table 2 -2 on page 2 -3 of the Draft EIR are identifiable on Figure 2 -4. For the Upper Campus, all of the identified uses are identified on the map; R:\ Projects \N wponU0 RTCWTC- 01 2208.doc 3 -179 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments however, some were so small as to not be labeled on Figure 2 -4. To clarify the issue, the following is offered to help the commenter locate uses discussed in Table 2 -2 on Figure 2 -4: • Inpatient usage refers to the Upper Campus, primarily the current West Tower, East Tower, and Chemical Dependency Unit. This is a reference to the care of any patients who remains at Hoag over a 24 -hour period. • The Cardiac Services building is mainly used for outpatient cardiac rehabilitation and is seen on the map adjacent to the West Building, along West Hoag Drive across from 260 Cagney Lane. • The MRI waiting area is a small addition to the Ancillary Building seen on the map as a small box between the West Building and the North Building. • The Emergency Generator Addition is adjacent to the power plant at the corner of Hospital Road and West Hoag Drive. Response 62 Please refer to the response to Comment 42 related to signage issues. With respect to landscaping issues, the commenter requests clarification of proposed PC Text changes related to landscaping suggesting that such changes will have significant impacts. None of the proposed changes related to landscaping would significantly affect the environment (inclusive of aesthetics) as identified in the Draft EIR analysis. However, the City has provided the redlined comparisons of the prior and proposed PC Text and the prior and proposed Development Agreement as Appendix B to this responses to comments document. Changes to the PC Text proposed by the Applicant related to landscaping are summarized below: • Requirements related to 15 gallon trees have been changed to require 24 -inch box trees. • Requirements for 1 gallon shrubs have been upgraded to 5 gallon shrubs. • An allowance for grouping of trees has been included where it would add interest and variety to the landscaping. • A maintenance clause was added to require cultivation as necessary to maintain the landscaping and to note that there will be a scheduled annual maintenance program. Response 63 The comment requests information regarding the proposed term of the extension of the Development Agreement. Whether the term of the Development Agreement is extended has not bee determined but does not affect the CEQA adequacy of the Master Plan Update EIR. Response 64 General Plan and zoning land use maps have been provided and are included as Appendix C to, the responses to comments document. R1ProleM \NmponW008 \RTCWTC -0122 .dO 3 -180 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 65 With respect to General Plan LU 5.1.2, it should first be noted that Hoag is not located in a residential neighborhood as addressed in LU 5.1 and 5.1.2. Hoag (as a nonresidential land use) is contiguous to Villa Balboa and Versailles condominium complexes. Villa Balboa is a four -story condominium complex with 22.7 dwelling units per acre (du /ac). This would be considered by the City to be either a Medium Density or Multifamily Residential designation. The Medium Density Residential (RMD) District allows up to approximately 22 dwelling units per gross acre, including single - family (attached and detached), two - family, and multi - family. The Multifamily Residential (MFR) District allow for medium -to -high density residential development up to approximately 36 dwelling units per gross acre, including single - family (attached and detached), two - family, and multi - family development. The Versailles is 43.2 dulac. As previously addressed in this responses to comments document and in the Draft EIR, the proposed Master Plan Update Project would not allow for any increase in height of structures or modifications to the height zones than is currently permitted in the existing Hoag Master Plan and which was considered during the City's preparation of the 2006 General Plan Update. Response 66 No additional development is proposed as a part of the Master Plan Update. Final EIR No. 142 examined this issue in detail and there is nothing in the proposed Master Plan Update Project that would change that analysis. Please also refer to Section 5, Growth- Inducing Impacts of the Proposed Project, which addresses population, housing, and employment. Response 67 General Plan Circulation Element Policy 4.1.2, Transit Services for Special Need Populations, states "Support efforts to increase accessible transit services and facilities for the elderly, disabled, and other transportation disadvantaged persons. (Imp 16.8)" The General Plan Implementation Program No. 16.8, Provide Public Transportation, states `The City shall continue to operate local demand - responsive transit service within the City to ensure mobility and accessibility for the City's citizens, especially the elderly. The City shall also work with the Orange County Transportation Authority for countywide bus service that will guarantee regional and local travel options. The City should encourage the development of additional public transportation services and facilities such as park- and -ride facilities, and look for opportunities to support the upgrade and enhancement of existing services." While the implementation program assumes that the provision of transit service is the responsibility of the City, it should be acknowledged that Hoag does fund transit service in the City of Newport Beach. The Hoag Memorial Hospital Presbyterian Community Benefit Report 2006, filed with the State of California, states with respect to senior transportation: The department of Community Medicine has partnerships with seven local programs for senior citizens, to provide transportation services for their participants. These organizations offer everything from congregate meals to health screening, and educational and social activities for their participants. In providing transportation services for seniors, we assist them in their efforts to sustain good mental and physical health, and to maintain their independence. The seniors use the transportation services to attend doctors appointments, shop and do errands, and participate in group social activities. The seven senior centers served area: Adult Day Services of Orange County; Costa Mesa Senior Health; Huntington Beach Senior Center; Irvine Adult Day Center; Jewish Community Senior Center; Oasis Senior Center; and South County Senior Center. (See page 26 of report.) R: \PrgeM \NewportV008\RTC\RTP0l2 .doe 3 -181 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Appendix C of the report estimates the number of senior transportation passenger trips at 144,326 for fiscal year 2006 at a cost of $477,743. Response 68 The City concurs that adequate parking must be provided. As such, Section 3.2 of the Draft EIR addresses this issue. Hoag is required to provide all parking on the site in surface lots, subterranean parking structures, and /or aboveground parking structures. For Upper Campus land uses, surface parking lots are provided for the James Irvine Surgery Center and for the Emergency Care Unit. Two parking structures are provided for hospital visitors, physicians, and employees. Parking on the Lower Campus is provided in surface lots and in one parking structure. Parking requirements are based on building types and the area allocated for land use function, as set forth in the PC Text (see Table 3.2 -11 of the Draft EIR). The City determines parking needs based upon building type and the area allotted to specific functions. Any area that is calculated as part of the total floor area limitation is included in the gross floor area to determine the parking requirement. The City requires that a parking study be provided and approved by the City Traffic Engineer for each individual building project at Hoag to determine the specific parking requirements for that project. Each parking study is reviewed for use of appropriate methodology and accuracy. Because adequate parking is and would continue to be required to be provided as a condition of project- specific development projects, the Draft EIR determine that no significant impacts are expected associated with the provision of on -site parking at Hoag. As such, the Project is consistent with General Plan Policy CE 7.11 as addressed on page 3.2 -26 of the Draft EIR. Response 69 Hoag has a full time landscape maintenance staff that works with Hoag's Campus Maintenance Manager to minimize landscape water use and consumption as well as monitoring any excess runoff on a regularly scheduled basis. Sprinklers heads are grouped to control valves with area separations based on slope and sun/shade exposure. The primary delivery system for landscape irrigation at Hoag is conventional spray irrigation. However, Hoag also uses drip irrigation systems where ease of access and plant requirements is best suited for drip applications. I Central or equivalent irrigation controllers are utilized for new projects. Classified as a "smart' controller, they are eligible for water conservation rebates from the Metropolitan Water District and operate multiple programs using daily weather data scheduling adjustments received automatically with an internal Intranet communication modem. Irrigation controllers also operate a flow sensor and master valve for high -flow shut down capability sensitive to detect a broken or missing sprinkler head. Pop -up sprinklers include factory installed check valves to prevent low head drainage after shut down. Response 70 With regard to water resource issues, please refer to the response to Comment 15. The comment implies that water quality issues should have been addressed in detail in the Draft EIR; however, as concluded on page 39 of the Initial Study prepared for the Draft EIR, water quality issues will be less than significant with implementation of the proposed Master Plan Update Project. Furthermore, water quality impacts from build out of the Master Plan were determined to be less than significant in Final EIR No. 142 primarily due to adherence to the then - proposed regulatory program entitled the "Storm Water Master Plan" Final EIR No. 142, page 4 -18. This prior regulatory program has been replaced by the county -wide Drainage Area Management Plan and the City's Local Implementation Plan, imposing additional water quality requirements on development at the Hoag Campus. Thus, water quality impacts will continue to remain less than significant through implementation of the current water quality regulatory R: \P.jWsWewport 008 \RTC TC- 012208.dw 3 -182 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments programs and water quality may improve over that contemplated in Final EIR No. 142 due to the imposition of new water quality requirements through the Local Implementation Plan. Thus, water quality issues were not required to be discussed in the Draft EIR and the commenter's implications to the contrary are in error. Nevertheless, the following discusses the specific land use policies discussed in the comment • Water pollution prevention is the primary goal of the City's Local Implementation Plan (LIP) of the county -wide Drainage Area Management Plan (see response to comment 15, above) and compliance with the goal will be achieved through implementation of WQMPs in accordance with City regulations. Model WQMP page 7.11 -1 (included as an appendix to the City's LIP). • As discussed in response to Comment 15, a WQMP will be required to be implemented for each specific future building project at Hoag as per City regulations. Site design and source control requirements are included in the City's LIP and must be discussed in any WQMPs prepared for specific building projects at Hoag. Model WQMP at 7.11 -2 (included as an appendix to the City's LIP). • Site design and source control requirements are included in the City's LIP and must be discussed in any WQMPs prepared for specific building projects at Hoag. Model WQMP page 7.11 -2 (included as an appendix to the City's LIP). • Reduction of runoff is a key element of the LIP and will be implemented as part of development of individual WQMPs for future building projects at Hoag. (Model WQMP page 7.11 -14-15 (included as an appendix to the City's LIP). • Cleaning of parking lots and private streets is already required via Mitigation Measure 11 (Draft EIR page 6 -23) and will be included as a part of future WQMPs to be implemented at Hoag (Model WQMP page 7.11 -21 (included as an appendix to the City's LIP)). • Minimization of impervious surfaces is a site design control that must be considered in development of future WQMPs for Hoag. Model WQMP page 7.11 -15-16 (included as an appendix to the City's LIP). • As discussed above, in response to comment 15, TMDLs applicable to Newport Bay are not directly applicable to Hoag, but rather are being implemented by the City of Newport Beach through its LIP. Response 71 General Plan Natural Resources Element Policy 10.9, Development on Banning Ranch, states "Protect the sensitive and rare resources that occur on Banning Ranch. If future development is permitted, require that an assessment be prepared by a qualified biologist that delineates sensitive and rare habitat and wildlife corridors. Require that development be concentrated to protect biological resources and coastal bluffs, and structures designed to not be intrusive on the surrounding landscape. Require the restoration or mitigation of any sensitive or rare habitat areas that are affected by future development (Imp 2.1, 14.7, 14.11, 14.12)." The proposed Master Plan Update Project would not affect potential future development of Banning Ranch. The referenced policy requires biological surveys to be conducted on the Banning Ranch site as a part of the evaluation of potential future development on that site. R:1PrpjOMV40wpOn0008 \RTC\RTG01 U08.dW . 3-183 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 72 Implementation of the proposed Master Plan Update Project would not allow for any additional square footage beyond that currently permitted by the existing approved 1992 Master Plan for Hoag. No changes to the boundaries of Hoag are proposed. As such, the proposed project would not eliminate any open space or adversely affect existing open space. Final EIR No. 142 identified limited biological resources, including wetlands, on the site, and evaluated biological resources in a cumulative context. As a result of construction of facilities consistent with the Hoag Hospital Master Plan and Final EIR No. 142, on -site resources have been removed. Additionally, on February 23, 2005, a qualified Biologist from BonTerra Consulting conducted a field review of Hoag to evaluate on -site resources. The findings were that Hoag is a developed site that supports minimal decorative landscaping. It supports habitat that is of low value for wildlife. No plant or wildlife species are expected to occur at Hoag that are considered sensitive at either the federal, State, or local level. Hoag is not part of any wildlife movement corridor. There are no riparian or wetland habitats or any other environmentally sensitive habitat areas. Response 73 General Plan Natural Resources Element Policy 20.1 is addressed in the Draft EIR; the commenter is directed to page 3.5 -9 of the Draft EIR. The existing Hoag Hospit3! Master Plan provided for the protection of ocean views, which would be considered a significant scenic resource, by the dedication of the linear park along the northern edge of the Lower Campus. The General Plan identifies multiple public viewpoints within the park. With the implementation of the approved development on the Lower Campus, views from the park would change, although ocean views would be protected because of height limitations on the Lower Campus. The proposed Master Plan Update Project would result in less development on the Lower Campus because square footage approved for the Lower Campus would be transferred to the Upper Campus. As previously noted, the park area was dedicated as a condition of the Master Plan. Therefore, it was understood that views would be altered. The Project is consistent with this policy. Please also refer to the response to Comment 72. Response 74 General Plan Natural Resources Element Policies 20.2 and 20.4 are addressed in the Draft EIR; the commenter is directed to page 3.5 -9 of the Draft EIR. As discussed in the response to Comment 74 for Policy NR 20.1, the Master Plan provided for the dedication of the view park, which provides for public views of the ocean. The development criteria for the Lower Campus provide for protection of those views. Therefore, the proposed Master Plan Update Project would not conflict with this policy. With respect to Policy 20.4, the development criteria provide for a building setback from all public streets, and landscaping has been provided at Hoag. The landscaping helps to minimize visual impacts by softening the view of the development. Hoag maintains the landscaping on the site. Landscaping within public right -of -way, including berms and slopes, is maintained by the responsible jurisdiction (Caltrans is the responsible jurisdiction for West Coast Highway and the City of Newport Beach is the responsible agency for other local roads). Response 75 The aesthetic impacts of signage would be less than significant. Sign would be provided within the building height limits established for Hoag, are or will be within the shadow of the buildings, and provisions are provided to ensure that signs are not mounted or lit facing the adjacent Villa Balboa residential neighborhood. R: 1Pr *=\NemponU" \RTCVRTC-012208.cbc 3 -184 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Response 76 Noise generated at Hoag would be governed by the Noise Ordinance with two exceptions: (1) noise limits adjacent to the loading dock area would be increased; (2) delivery vehicles and the loading and unloading of delivery vehicles would be exempt from noise standards. Mitigation is required to minimize noise from stationary noise sources. The comment relates to noise levels from stationary sources and implies that such sources will not be controlled in such a way to protect sensitive receptors consistent with the City's Noise Ordinance. The City's Noise Ordinance will be applied throughout Hoag with modifications only in the vicinity of the loading dock. Within the loading dock area, as was described above in response to Comment 11, all feasible mitigation measures have been or will be implemented to provide the most protection to off -site sensitive receptors from excessive noise. Please also refer to Topical Response 3. Policy N 4.1 cited by the commenter relates to stationary sources. As described in greater detail on pages 3.4 -24 -26 and 3.4 -27, stationary sources at Hoag either already meet limitations in the City's Noise Ordinance or will be mitigated to achieve noise levels meeting or better than the proposed modified Noise Ordinance limitations described in the Draft EIR. In this way, the goal of Policy N. 4.1 will be fulfilled by the Master Plan Update Project. Response 77 With regard to water resource issues, please refer to the response to Comment 15. Also refer to the response to Comment 70 regarding reasons why water quality issues were not required to be discussed in detail in the Draft EIR. Notwithstanding the above, the following discusses the specific Local Coastal Program policies discussed in the comment: As discussed above, in response to comment 15, TMDLs applicable to Newport Bay are not directly applicable to Hoag, but rather are being implemented by the City of Newport Beach through its Local Implementation Plan (LIP), which, in turn, implements the City's obligations under the county-wide Drainage Area Management Plan. • Water pollution prevention is the primary goal of the City's LIP and compliance with the goal will be achieved through implementation of WQMPs in accordance with City regulations. Model WQMP page 7.11 -1 (included as an appendix to the City's LIP). • Reduction of runoff is a key element of the LIP and will be implemented as part of development of individual WQMPs for future building projects at Hoag. (Model WQMP page 7.11 -14-15 (included as an appendix to the City's LIP). • Minimization of impervious surfaces and minimization of directly connected impervious surfaces are site design controls that must be considered in development of future WQMPs for Hoag. Model WQMP page 7.11 -15 -16 (included as an appendix to the City's LIP). • Site design and source control requirements are included in the City's LIP and must be discussed in any WQMPs prepared for specific building projects at Hoag: Model WQMP page 7.11 -2 (included as an appendix to the City's LIP). • As discussed in response to comment 15, above, a WQMP will be required to be implemented for each specific future building project at Hoag as per City regulations. RdPrgeC \NeWpOnWWMRTCI13TC- 012208AM 3 -185 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments These WQMPs will include treatment controls meeting the design standards stated in the LIP. Model WQMP page 7.11 -34-35 (included as an appendix to the City's LIP). Water quality during construction will be controlled via a Storm Water Quality Management Plan as per Mitigation Measure 14 (Draft EIR, page 6 -24). Response 78 The Lower Campus in its entirety and 0.21 acre of the Upper Campus are within the coastal zone. The LCP Land Use Plan designates these areas as "Public Facilities" The Public Facilities designation is "intended to provide public and quasi - public facilities, including educational institutions, cultural institutions, government facilities, libraries, community centers, hospitals, religious institutions, and utilities" (page 2 -4). No changes in land use are proposed in the Lower Campus, only the ability to transfer a maximum of 225,000 sf of development to the Upper Campus. Because the CCC approved the existing Master Plan, the proposed Master Plan Update is considered consistent with this LCP policy. Existing building height restrictions would continue to preserve these views. Therefore, the proposed Master Plan Update Project would not conflict with this policy. The development criteria in the PC Text also provide building envelopes, height restrictions, setbacks, and landscape requirements. With respect to landscaping, etc. on the Lower Campus, the following information has been provided by Hoag to the City address the issue. Hoag has: • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water .conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. . • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. R1ProieasVNewponvoos\FTCrRTC- 01 220e.dm 3 -186 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Landscaping of the new Child Care Center has been completed. • The Lower Campus retaining wall has been completed and landscaped. • The cogeneration facility was painted a buff /tan tone in September 2007, a color more consistent with existing buildings on the Hoag Lower Campus. • Per the approved CCC Coastal Development Permit issued in 2002 for the cogeneration facility, all the required landscaping was installed. In addition, at the request of the Villa Balboa, as noted above, Hoag installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen and soften the views of the west end of the facility. Response 79 The Heart and Vascular Institute is located in a one -story structure immediately west of the West Building. Uses within the Ancillary Building include radiology, imaging, and the emergency room. Response 80 The former Child Care Center has been vacated. The City understands that Hoag is considering plans to convert that existing space in to an outpatient imaging facility to support the needs of cancer and neuroscience patients. R]PmieCMeB MJ008\RTCWTC- 01 22M.d. 3 -187 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 81 Please refer to Appendix B of this responses to comments document. Response 82 There is no particular schedule or anticipated timeframe for review of site - specific developments. Each development will be reviewed at the time that Hoag determines to move forward with a project and submits appropriate applications. The commenter asks how the City will avoid segmentation of project review. The comment suggests a misunderstanding of segmentation under CEQA. Segmentation occurs when individual portions of a larger project move forward through individual CEQA processes such that the overall impact of the entire project is not examined. However, just the opposite has occurred because the entire Hoag Master Plan project was reviewed and analyzed in Final EIR No. 142 from a programmatic level. Subsequent to that, each particular building has and will continue to move forward through the review process and the City will ensure that each proposed building is consistent with the Master Plan and that there are no new impacts that were not previously addressed. This is the process envisioned by CEQA. Response 83 Noise limitations are established by the City of Newport exemptions from such limitations are assessed by the City made. The fact that other areas of the City may or may no t noise limitations as Hoag is not relevant to the Draft EIR as environmental affects of the proposed project. Response 84 Beach and any modifications or at the time that such requests are be subject to the same or similar it has no bearing on any potential The fact that other loading docks in the City may or may not be exempted from noise regulations and whether any such docks are located adjacent to residential areas is not relevant to the Draft EIR as it does not relate to any potential environmental affects of the proposed Master Plan Update Project. Response 85 The commenter questions the conclusion in the Draft EIR that 'the aesthetic and noise impacts of the project would not increase of differ from the facts set forth in Final EIR No. 142" (see Draft EIR, page 3.1 -13). The commenter feels that this conclusion is not possible when Final EIR No. 142 was predicated on noise levels not to exceed 55 dB at the property line and did not address impacts associated with cogeneration facility. First, noise from the cogeneration facility is not an issue with regard to the proposed project; refer to Topical Response 1. Second, the noise study prepared for the Draft EIR demonstrates that the cogeneration facility does not violate any applicable noise standards and is consistent with the applicable provisions of the City Noise Ordinance. Third, the noise levels that were not to exceed 55 dB at the property line were only those related to mechanical appurtenances as has been discussed in detail in response to Comment 11. With the implementation of various additional features around the mechanical appurtenances, the overall noise levels at the property line are less now than they were in 1992 and will be. less in the future when additional noise attenuation devices are installed (see Draft EIR, page 3.4- 24 -26). R:\ProIMMewpo UDZ8VAMRTG01 MOOAo 3 -188 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 86 The commenter questions the conclusion in the Draft EIR which states that implementation of development on the Upper Campus as proposed with the Master Plan Update Project would have no greater or different land use effect than the existing Master Plan, and therefore would not have a significant project impact. The commenter suggests that the appropriate environmental setting from which to determine any impact is the baseline physical conditions and then states that as compared to the baseline condition implementation of the updated Master Plan would have a significant impact. If the commenter is suggesting that the baseline for the Draft EIR is the physical environmental conditions as they exist at the time the Notice of Preparation for the Draft EIR was published, then the commenter is incorrect. The baseline environmental setting is normally established when the Notice of Preparation is published. However, when a project already has a certified EIR and a supplemental EIR is prepared to address any incremental changes resulting from a modification to the approved project, the focus of the environmental impact analysis is whether there is any incremental increase in impacts above that already analyzed in the prior EIR. In essence, the baseline becomes the prior approved project. Please also refer to the response to Comment 46. Response 87 The Draft EIR evaluates the proposed project's relationship to adjacent land uses and proposes, where feasible, appropriate mitigation to assure compatibility (see Draft EIR, pages 3.1 -12 and 3.1 -13). Please also refer to Topical Response 3. It should be noted that the Upper Campus of Hoag inclusive of the loading dock area were constructed prior to the construction of any of the Villa Balboa condominiums. However, the Draft EIR does acknowledge that "Final EIR No. 142 found that the project will result in a significant and unavoidable land use impact on residential units located directly adjacent to the western building of the Upper Campus. Although building setback limits are more stringent than City Code, the placement of hospital buildings closer to residential units located to the west of the Upper Campus was identified as a significant impact when considered in combination with other impacts such as shade and shadow and noise impacts in this location. Consistent with the conclusions of Final EIR No. 142, the Master Plan Update EIR finds that the proposed Master Plan Update Project will also result in significant impacts to existing residential development west of the Upper Campus. The proposed amendment would not alter or make these impacts more severe. Therefore, while the Project would cause a significant unavoidable land use impact, it would not constitute a new impact. No other significant land use impacts have been identified. The Draft EIR and Final EIR No. 142 address land use compatibility between Hoag and the residential areas adjacent to Hoag by specifically addressing building heights, use of the service road in the loading dock vicinity, and noise levels. The building heights allowed on the Upper Campus adjacent to the residences are of the "Midrise" Zone that are more sensitive to the adjacent communities because it mandates lower heights than the Tower Zone at the center of the Upper Campus (see Final EIR No. 142, page 3 -14). Implementation of the proposed Master Plan Update Project would not change the height restrictions. The service road on the western edge of the Upper Campus has restricted hours (gated from 8:00 PM to 7:00 AM) to minimize activity near residences (see Final EIR No. 142, page 4 -60). The City will continue to require this restriction (see Draft EIR, page 3.4 -35). Please also refer to the response to Comments 8 and 11. As described on page 3.1 -17 of the Draft EIR, the proposed Master Plan Update Project is considered consistent with the General Plan Land Use Element policy cited by the commenter, in part, through the compliance with the implementation program developed by the City to implement this land use policy. Additionally, as new buildings are proposed and reviewed by the R: \P ojws \Newport 008WTClRTG012 .dx 3 -189 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments City, the General Plan policy ensures that Hoag work with the City such that future Hoag development consider its relationship to the adjacent residential areas, mitigate impacts to the extent feasible, and thereby addressing compatibility. Response 88 With respect to the Air Quality Management Plan, please refer to Section 3.3, Air Quality, of the Draft EIR. With respect to population, housing, and employment, please refer to Section 5.0, Growth- Inducing Impacts of the Proposed Project. With respect to water quality management, please refer to the responses to Comments 15, 70, and 77. Response 89 The City reviews all plans for project- specific approvals for compliance with applicable PC Text regulations, mitigation measures, and project design features. If a particular project requires permits from the Office of Statewide Health Planning and Development (OSHPD) as opposed to the City of Newport Beach, this compliance review is done by the Planning Department in advance of Hoag submitting the plans to OSHPD. Response 90 As discussed on page 3.2 -11 of the Draft EIR, support services do generate traffic. The City determined that trips generated by support services are the same trips accounted for in other land use categories, and are considered to be internal trips within Hoag that would not be additive at the key intersections located outside of Hoag. Based on this consideration, traffic generation for the support services category would not translate to a net reduction in Hoag's tripmaking potential, nor would it result in an underestimation of project - generated trips at the key intersections analyzed in the study. Existing support services (142,328 sf) comprise 16 percent of the existing total square footage (886,270 sf) of Hoag. The Master Plan Update Project presumed an additional 125,211 sf of support uses, yielding a total of 267,539 sf of support facilities assumed under future conditions with the Master Plan Update. The 267,539 -sf total for support services corresponds to 20 percent of the 1,343,238 sf of permitted development at Hoag. Therefore, the assumed size and land use designations pertaining to support services under the proposed Master Plan Update are fairly consistent with the existing mix of uses at Hoag. The increase from 16 percent under existing conditions to 20 percent presumed in the future for support services is due to the anticipated need for increased space to accommodate advancing technology in the delivery of health care, and to ensure the proper utilization of related supplies and equipment. The assumptions regarding future uses were developed in coordination with the Applicant and are based on present thinking, not on final decisions regarding specific projects, and on the best information available at the time the Draft EIR was prepared (see response to Comment 19). To the extent future uses are proposed which differ from these assumptions, the City would require Hoag to prepare a traffic and /or parking analysis prior to building construction to confirm that the proposed use falls within the scope of the authorized traffic limits authorized for the project (see Draft EIR, pages 3.2 -27 and —31, Mitigation Measures 25, 32, 34, 38, and 33). Response 91 Based on the findings of the traffic impact evaluation and level of service comparisons between traffic scenarios, the proposed Master Plan Update Project (i.e., reallocation of up to 225,000 sf RaProjects\N ponNJMB \RTCWTG0122M.doc 3 -190 Responses to Environmental Comments Hoag Memodal Hospital Presbyterian Master Plan Responses to Comments of medical uses from the Lower Campus to the Upper Campus) would not cause cumulative impacts nor worsen cumulative impacts. As indicated on Table 3.2 -6 of the Draft EIR, with or without development of the proposed Master Plan Update Project, LOS E is projected under Year 2015 conditions at the following six intersections: Balboa Boulevard- Superior Avenue/West Coast Highway, Newport Boulevard /Hospital Road, Newport Boulevard southbound off- rampMest Coast Highway, Newport Boulevard /18th Street- Rochester Street, and Newport Boulevard /19'h Street. Table 32- 7 of the Draft EIR indicates that under Year 2025 conditions with or without the Master Plan Update Project, LOS E or LOS F is projected at the following six intersections: Riverside AvenueMest Coast Highway, Bay Shore Drive -Dover Drive/West Coast Highway, Newport Boulevard southbound off- ramp/West Coast Highway, Newport Boulevard /17th Street, Newport Boulevard /181h Street - Rochester Street, and Newport Boulevard /19'h Street. Because LOS E/F is expected to occur without development of the project, the deficient levels of service are considered "cumulative impacts" and are project-specific impacts. Furthermore, the Master Plan Update Project would not worsen these cumulative deficiencies, and is expected to maintain or improve the levels of service at the six intersections under both Year 2015 and Year 2025 conditions, as indicated on Tables 3.2 -6 and 3.2 -7 of the Draft EIR. It should also be noted that based on Orange County Congestion Management Plan (CMP) guidelines, the LOS E projected at the Newport Boulevard southbound off- ramp/West Coast Highway intersection under Year 2015 and Year 2025 conditions is not considered deficient. Response 92 The level of service analyses and traffic impact evaluation conducted for the Draft EIR were focused to evaluating traffic conditions under existing (2007) conditions, Year 2015 conditions without and with the proposed Master Plan Update Project, and Year 2025 conditions without and with the proposed Master,Plan Update Project, and identifying the incremental effect of the proposed reallocation of square footage (not existing development at Hoag, nor implementation of Hoag's existing Master Plan, which were evaluated in Final EIR No. 142 and subsequent TPO studies) on those traffic conditions. Table 3.2 -2 of the Draft EIR presents the levels of service at the 24 key intersections under existing (2007) conditions. The trips currently generated by Hoag are inherent in the existing traffic volumes (illustrated on Exhibits 3.2 -3 and 3.2 -4 of the Draft EIR) that were used in the level of service calculations. It is not possible to isolate existing Hoag - generated traffic volumes from the actual counts collected at each study intersection. An evaluation of existing conditions at Hoag with the proposed reallocation (i.e., Master Plan Update Project) was not necessary since the reallocation is based on an update to the existing Master Plan, not existing development at Hoag. The "Existing Master Plan" columns of Table 3.2 -6 and 3.2 -7 of the Draft EIR present the levels of service for cumulative (without the proposed Master Plan Update Project) conditions under Year 2015 and Year 2025, respectively. Based on the City's adopted General Plan traffic model (Newport Beach Traffic Model /NBTM), the future trips expected to be generated by development of Hoag's existing Master Plan were assigned to the street system, and are inherent in the model forecasts (shown on Exhibits 3.2 -7, 3.2 -8, 3.2 -11, and 3.2 -12 of the Draft EIR) used in the level of service calculations. The traffic distribution pattern for Hoag presumed in NBTM is illustrated on Figure B -1 in Appendix B of the Draft EIR traffic study. The future trips generated by the existing Master Plan, and the incremental effect of those existing Master Plan trips on future traffic conditions (i.e., LOS differences), were evaluated in the Phase II TPO and R: \Prole0s \NewponV008 \RTC \RTC-0122 .dm 3-191 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Phase III TPO studies completed in 2001 and 2005, respectively, since the Final EIR No. 142 was certified in 1992. The "Proposed Master Plan Update Project' columns of Table 3.2 -6 and 3.2 -7 of the Draft EIR present the levels of service for cumulative plus project conditions under Year 2015 and Year 2025, respectively. The future trips generated by development of Hoag's proposed Master Plan Update were assigned to the street system by using NBTM, and are included in the "with project' traffic volumes presented on Exhibits 3.2 -9, 3.2 -10, 3.2 -13, and 3.2 -14 of the Draft EIR and used in the level of service calculations. As indicated previously, the traffic distribution pattern for Hoag is illustrated on Figure B -1 in Appendix B of the Draft EIR traffic study. Exhibits 3.2 -5 and 3.2 -6 of the Draft EIR isolate and illustrate the Master Plan Update /project - generated trips at each of the 24 key intersections during the AM and PM peak hours, respectively. As indicated on Tables 3.2 -6 and 3.2 -7 of the Draft EIR, the proposed reallocation of square footage would not worsen cumulative deficiencies, and is expected to maintain or improve the levels of service at the 24 key intersections under both Year 2015 and Year 2025 conditions. Tables 3.2 -6 and 3.2 -7 of the Draft EIR further indicate that, based on the application of City of Newport Beach and City of Costa Mesa significant traffic impact criteria, the reallocation project is not expected to cause any significant traffic impacts under Year 2015 and Year 2025 conditions. Mitigation measures have been established (see Draft EIR, pages 3.2 -27 and —31, Mitigation Measures 25, 32, 34, 38, and 33) to address traffic /parking impacts associated with future site - specific projects that may be proposed. The proposed Master Plan Update's assumptions regarding future uses were developed in coordination with the Applicant and are based on present thinking, not on final decisions regarding specific projects, and on the best information available at the time the Draft EIR was prepared (see response to Comment 19). To the extent future uses are proposed which differ from these assumptions, the City would require Hoag to prepare a traffic and /or parking analysis prior to building construction to confirm that the proposed use falls within the scope of the authorized traffic limits authorized for the project. Mitigation measures have been established (see Draft EIR, pages 3.2 -27 and —31, Mitigation Measures 25, 32, 34, 38, and 33) to address traffic /parking impacts associated with future site - specific projects that may be proposed. The proposed Master Plan Update Project assumptions regarding future uses were developed in coordination with the Applicant and are based on present thinking, not on final decisions regarding specific projects, and on the best information available at the time the Draft EIR was prepared (see response to Comment 19). To the extent future uses are proposed which differ from these assumptions, the City would require Hoag to prepare a traffic and /or parking analysis prior to building construction to confirm that the proposed use falls within the scope of the authorized traffic limits authorized for the project. Response 93 Please refer to the response to Comment 92 for a detailed discussion of future traffic scenario comparisons and TPO studies that were completed since certification of Final EIR No. 142 in 1992, and specific mitigation measures that have been established to address traffic /parking impacts associated with future site - specific projects that may be proposed. Response 94 Please refer to the response to Comment 92 for a detailed discussion of project traffic distribution and assignment that were obtained using the City's adopted General Plan model (NBTM). RdPtoja s\Ne o0'.NWRTCWTC- 012208.doc 3 -192 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 95 Please refer to the response to Comment 92 for a detailed discussion of future traffic scenario comparisons and TPO studies that were completed since the Final EIR No. 142 certification in 1992, and specific mitigation measures that have been established to address traffic /parking impacts associated with future site - specific projects that may be proposed. Response 96 Because the City's adopted General Plan traffic model (NBTM) was used as basis for the future traffic forecasts, the full buildout of the City, as identified in the new General Plan, has been assumed and accounted for in the traffic study. Please refer to the response to Comment 19. Response 97 The extension of 19th Street across the Santa Ana River has been assumed in the City of Newport Beach General Plan and the Orange County Master Plan of Arterials and Highways, and therefore should be included in the NBTM forecasting assumptions for Year 2025 conditions (referred to as the City's adopted " Buildout" or "General Plan Baseline" network, as described in Section 5.1.2 of the Draft EIR traffic study). For Year 2015 conditions, the NBTM "constrained" network was used. The constrained network does not assume the 191h Street bridge connection, as stated in Section 5.1.2 of the Draft EIR traffic study. Response 98 The building known as the Conference Center primarily houses administrative support staff for the business operations of Hoag. Finance, Marketing, Information Technology, Human Resources, Purchasing, and Fund Development functions that occupy the top three floors of the four -story building. The bottom level houses the OB Education department and six meeting rooms. These rooms are primarily used during business hours for internal meetings and educational classes with staff walking from other parts of the campus for the meetings. One exception is a limited number of breast feeding consultations during the day in one classroom which averages two to eight women throughout the day. In the evenings, between 6:00 PM and 10:00 PM, the rooms are used for community education classes averaging 10 to 30 people per class. On some weekends, the rooms are used for larger community education and support groups with anywhere from 60 to 120 attendees. Based on the type of activities held at the Conference Center during business hours (primarily internal meetings and educational classes for Hoag staff), the trips generated by these activities are "internal trips" that occur within Hoag, and are the same trips generated by the inpatient and outpatient uses at Hoag that have been accounted for in the analysis of AM and PM peak hour conditions in the Draft EIR traffic study. The weekday breastfeeding consultations and weekend community education classes occur outside of the time periods evaluated in the traffic impact study (i.e., AM and PM peak commute hours on a typical weekday). The weeknight community education classes are held during the months of September through November, do not generate trips during the AM peak hour, and do generate inbound trips during the PM peak hour. The existing traffic generated by the Conference Center are inherent in the traffic counts collected for the study, and were therefore included in the detailed analysis of traffic conditions and project impact evaluation. R: \Projeds \Nmport JOOB \RTC \RTC- OlM8.doc 3 -193 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 99 The AM and PM peak period traffic counts, existing intersection geometry, and existing level of service calculations for the three key intersections along West Coast Highway located west of Hoag Drive (at Orange Street, Prospect Street, and Superior Avenue - Balboa Boulevard) were reviewed and verified to be generally consistent with prior counts, geometry, and level of service calculations. It should be noted that the traffic counts were collected during typical commute hours on a typical weekday, not during peak conditions /summer season (when there could be more beach - related traffic along West Coast Highway). Response100 The AM and PM peak period traffic counts, existing intersection geometry, and existing level of service calculations for the Superior Avenue /17'h Street intersection were reviewed and verified to be generally consistent with prior counts provided by the City of Costa Mesa, geometry, and level of service calculations. Response101 The net parking spaces gained to the south parking structure after the trailers are removed (and a new ramp and elevator are installed in 2008) will be 21 spaces. Approximately the same number of spaces would be displaced in the lower parking area to accommodate the relocated trailers. The construction trailers are considered temporary structures; please refer to the response to Comment 60. Response102 The number and location of valet spaces at Hoag are as follows: North (Dolphin) Parking Structure: 80 South Parking Structure: 37 Cancer Center Front Lot: 8 Emergency Room Lot: 15 Response103 The City is assuming the commenter is referring to Mitigation Measure 38 from Final EIR No. 142 which states as proposed for modification: 38. Prior to the issuance of gradi Kj —aas� building permits for each Master Plan development, the Project Sponsor shall provide evidence that site plans incorporate the 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: a. A minimum of five percent of the provided parking at new facilities shall be reserved for carpools. These parking spaces shall be located near the employee entrance or at other preferred locations. b. A minimum of two bicycle lockers per 100 employees shall be provided. Additional lockers shall be provided at such time as demand warrants. R:\ Projects \Newponf MB \RTC\RTC.012208.da 3 -194 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments c. A minimum of one shower and two lockers shall be provided. d. Information of transportation alternatives shall be provided to all employees. e. A rideshare vehicle loading area shall be designated in the parking area. f. The design of all parking facilities shall incorporate provisions for access and parking of vanpool vehicles. g. Bus stop improvements shall be coordinated with the Orange County Transportation Authority, consistent with the requirements of Mitigation Measure 30 ironnit exists n is nt'n ated Inexist witNp fiye h. The exact number of each of the above facilities shall be determined by the City during review of grid building permit applications for each development project. The types and numbers of facilities required of the project will reflect the content of the Ordinance at the time that a permit application is deemed complete by the Planning Department. Rationale: Mitigation Measure 38 was adopted as a part of Final EIR No. 142. A revision to item 'g' is proposed to cross reference Mitigation Measure 30, which pertains to bus turnouts. The siting and design of bus turnouts is within the joint jurisdiction of the Orange County Transportation Authority (OCTA) and the City. First, it should be noted that this measure has been applicable to Hoag since adoption of the Master Plan in 1992. Second, as noted in the measure, the applicable requirements are to be implemented; valet parking is one of nine requirements. Third, employee parking is provided in a separate lot from visitor parking and would therefore not affect visitor parking. Fourth, as previously addressed in. these responses to comments, the City requires a parking study for each project and reviews the study for accuracy and appropriate methodology. Response104 Hoag has shuttle service connecting the main campus to the Hoag Health Center Newport Beach, with stops at the Lower Campus and Upper Campus in its route to transport physicians and staff to the two Hoag facilities. Presently, Hoag has two shuttles per hour between the hours of 7:00 AM and 7:00 PM; Hoag has proposed to the City to increase the number of shuttle to four per hour in a 20- passenger van. The shuttles can only be used by physicians who have office at the Hoag Health Center and patients at Hoag Hospital, and by Hoag staff. The shuttle will also be available to patients visiting physicians at the Hoag Health Center who require medical services (e.g., lab work, x -rays, medical test) at Hoag Hospital. The shuttles are provided as a convenience for physicians, staff, and patients and serve to minimize personal vehicle trips between the two facilities and not, as the commenter has suggested, because of the lack of parking. While no trip or parking credit was provided in the traffic and parking studies prepared for the Master Plan Update Project, eliminating personal vehicle trips from the roadways would have a beneficial effect. With respect to the Upper and Lower Campuses, Hoag previously used an eight -seat golf cart to transport persons between the Upper and Lower Campuses. All trips were on private roadways within Hoag. The golf cart is no longer used. The shuttle includes the Upper and Lower Campuses and the Hoag Health Center. As with the golf cart, the shuttle uses internal roadways while at Hoag. R:%ProieOswewpm1W0 RTCWTC.012206. 3 -195 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 105 Please refer to the response to Comment 39. Response 106 Please refer to the response to Comment 90. Response 107 Please refer to the response to Comment 90. Response 108 Please refer to the response to Comment 90. Response109 Please refer to the response to Comment 92 for a detailed discussion of future traffic scenario comparisons, TPO studies that were completed since certification of Final EIR No. 142 in 1992, and project traffic distribution and assignment that were obtained using the City's adopted General Plan model (NBTM). Response110 Please refer to the response to Comment 92 for a detailed discussion of future traffic scenario comparisons, TPO studies that were completed since the EIR No. 142 certification in 1992, and project traffic distribution and assignment that were obtained using the City's adopted General Plan model (NBTM). _ Responseiii Please refer to the response to Comment 92. Response112 Please refer to the response to Comment 92. Response113 Please refer to the response to Comment 92. Response114 Please refer to the response to Comment 92. Response115 Please refer to the response to Comment 92. Response116 Please refer to the response to Comment 92 for a detailed discussion of future traffic scenario comparisons, and project - related LOS differences. As required by the California Vehicle Code R:\ Projeds \Ne.ponW)"8RTCWTC- 01220B.noc 3 -196 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments (Section 21806, Authorized Emergency Vehicles), motorists must yield the right -of -way to emergency vehicles. Specifically, motorists are required to pull to the right side of the road and stop to allow an emergency vehicle to pass. If required, drivers of emergency vehicles are trained to use center turn lanes, or travel in the opposing through lanes to pass through crowded intersections. Thus, the respect entitled to emergency vehicles and driver training allow emergency vehicles to negotiate typical street conditions in urban areas. Furthermore, Hoag satisfies federal, State, and local requirements related to emergency /evacuation plans. Response 117 Based on logical travel routes to and from the project, it is unlikely that a significant number of project trips would use the eastbound left turn lane at Hoag Drive /Hospital Road. The commenter states that many of the waiting vehicles originate at Hoag Drive West. However, Hoag Drive West is a minor driveway that serves mostly facility maintenance, delivery, and outbound ambulance traffic. Most staff, patients, and visitors would access Hoag through the Hoag Drive /Hospital Road entrance. As shown in Figure 5 of the Access and On -Site Circulation Analysis, the west driveway is forecast to serve a nominal number project trips. Most of the traffic using the eastbound approach of Hoag Drive /Hospital Road is ambient traffic that is already on the roadway system. It is not necessary for the Project to mitigate the effects of existing traffic volumes. Response 118 Hoag provides valet parking service at the main entrance, south entrance and the Cardiac Outpatient facility on West Road to ensure that the physically challenged, weak, or elderly patients and visitors have easy access to hospital facilities. By setting aside parking spaces for the valet service, Hoag is better able to accommodate the parking needs of those with the greatest need of assistance. Valet parking typically improves the availability of on -site parking by 5 to 25 percent. Response 119 Relocating the modular buildings from the south parking structure to the Lower Campus surface level parking area provides for an increase in 21 available parking spaces closer to the Upper Campus facilities accessed by patients and visitors and reduce the same amount on the Lower Campus only needed for overflow employee and contractor parking. Response120 Please refer to the response to Comment 104. Hoag plans to continue the shuttle between the Lower Campus, Upper Campus, and the Hoag Health Care Center. Response 121 The intervening processes and assumptions are presented in the technical reports included in the Appendix of the Draft EIR. The impact of the project was determined by comparing the projected changes in emissions with the SCAQMD Significance Thresholds (see Tables 3.3 -10, 3.3 -12, 3.3 -14, and 3.3 -15 and the discussion of Impact 3.3 -13). This concludes that while the modification of the Master Plan would result in lower emissions that the approved Master Plan, the development of the Master Plan would result in a significant unavoidable impact. R:TrojWs \NewpotlUWMRTORTG0122 .doc 3 -197 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments The comparison of the project's emission with the basin wide emissions are provided to give context to the project's emissions and as one part of the argument that the project will not cause an increase in the frequency of severity of the violations of the AAQS in the region. As stated in Section 3.3.1 of the Draft EIR, "Final EIR No 142 did determine, however, that development of the Master Plan in conjunction with present and future projects would have a significant and unavoidable cumulative impact on regional air quality" The changes to the project do not change this conclusion. Response 122 The daily emission rates presented in the "Notice of Intent to Issue "Permit to Construct and Operate" Pursuant to Rule 212" in Appendix A of the Draft EIR lists emissions from three natural gas fired internal combustion engines and one natural gas/fuel oil fired boiler. The emissions presented in Table 3.3 -5 under the "On -Site Electrical Generation" are for the three natural gas fired internal combustion engines only. The boiler emissions were indirectly included in the "Natural Gas Consumption" emissions and are based on the SCAQMD CEQA Handbook methodology that converts the square feet of building space to determine usage of natural gas and emission factors based on the amount of natural gas used. During the investigation of this issue, Mestre Greve Associates identified an error in the spreadsheet to calculate emissions that underestimated the CO emissions from the generator engines by 2 pounds per day per unit. This error slightly affects the CO emissions presented in Tables 3.3 -5, 3.3 -6, 3.3 -10, 3.3 -11, 3.3 -12, 3.3 -13, 3.3 -14, 3.3 -15, and 3.3 -17 of the Draft EIR but it does not change the conclusions of the analysis or significance findings. The corrections are included in Section 4 of this responses to comments document and incorporated into the Final EIR. Response 123 The generator emissions were calculated using the limits given in the permits to operate for these units. These documents did not contain limits for SOx emissions and the emissions were assumed to be minimal and listed as zero. Based on the Notice of Intent to Issue in Appendix A discussed in the response to Comment 122, the maximum daily emissions of SOx from the generators is 0.33 pounds per day per unit (with the worst -case assumption that the boiler has no SOx emissions). Resulting in 1 pound per day of emissions under existing conditions (with three units) and 2 pounds per day in the future (with six units). This would change the SOx emissions presented in Tables 3.3 -5, 3.3 -6, 3 -3.10, 3.3 -11, 3.3 -12, 3.3 -13, 3.3 -14, 3.3 -15, and 3.3 -17 but it does not change the conclusions of the analysis or significance findings. The corrections are included in Section 4 of this responses to comments document and incorporated into the Final EIR. Response 124 The full quote from the SCAQMD website is: "This webpage previously had listed names of the proposed chapters and appendices for the revised Handbook. However, current work on the Handbook has rendered these chapter and appendices titles obsolete and, therefore, they have been removed from the webpage. Proposed chapters and appendices currently under consideration will be posted when drafts are available." R? Prgeps lNewpoM1W008ViTORTC- 012208.doc 3 -198 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments With the full quote it is apparent that they are talking about the revised Handbook that has been in development for several years now. The SCAQMD notes that emission factors and trip generation rates in the 1993 Handbook are obsolete at http : / /aqmd.gov /cegaioldhdbk.htmi, however, there is no discussion that the trip lengths provided in the handbook are obsolete. There is no reason that the trip lengths from the 1993 CEQA Handbook are invalid. Response 125 Potential emissions from construction activities are discussed on pages 3.3 -18 and 3.3 -19 of the Draft EIR under the Short -term Construction Impacts: Regional Air Quality Impacts heading. The SCAQMD LSTs are emission thresholds to ensure that an activity does not cause concentrations at nearby sensitive receptors to exceed the AAQS or to cause a significant increase in concentrations for pollutants where the AAQS is exceeded without the activity. The SCAQMD performed dispersion modeling using typical weather patterns to correlate emissions with concentrations and establish the emission thresholds. These values and a review of the LST emission thresholds determined by SCAQMD were used as the basis as the discussion for the likelihood of an impact. As discussed in the Draft EIR, there are no specific construction projects proposed and, therefore, no information to calculate emissions from construction activities associated with the Master Plan Update Project. The discussion on Pages 3.3 -18 and 3.3 -19 addresses construction emissions in general and why the emissions from construction activities associated with the project would be likely to exceed the thresholds. Response 126 The analysis examined potential changes to air quality impacts due to the development of the Master Plan that could be affected by the reallocation of uses proposed by this project. The reallocation of uses proposed is not expected to significantly affect operations at the loading dock or at the cogeneration plant and localized air quality impacts from these operations were not examined. Response 127 The significance of the air quality impacts is not dismissed by the comparison of project emissions with basin -wide emissions. The comparison of project emissions to basin wide emissions is only used as one part of the argument• that the project will not result in an increase in the frequency or severity of violations of the AAQS. The presentation of this data does not dismiss Impact 3.3 -3. Response 128 The regional emissions analysis presented on pages 3.3 -21 through 3.3 -25 of the Draft EIR measures the project's impact to the air quality in the region with the region being defined as the South Coast Air Basin. The analysis concludes that the overall development of the Master Plan Update Project would result in a significant regional air quality impact (Impact 3.3 -3). Vehicular emissions are modeled based on an average trip length which includes very short trips along with much longer trips. Using the average trip length gives an accurate estimate of the total emissions from all of these trips. R: \PrOjWS \N"pon_0 RTC\RTC- 01 2208.dw 3 -199 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 129 Mitigation Measure 36, as proposed for revision ( tF is used to show deleted wording) states: 36. Prior to the issuance of grading 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 the phase. --;O , wheR added to existing t i- YM - -- Mitigation Measure 36 requires verification of necessary permits from the SCAQMD for regulated equipment and preparation of air quality analysis in accordance with SCAQMD's requirements for stationary source equipment. it further states that if the new emissions result in impacts not previously considered or that will significantly change the land use impact, appropriate CEQA documentation shall be prepared prior to issuance of any permits for that phase of development. This mitigation measure is combining two processes. The SCAQMD would review the data pertaining to the use of regulated equipment. In order for the Applicant to receive the required permit, the project would need to meet the SCAQMD- established standards. It is speculative to know what all mechanical equipment would be necessary for the buildout of the Master Plan at Hoag. The issue pertaining to new significant impacts associated with emissions or land use impacts would not be within SCAQMD's jurisdiction, so to avoid confusion this portion of the mitigation measure is recommended for deletion. The City of Newport Beach would continue to be responsible for ensuring that appropriate CEQA documentation is prepared. Response 130 Please refer to the discussion on page 3.3 -20 of the Draft EIR. An expanded discussion is presented in Section 2.3.1 of the Air Quality Technical Report presented in Appendix D to the EIR. Response 131 These measures are incorporated within the contractor specifications which are part of the plans and specifications used to issue a grading or building permit and, therefore, the identified measures are conditions of those permits and compliance of those conditions are enforceable by the City's Building or Public Works inspectors and Code Enforcement Officers. Response 132 The trip length used for the emissions estimate is a start to end trip and would include any movements through a parking garage and are based on average travel speeds which include idling for traffic lights, parking spaces, and congestion. Emissions from these activities are insignificant compared to the total emissions from a vehicle trip and do not occur for all vehicle RBProle \Newpon\JODMTC \RTC-012208,dw 3 -200 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments trips. Accounting for this activity specifically would be speculative as there is no basis to determine how often this occurs currently and how this would change in the future. Response133 On its website, the SCAQMD provides composite emission factors for two vehicle categories passenger /light -duty and medium - /heavy -duty vehicles (e.g., delivery trucks) for use in projects where passenger /light -duty vehicle generate the majority of vehicle trips (hftp: // aqmd. gov/ cega /handbook/onroad/onroad.htmi). The regional emission calculations assume 95 percent passenger /light -duty vehicles and 5 percent delivery trucks. Response134 There is no reason to believe that increased signage would have any substantial effect on air pollutant emissions. Please also refer to the response to Comment 42 regarding signage and how the proposed modifications to signs at Hoag would not create significant environmental impacts. Response135 Please refer to the responses to Comments 8 and 11 with respect to the enforcement of mitigation measures from Final EIR No. 142 and affects on properties adjacent to Hoag. With regard to commenter's suggested mitigation. measures, please refer to the response to Comment 13. The commenter is requesting that the loading dock and its activities be relocated. It should be noted that location of the loading dock preceded construction of the adjacent residential communities. The loading dock and the activities that are located within the loading dock area have been so located to support the materials management functions of the hospital. Shipments, for example, must be received on the Upper Campus nearest to the primary medical uses of the hospital to avoid transportation redundancies in transporting essential supplies (including medical supplies, pharmaceuticals, transplantable devices, food, and linens) from the Lower Campus to the Upper Campus where these supplies are used. Furthermore, entrance to the loading dock in its present location provides for the least amount of shared traffic with passenger cars that use the two main entrances to Hoag on West Coast Highway and Hospital Road; additionally, related to traffic, the current loading dock location does not conflict with Emergency traffic whereas relocation to any other roadway would conflict with ambulance, paramedic and fire traffic, jeopardizing patient health and safety. Also, the current loading dock location is proximate to existing hospital paths and the building network of corridors such that relocation would require significant reconfiguration of the physical plant and would significantly adversely affect hospital operations. Relocation of the loading dock to the Lower Campus would also conflict with the State of California Office of Statewide Health Planning and Development. (OSHPD) mandates due to the distance to the primary hospital facilities. Finally, any relocation of the loading dock or its essential activities (e.g., box crusher) would require major demolition and construction of new facilities (both new loading dock facilities and facilities that would have to be rebuilt elsewhere to accommodate a new loading dock)—this in and of itself would be a project subject to CEQA review and would have its own environmental impacts, and as such, is not appropriate mitigation for the proposed Master Plan Update Project. Regarding commenter's suggestion that grease traps be relocated, the location of the grease traps is proximate to the hospital cafeteria. To be located anywhere else at Hoag would not be physically possible at this time because of the location of sanitary sewer lines. R? Pr0J0 =\New00MW091RT0WTC-012208.dw 3 -201 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Regarding commenter's suggestion that the cogeneration facility be relocated, as address in Topical Response 1, the cogeneration facility is an existing facility. Demolition and relocation of the facility (along with the demolition and relocation of other facilities required to move the cogeneration facility) would be a project subject to its own CEQA review and would have its own, environmental impacts,. and is thus not appropriate for inclusion as mitigation in the Draft EIR. With regard to the commenter's suggestion that new "noise generating" activities be prohibited proximate to the park and residences to the north and west of Hoag, it is unclear what type of noise generating activities the commenter is addressing. The commenter's letter addresses noise - generating activities including but not limited to conversations between people to vehicular traffic to mechanical equipment. With regard to non - loading dock areas at Hoag, adherence to the City's Noise Ordinance would ensure that significant impacts to adjacent uses are avoided as the City has determined that adherence to the Noise Ordinance is protective of such adjacent uses. With regard to loading dock vicinity noise activities, as is discussed further in response to Comments 11 and 13, above, and 188, below, all feasible mitigation has been provided in this area and all future activities in the area will be required to adhere to the modified limitations imposed as part of the proposed Master Plan Update Project. Please also refer to Topical Response 3 regarding a new proposed Project Design Feature. Thus, prohibitions on new noise generating' activities are not required as the noise limitations discussed in the Draft EIR will be imposed to protect adjacent uses and to reach the lowest noise levels achievable based upon application of and to reach the lowest noise levels achievable with feasible mitigation. Response 136 The proposal to modify existing noise regulations is evaluated in the Draft EIR and associated technical report (Section 2.3.6 of Appendix F) and these changes are identified as an unavoidable adverse impact. Enclosing the loading dock and constructing a soundwall were investigated and the feasibility discussed in Section 3.4 of the Draft EIR and on page 54 of Appendix F. Please also refer to the response to Comment 35. Modifications to residences are discussed in Section 3.4 of the Draft EIR and on page 58 of Appendix F. While modifications to off -site private properties are not proposed as CEQA mitigation measures because the City does not have the ability to mandate their implementation, window /sliding door modifications are proposed as a Project Design Feature; please refer to Topical Response 3. However, a redesign of the site plan so that noise generating equipment is not along the residential area is not considered feasible. Response 137 This fact was understood for the analysis. The following sentence will be added at the end of the paragraph following Table 3.4 -1 on page 3.4-6 and incorporated into the Final EIR as follows: The City of Newport Beach exterior and interior noise criteria is given in terms of 15 minute Leq and Lmax noise levels. The noise levels specified are those that are not to be exceeded at a property from noise generated at a neighboring property. Noise levels are to be measured with A- weighting and a slow time response. Greater noise levels are permitted during the day (7 AM to 10 PM) than during the nighttime period (10 PM to 7 AM). If the measurement location is on the boundary between two R;\pr*asS wpchWDD8lRT0ATG012208.dm 3 -202 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response138 The City would be the responsible party for compliance with the Development Agreement. The public can provide comments to the City as a part of the City's annual review of the Development Agreement. Response 139 Traffic volumes for West Hoag Drive were not counted because of the low volumes of vehicular movement on this private roadway. It should also be noted that West Hoag Drive adjacent to residences is closed to vehicular traffic between 8:00 PM and 7:00 AM. It is unlikely that the traffic volume on West Hoag Drive would generate noise levels approaching 65 dB CNEL at adjacent uses. Response 140 Noise measurements at the tennis courts were not made because the Noise Ordinance specifically identifies private yard, patio, deck, or balcony as locations where noise measurements should be made. Response141 The last paragraph on page 3.4 -11 has been modified and is included in the Final EIR as follows: Therefore, the noise level at Site 1 during the pumping operations is, perceptibly, almost four times greater, and the noise level at Site 2 was more than two times greater than permitted by the Noise Ordinance limit. Response142 It was City staff's determination in consultation with the City Attorney that grease trap cleanout is a property maintenance activity. The Newport Beach Noise Ordinance is presented in three sections of the Municipal Code: Sections 10.26, 10.28, and 10.32. Section 10.28 "Loud and Unreasonable Noise" is what is often referred to as a "Nuisance Ordinance" because it does not contain any specific noise level limits. It prohibits 'the making, allowing, creation or maintenance of loud and unreasonable, unnecessary, or unusual noises which are prolonged, unusual, annoying, disturbing and /or unreasonable in their time, place and use are a detriment to public health, comfort, convenience, safety, general welfare and the peace and quiet of the City and its inhabitants." The specific provisions of Section 10.28 were revised substantially by the City in 2001, but the concept of the section was unchanged. Sections 10.28.040 and 10.28.045 regulate construction noise and property maintenance noise. These Noise Ordinance sections limit the hours of these activities to daytime hours. Section 10.32 "Sound Amplifying Equipment' regulates the use of sound amplification equipment and provides for permitting of sound amplification equipment. Loading dock noise and operations in other locations in the City are not applicable to the proposed project. Response 143 Please refer to the response to Comment 142 R:\ Projects \Newport 008 \RTC1RT4012208.doc 3 -203 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 144 The noise measurements measured all sound generated by activity at the loading dock. Backup beepers were not observed to be a substantial source of noise. Response145 As addressed in Section 3.4 of the Draft EIR, operation of the sterilizer and trash compactor were never distinctly audible during the measurements of loading dock noise. The noise generated by the grease trap cleaning was much greater than that generated by activity at the loading dock. Therefore, it is likely that the noise generated by the grease trap cleaning would completely dominate and mask any noise generated by the operation of the sterilizer and trash compactor concurrently. However, it is noted that the grease trap is not operated on a daily basis. Response146 Noise measurements were made independently of hospital operations and it is not known what equipment was operating. As discussed in Section 3.4, noise generated by the operation of the trash compactor, sterilizer, and box crusher was never distinctly detectable even when it was visually observed that some of this equipment was operating. Response147 Whether this type of exceedance is common throughout the City is beyond the scope of the EIR for this project. The City has conducted formal reviews of the Development Agreement but they have not been conducted annually. The last formal annual review was conducted on June 28, 1999. Although the City has not requested or set a formal annual review proceeding since 1999, the City has required Hoag to submit project status reports; reports have been provided to the City for the period of January 1, 1999 through December 31, 2003, the period January 1, 2004 through June 30, 2006, and the period July 1, 2006 through April 30, 2007. Response148 The comment is incorrect. For the purposes of the Noise Ordinance, the Noise Ordinance specifically identifies "mixed use residential" as residential units within 100 feet of a commercial property where noise is from said commercial property (see Section 3.4 of the Draft EIR and Section 1.3.2 of Appendix F). Noise measurements summarized in the Draft EIR were taken when the cogeneration facility was operational. Response 149 The City is not suggesting that the future park site is not subject to any existing noise. However, with regard to the commenter's suggestion that noise mitigation is needed for parks in the vicinity of Hoag, park areas are not subject to any City Noise Ordinance limits (see Draft EIR, page 3.4 -14). Response150 Please refer to Topical Response 1. Regarding commenter's suggestion that projects at Hoag have been allowed to proceed on a piecemeal basis without environmental review, the City is unaware of any such projects. Final EIR No. 142 examined all potential environmental impacts of the buildout of the Hoag Master Plan, and as such, all prior projects at Hoag, having been R1ProjeclsV4ewponW08RTClRTC -012208.dm 3 -204 - Responses to Environmental Comments Hoag Memorial Hospitaf Presbyterian Master Plan Responses to Comments developed consistent with the Master Plan did not proceed in a piecemeal basis, as might have occurred if individual development projects at Hoag had proceeded with individual CEQA review. Please also refer to the response to Comment 82. Response151 The commenter is reminded that the cogeneration facility is not a part of the proposed Master Plan Update Project; see Topical Response 1. The cogeneration facility is an existing and fully permitted facility. With regard to the commenter's statements regarding future expansion of the cogeneration facility, as discussed further in Topical Response 1, three additional engines may be located within the existing structure of the cogeneration facility and will require permitting from the South Coast Air Quality Management District. Response152 For a general discussion on the cogeneration facility, please refer to Topical Response 1. The Noise Ordinance regulations apply to this use. The noise levels for the cogeneration facility are below the nighttime criteria of 50 dBA contained in the Noise Ordinance. With the current equipment in operation, the noise levels generated by the cogeneration facility are in compliance with the Noise Ordinance at locations 2 and 3. Thus, no mitigation to further reduce noise at .the cogeneration facility beyond that already required to meet City Noise Ordinance limitations is required (Draft EIR, page 3.4 -36 (Mitigation Measure 3.5 -9). Response153 Table 3.4 -5 in the Draft EIR shows traffic noise level increases for two conditions ( "Over Existing" and "Due to Project ") for two analysis years (2015 and 2025). The "Over Existing° condition gives the projected traffic noise level changes between existing conditions (i.e.; current traffic noise levels) and future conditions in the year of analysis considering traffic volume changes due to the implementation of the proposed project as well as all other traffic growth projected for the analysis year. The "Due to Project' condition gives the projected difference in the traffic noise level in the year of analysis with and without the project. Without project conditions includes the development of the currently approved Master Plan. The changes in noise levels were calculated using traffic volume data provided, by the traffic engineer and reflect the assumptions used to generate the traffic volumes. Response154 Based on a walk of the street, there are no residences on Via Lido between Newport Boulevard and Via Oporto which is more than 500 feet from Newport Boulevard and more than a "very short distance." Noise levels cannot be projected at a location that does not exist. Response155 Traffic noise levels were calculated using traffic volumes provided by the traffic engineer for the project. As noted in previous responses and as addressed on page 3.2 -4 of the Draft EIR, the Master Plan Update traffic study was prepared using the current City of Newport Beach Transportation Model (NBTM). The NBTM includes cumulative regional growth including growth within and outside of the City. This includes traffic from neighboring jurisdictions. These projections include all reasonably foreseeable and probable future projects in the region. Therefore, the noise analysis has accounted for cumulative projects. R:1PmjWS\N.ponWOO9 RTCIRTC -01220 .dm 3 -205 Responses to Environmental Comments Haag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 156 Cumulative impacts are measured against three criteria all of which must be met for a significant impact to be identified; (1) There must be a clearly discernible increase in traffic noise levels over existing conditions (3 dB or greater), (2) the project must contribute noticeably to this increase (i.e.; the increase due to the project must be 1 dB or greater), and (3) the projected future noise level must exceed the applicable noise criteria (e.g.; 65 CNEL for residents. As discussed in the EIR text there are four segments that satisfy the first criteria (1) Hoag Drive south of Hospital Road, (2) Hoag Drive north of West Coast Highway, (3) Tustin Avenue north of West Coast Highway, and (4) Bayside Drive north of East Coast Highway. All but one of these segments, Hoag Drive north of West Coast Highway, satisfies the second criteria. However, none of the segments satisfy the third criteria and therefore there are no significant cumulative traffic noise impacts. The thins criterion does not involve a comparison of conditions with the approved Master Plan and therefore this does not change the finding of no significant cumulative traffic noise impacts. Response 157 The Noise Ordinance identifies what activities and what noise levels should be acceptable to the community. The comment is correct in that the noise levels generated by the grease pit cleanout would result in the disruption of normal conversation and is sufficiently high to be annoying to the residents while it is in operation. As is stated on page 3.4 -13 of the Draft EIR, noise levels in the vicinity of the loading dock (where the grease trap cleaning operation is also located) have not substantially increased. The Draft EIR acknowledges the high levels of noise that can be generated by grease trap cleaning activities. However, the City considers grease trap cleaning a property maintenance activity. The Newport Beach Noise Ordinance is presented in three sections of the Municipal Code: Sections 10.26, 10.28, and 10.32. Section 10.28 "Loud and Unreasonable Noise" is what is often referred to as a "Nuisance Ordinance" because it does not contain any specific noise level limits. It prohibits "the making, allowing, creation or maintenance of loud and unreasonable, unnecessary, or unusual noises which are prolonged, unusual, annoying, disturbing and /or unreasonable in their time, place and use are a detriment to public health, comfort, convenience, safety, general welfare and the peace and quiet of the City and its inhabitants:' The specific provisions of Section 10.28 were revised substantially by the City in 2001, but the concept of the section was unchanged. Sections 10.28.040 and 10.28.045 regulate construction noise and property maintenance noise. These Noise Ordinance sections limit the hours of these activities to daytime hours. Section 10.32 "Sound Amplifying Equipment' regulates the use of sound amplification equipment and provides for permitting of sound amplification equipment. Property maintenance occurring between the hours of 7:00 AM and 6:30 PM Monday through Friday or between the hours of 8:00 AM and 6:00 PM on Saturday is exempted from the Noise Ordinance criteria. Therefore, the grease trap cleaning is exempt from the Noise Ordinance limits as long as it occurs during these hours. Property maintenance activities are prohibited on Sundays and federal. holidays (see Draft EIR, pages 3.4 -11 and -12). Although the grease trap cleaning is exempt from the City's Noise Ordinance because it is a maintenance activity and maintenance occurs during hours stipulated by the Noise Ordinance, the hours for maintenance have already been changed to occur on a Saturday between the hours of 11:00 AM and 3:00 PM. R:1ProjeG WewpohWOBkRTMRTC- 012208.000 -206 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response158 The comment is noted. The City concurs and has been actively working with Hoag to modify existing mechanical equipment. Response159 At the time of the preparation of the EIR, the new kitchen exhaust fans had not been specified by the mechanical engineer for Hoag. The replacement of these exhaust fans is not part of the proposed Master Plan Update Project. However, the City is currently working with Hoag to replace and/or modify mechanical equipment. Response160 Mitigation Measures 3.4 -2 and 3.4. -3 require that Hoag provide a detailed analysis to the City of how the fan noise will be mitigated to meet the noise limits. Response 161 Mitigation Measures 3.4 -2 and 3.4. -3 require that Hoag provide a detailed analysis to the City of how the HVAC, including the air handlers, will be mitigated to meet the noise limits. Response 162 Noise measurements were made in 1991 near the loading dock. The measurements were not made in the exact same locations or in the same manner and therefore, the results are not directly comparable.. However, the noise levels measured in 1991 look similar to the noise levels measured for this assessment, Response163 According to Hoag, expansion of the hospital would require that more goods be delivered to Hoag, but that this would not result in a corresponding increase in the number of truck deliveries. A supplier, for example, who currently makes three deliveries per week to Hoag would likely continue to make three deliveries per week with each delivery containing a greater quantity of goods. The proposed Master Plan Update Project does not assume more development than the existing Master Plan. Response164 As stated in the Draft EIR, page 3.4 -5, noise levels at Hoag are currently exempt from application of the City's Noise Ordinance, inclusive of Table N, to the extent that the noise limitations presented in the Development Agreement and those in the City's Noise Ordinance conflict. As part of the proposed Master Plan Update Project, Hoag is modifying the Development Agreement, of which the PC Text is a part, to self- impose the limitations of the City's Noise Ordinance for the entire campus with the modifications only for the loading dock area. Thus, the noise restrictions contained in the PC Text would be the restrictions enforced by the City. This is entirely within the scope of the Noise Ordinance and its exemption provisions to allow for modified noise limitations for projects such as Hoag. The proposed noise limits which would increase the allowable noise level for the loading dock have been identified as resulting in an unavoidable adverse impact. Mitigation measures were explored and discussed. Please also refer to the response to Comment 136 and Topical Response 3. R]ProjecL ewpo QOOS1RTC \RTC -012 08.tloc 3 -207 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Response 165 Please refer to the response to Comment 84. Response 166 The addition of a fourth cooling tower is not part of the proposed project. However, the noise assessment evaluated this change. The addition of a fourth cooling tower would increase noise levels by 0.6 dB and the resulting noise levels at the residences would be in the range of 46.7 to 50.4 dB. All the necessary permits have been secured for the cooling tower from the City and the State of California Office of Statewide Health Planning and Development (OSHPD). What other approvals have been granted and what environmental review was conducted for the cogeneration facility is beyond the EIR scope. Response 167 Please refer to Topical Response 1. The City is not aware of any other equipment that would be added to the cogeneration facility that is not addressed in the Master Plan Update EIR. Response 168 Waiting areas for valet parking are not considered noise sensitive. The people using these areas are only there for a short period of time, and quiet is not a significant concern in these areas. Response 169 The comment relates to noise levels from stationary sources and implies that such sources will not be controlled in such a way to protect sensitive receptors consistent with the City's Noise Ordinance. The City's Noise Ordinance will be applied throughout Hoag with modifications only in the vicinity of the loading dock. Within the loading dock area, as was described in response to Comment 11, all feasible mitigation measures have been or will be implemented to provide the most protection to off-site sensitive receptors from excessive noise. Please also refer to Topical Response 3. Policy N 4.1 cited by the commenter relates to stationary sources. As described in greater detail on pages 3.4 -24-26 and 3.4 -27, stationary sources at Hoag either already meet limitations in the City's Noise Ordinance or will be mitigated to achieve noise levels meeting or better than the proposed modified Noise Ordinance limitations described in the Draft EIR. In this way, the goal of Policy 4.1 will be fulfilled by the Master Plan Update Project. Response 170 As stated on page 3.4 -17 and page 3.4-24 of the Draft EIR, construction activities and maintenance activities would be required to be conducted at Hoag in full compliance with hourly limitations on such activities imposed by the City's Noise Ordinance. With regard to other aspects of the proposed Master Plan Update Project's compliance with the City's Noise Ordinance, how the proposed Master Plan Update Project's modifications to the PC Text are within the scope of the Noise Ordinance and enforcement of the noise limitations for the proposed project, the commenter is directed to the response to Comment 168. Response 171 As addressed on page 3.4-30 of the Draft EIR, the General Plan Noise Element Policy N 4.1 states "Enforce interior and exterior noise standards outlined in Table N3; and in the City's Municipal RA Pr018dSWewp0nU0081RTG4AT0012208 .4100 3 -208 Responses to Environmental` Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 165 Please refer to the response to Comment 84. Response166 The addition of a fourth cooling tower is not part of the proposed project. However, the noise assessment evaluated this change. The addition of a fourth cooling tower would increase noise levels by 0.6 dB and the resulting noise levels at the residences would be in the range of 46.7 to 50.4 dB. All the necessary permits have been secured for the cooling tower from the City and the State of California Office of Statewide Health Planning and Development (OSHPD). What other approvals have been granted and what environmental review was conducted for the cogeneration facility is beyond the EIR scope. Response167 Please refer to Topical Response 1. The City is not aware of any other equipment that would be added to the cogeneration facility that is not addressed in the Master Plan Update EIR. Response168 Waiting areas for valet parking are not considered noise sensitive. The people using these areas are only there for a short period of time, and quiet is not a significant concern in these areas. Response169 The comment relates to noise levels from stationary sources and implies that such sources will not be controlled in such a way to protect sensitive receptors consistent with the City's Noise Ordinance. The City's Noise Ordinance will be applied throughout Hoag with modifications only in the vicinity of the loading dock. Within the loading dock area, as was described in response to Comment 11, all feasible mitigation measures have been or will be implemented to provide the most protection to off -site sensitive receptors from excessive noise. Please also refer to Topical Response 3. Policy N 4.1 cited.by the commenter relates to stationary sources. As described in greater detail on pages 3.4 -24-26 and 3.4 -27, stationary sources at Hoag either already meet limitations in the City's Noise Ordinance or will be mitigated to achieve noise levels meeting or better than the proposed modified Noise Ordinance limitations described in the Draft EIR. In this way, the goal of Policy 4.1 will be fulfilled by the Master Plan Update Project. Response170 As stated on page 3.4 -17 and page 3.4-24 of the Draft EIR, construction activities and maintenance activities would be required to be conducted at Hoag in full compliance with hourly limitations on such activities imposed by the City's Noise Ordinance. With regard to other aspects of the proposed Master Plan Update Project's compliance with the City's Noise Ordinance, how the proposed Master Plan Update Project's modifications to the PC Text are within the scope of the Noise Ordinance and enforcement of the .noise limitations for the proposed project, the commenter is directed to the response to Comment 168. Response171 As addressed on page 3.4 -30 of the Draft EIR, the General Plan Noise Element Policy N 4.1 states "Enforce interior and exterior noise standards outlined in Table N3; and in the City's Municipal R:�PigeMwN w ork*MRTCprC- 01220e.aac 3 -208 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Code to ensure that sensitive noise receptors are not exposed to excessive noise levels from stationary noise sources, such as heating, ventilation, and air conditioning equipment. (Imp 7.1)" The Draft EIR acknowledges that the noise generated at Hoag would be governed by the Noise Ordinance with two exceptions: (1) noise limits adjacent to the loading dock area would be increased; (2) delivery vehicles and the loading and unloading of delivery vehicles would be exempt from noise standards. Mitigation is required to minimize noise from stationary noise sources. As noted in the response to Comment 164 and as stated in the Draft EIR, page 3.4 -5, noise levels at Hoag are currently exempt from application of the City's Noise Ordinance, inclusive of Table N, to the extent that the noise limitations presented in the Development Agreement and those in the City's Noise Ordinance conflict. As part of the proposed Master Plan Update Project, Hoag is modifying the Development Agreement, of which the PC Text is a part, to self- impose the limitations of the City's Noise Ordinance for the entire campus with the modifications only for the loading dock area. Thus, the noise restrictions contained in the PC Text would be the restrictions enforced by the City. This is entirely within the scope of the Noise Ordinance and its exemption provisions to allow for modified noise limitations for projects such as Hoag. Please also refer to Topical Response 3. Response172 The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 173 The cogeneration facility is a 24 -hour per hours per day every day of the year, and Child Care Center has not been identified required. Response 174 day operation supporting Hoag which operates 24 limiting the hours of operation is not feasible. The is a significant noise source; noise mitigation is not The commenter states that the proposed Master Plan Update Project, including but not limited to the expansion of the cogeneration plant, will have significant adverse impacts to the adjoining park, Pacific Coast Highway, and nearby residences. In fact, the proposed project is not an expansion but rather a modification of the prior approved Master Plan and will not allow any increase in height restrictions, gross floor area, or overall development. Final EIR No. 142 addressed the entire Master Plan and any significant impacts from that project. Further, the cogeneration plant is an existing facility; see Topical Response 1. Response 175 The City of Newport Beach does not have adopted significance criteria for shade and shadow. In a recent CEQA document, the City required that a shade study be prepared to show that "...new development will not add shade to the designated residential areas beyond existing conditions for more than three hours between the hours of 9 AM and 3 PM Pacific Standard Time, or for more than four hours between the hours of 9 AM and 5 PM Pacific Daylight Time (see Addendum to the City of Newport Beach General Plan 2006 Update Final Environmental Impact Report, November 2007). The City of Costa Mesa uses the following significance criteria: Cast shade or shadow onto sensitive uses in adjacent off -site areas for more than two hours between the hours of 10:00 AM and 3:00 PM. The shade and shadow analysis included in Final EIR No. 142 was based on a worst -case assumption of structures in the Upper Campus built to the maximum height limits established for R: \Projec NewporNOO RTMRT"12208.dp 3 -209 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments the Upper Campus. These height limits do not change with the proposed Master Plan Update Project. Table 4.9.B of Final EIR No. 142 (page 4 -176) identifies for the two condomiums buildings in Villa Balboa closest to Hoag the duration of shade under existing conditions and future conditions. Future conditions would be applicable for both the existing and proposed Master Plans. However, Final EIR No. 142 concluded that this would not be considered a significant impact of the Master Plan because of the short duration during the year; the fact that the shading effects only affect a portion of the structures during the early morning hours; and the fact that the increased shade would not substantially limit solar energy access to the structures (see page 4- 179). Since the proposed Master Plan Update would not alter the maximum allowable height buildings at Hoag, these potential impacts would not be different from what was previously addressed. Applying the City of Costa Mesa's significance criteria and the City of Newport Beach's study criteria for a recent Addendum, neither the existing Master Plan nor the proposed Master Plan Update Project would have a significant shade /shadow impact. TABLE 4.9.B — STRUCTURAL COVERAGElSHADOW.DURATION die of Y6ir 8uikpng Coildition' Skimp Sol:asoe. ' Eg1>inox 4Vlriter Solstice . Eftistir!5 Future Ezisttng : "Future; .. Floating Future Building A 8 a.m. 30% 35% 40% 70% 15% 85% 9 a.m. 5% 8% 15% 20% 5% 35% 10 a.m. 0% 0% 035 0% 0% 0% Building B 8 a.m. 0% 45 -50% 0% 25% 1 % 3% 9 a.m. 0% 15% 0% 10% 0% 0% 10 a.m. 0% 0% 0% 0% 0% 0% Solar energy access was addressed in the Final EIR No. 142 Air Quality section; for consistency purposes, solar energy access was addressed in the Air Quality section of the Master Plan Update Draft EIR. Final EIR No. 142, page 4 -178, states: With respect to solar energy access, Buildings A and B are both south facing and therefore well suited for solar energy use. However currently neither building has solar energy systems in place and operating. As indicated by the above analysis, all shade and shadow impacts occur during the 8 a.m. and 9 a.m. hours. The proposed Master Plan project will not result in any impacts following 10 a.m. for any day of the year. Therefore, the project will not impact the solar heating of Building A or B in the critical portion of the day, from 10:00 a.m. through to sunset. Since the proposed Master Plan Update would not alter the maximum allowable height buildings at Hoag, the proposed project would not impact solar energy access. Response176 From the future park site west of Superior Avenue (Sunset Ridge Park), one would see uses including but not limited to the existing mufti- family residential development to the north; Superior Avenue and portions of the Villa Balboa condominiums, the parking area at Coast Highway /Superior Avenue, and the Lower Campus including portions of the cogeneration facility to the west. R:\Proje=i NewportWOWRTCwTC -012208.e 3-210 . Responses to Environmental Comments . Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response177 Please refer to Topical Response 1 Response 178 Please refer to Topical Response 1 Response179 The Draft EIR does not analyze shade and shadow impacts at this location since the modifications to the project do not allow for any increases in building heights over what was approved in 1992. Response180 Please refer to Topical Response 1. Response 181 Please refer to Topical Response 1. Response182 Please refer to Topical Response 1. Contrary to the comment, the roof of the cogeneration facility is void of any equipment and is a considered a clean roof. The only variation in the roof comes from screens built specifically to enhance the appearance of the heat vents. Landscaping has been installed and additional landscaping plans have been submitted to the California Coastal Commission for approval based on Hoag's discussions with the Villa Balboa Liaison Committee and Councilman Rosansky to improve the aesthetics of the facility. The installation of the additional landscaping will occur following Coastal Commission approval. Response 183 Please refer to Topical Response 1. Response184 The comment suggests that development of the Lower Campus will have adverse impacts on ocean views. Impacts to ocean views with development of the Lower Campus were fully addressed in Final EIR No. 142 and determined to be less than significant. Final EIR No. 142, page 4 -185. As all future development on the Lower Campus must comply with already established height restrictions, the Draft EIR appropriately concludes that aesthetic impacts from development of the Lower Campus with the proposed Master Plan Update Project will be less than significant (see Draft EIR, page 3.5 -7). With regard to the use of story poles on new buildings for the Lower Campus where ocean views could be affected, Hoag has never committed to a program by which story poles would be used for all buildings on the Lower Campus. However, at Villa Balboa's request, Hoag had agreed to provide story poles to assist in the community's understanding of the once - proposed Outpatient Building and associated parking structure. These structures were proposed to be adjacent to the Cancer Center. Hoag subsequently eliminated these buildings from R: \Projects\NewWNtl MMTC\RTC- 01 2208.dm 3211 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments consideration, notified Villa Balboa that the building and parking structure would not be constructed, and has no current plans to revive plans for these facilities. As discussed in detail on page 3.5 -7 of the Draft EIR, there are very specific height requirements for the Lower Campus (PC Text, included as Exhibit 3.1 -2 of the Draft EIR) and how height is to be measured. These height limitations are designed to preserve the ocean views from areas above the Lower Campus. Hoag has met all height limit restrictions for all construction on the Lower Campus and would be bound to these same requirements for any future construction. Implementation of the proposed Master Plan Update Project will not modify the height requirements and would have the effect of reducing development on the Lower Campus in comparison to what is already approved with the existing Hoag Master Plan. Thus, impacts to views from areas above the Lower Campus, including Villa Balboa and the adjacent park will be less than significant as concluded in the Draft EIR (p. 3.5 -8). Use or not of story poles will not change the impacts conclusions reached in the Draft EIR, and story poles are not required to mitigate any impacts on ocean views. Response185 Please refer to the response to Comment 60. Response. 186 At Hoag, 20 trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 187 Hoag is working with the City to determine the best solution for this issue keeping the Villa Balboa residents' requests and the need for security in mind. Initial plans shown to Villa Balboa were, denied by the City. Response 188 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response189 The commenter suggests that the Draft EIR must. consider an alternative that would allow the reallocation of buildable area but maintain noise limits consistent with Newport Beach Noise Zone 1 and must also consider an alternative that would relocate major noise generators RvrojWsV porlW"%RTMRTC- 01220B.doc 3.212 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments elsewhere on the site. In fact, there is no legal obligation that the Draft EIR consider any alternatives since it is supplementing an existing EIR that already had a detailed alternatives analysis. A Supplemental EIR need only focus on those portions of the prior EIR that require minor additions and modifications. In any event, an EIR need contain only a range of reasonable alternatives that could feasibly accomplish most of the basic objectives of the project or could avoid or substantially lessen one or more of the significant effects. Of the two alternatives mentioned by the commenter, the first, which would allow reallocation but maintain noise limits, does not address the issue. It is not the reallocation of buildable area that creates the situation requiring higher noise limits at the loading dock. The only area for which noise exceeds the City Noise Ordinance at neighboring receptor sites is in the vicinity of the loading dock. Numerous efforts have been made over the past few years to come up with feasible mitigation that could reduce noise in this location to applicable standards. No feasible mitigation has been developed that can accomplish this, but a number of other measures have helped reduce the noise in this location and all of this have been, or will be, implemented. Relocation of the loading dock is not feasible for all the reasons discussed in response to comment 136 above. The loading dock was. constructed prior to the development of Villa Balboa and other nearby residential areas. Therefore, noise would have been generated from that loading dock at the time persons moved into the residences. Response190 Under the heading Growth Inducement, the commenter suggests that the Draft EIR must examine housing demand that would be created by additional development at Hoag. No additional development proposed as a part of the Master Plan Update. Final EIR No. 142 examined this issue in detail and there is nothing in the proposed Master Plan Update Project that would change that analysis. Response 191 Under the heading Growth Inducement, the commenter suggests that the Draft EIR must examine how adoption of the proposed exemptions to the Noise Ordinance will set a precedent for other additional exemption and increased noise elsewhere in the City. It is unclear to the City how this issue relates to growth inducement. Growth inducement focuses on situation in which a new project will induce future growth in the area as a result of things such as new roads, new water service, new sewer facilities, new schools, etc. It is unclear how adoption of the proposed modifications to the Noise Ordinance at the loading dock would induce future growth in the area. Response192 Please refer to the response to Comment 15 for a discussion generally of water quality issues including issues related to TMDLs. Because compliance with TMDLs is the direct responsibility of the City and because development at Hoag would occur in compliance with City- imposed water quality regulations and programs, implementation of the proposed Master Plan Update Project would not adversely affect the ability of the City to meet its TMDL obligations. Response193 Please refer to the response to Comment 15 regarding how water quality treatment as well as other water quality controls required by the Drainage Area Management Plan and the City's Local Implementation Plan would be implemented at Hoag. R: \Project NewporNOO"TC \RTG012208.dm 3 -213. Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 194 Please refer to the response to Comment 15. Water quality impacts from the proposed Master Plan Update Project were determined to be less than significant and further discussion in the Draft EIR was not required. Response 15 also addresses how future development at Hoag would comply with currently applicable water quality regulations. With regard to treatment options, treatment devices are determined as part of the design process for Water Quality Management Plans and are dependent, in part, upon site - specific limitations and pollutants to be treated; as such (Model WQMP, page 7.11 -35 -36 (included as part of the City's Local Implementation Plan), the selection of water quality treatment controls will be selected in the future as WQMPs for specific development projects are designed. Response195 Please refer to the response to Comment 16 Response196 Please refer to the response to Comment 16 Response197 Studies were conducted throughout the progress of Hoag's Lower Campus leveling project. Soil movement measurements were taken prior to, during and after the construction of the retaining wall and no measure of movement was indicated. To the best of the ability to monitor, no correlation was found between the cracks and Hoag's project. Response 198 Please refer to Topical Response 1 Response 199 As addressed in Section 1, Executive, Summary, of the Draft EIR, the proposed Master Plan Update Project is not expected to have impacts to other public facilities or to utility service as the Project does not propose any additional square footage beyond that currently allowed for the Hoag site. No significant impacts were identified in Final EIR No. 142. All issues related to potential impacts of Hoag on public services and utilities were adequately addressed in Final EIR No. 142. Please also refer to Topical Response 1. With regard to the commenter's statements about sewer lines, please refer to the response to Comment 15. Regarding the commenter's statement that water supply issues have not been sufficiently addressed and that a water supply assessment is necessary for the proposed project: California Water Code Section 10910, et. seq. requires that a water supply assessment be prepared for "projects,' as defined under Water Code Section 10912. Under Water Code Section 10912, a "project" is defined as one of the following: (1) a proposed residential development of more than 500 dwelling units; (2) a proposed shopping center or business establishment employing more than 1,000 persons or having more than 500,000 sf of floor space; R APrge= \NmPOAW008 \RTMT0001220&dW 3.214 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments (3) a proposed commercial office building employing more than 1,000 persons or having more than 250,000 sf of floor space; (4) a proposed hotel or motel, or both, having more than 500 rooms; (5) a proposed industrial, manufacturing, or processing plant, or industrial park planned to house more than 1,000 persons, occupying more than 40 acres of land, or having more than 650,000 sf of floor area; (6) a mixed -use project that includes one or more of the projects specified in this subdivision; (7) a project that would demand an amount of water equivalent to, or greater than, the amount of water required by a 500 dwelling unit project. The proposed Master Plan Update Project is not a "project" as defined under §10912. The Applicant, Hoag, is seeking the reallocation of up to 225,000 of already approved (but not developed) square footage from the Lower Campus to the Upper Campus. Hoag obtained entitlements for more than 500,000 sf of floor space in 1992, and is not seeking any additional square footage. Further, Hoag does not have any applications pending for the development of any structures in connection with proposed reallocation of square footage. Therefore, a water supply assessment is not required or necessary at this time. Additionally, with regard to water supply issues generally, the Initial Studies (included as Appendix A to the Draft EIR) concluded that impacts to water supply would be no different for the proposed project than predicted as part of Final EIR No. 142 which concluded that impacts to water supply from build out of the Hoag Master Plan would be less than significant with the mitigation (see Final EIR No. 142, page 4 -209). Given that the Project would reallocate square footage, no additional analysis is required for water supply issues in the Draft EIR. Response 200 As stated in the response to Comment 2, the City does not consider Villa Balboa to be a third - party beneficiary of the Development Agreement, and as stated in the response to Comment 4, the Development Agreement may be amended as proposed by the Hoag Master Plan Update project. The Draft EIR is sufficient to address all of the environmental impacts of the proposed Master Plan Update Project as explained in the various responses to this comment letter. As addressed in Topical Response 2 and response to Comment 10, the form of the environmental documentation prepared — supplemental EIR —is appropriate and need not be modified or recirculated to comply with CEQA. Response 201 As part of their Master Planning process, Hoag representatives conducted a series of meetings commencing in 2006 with the Villa Balboa Community Association and the Villa Balboa Hoag - Liaison Committee. As part of that ongoing dialogue, Villa Balboa presented a list of issues and concerns with Hoag's ongoing operations and future plans. While many of these issues are not a part of the proposed Master Plan Update Project, the following information has been provided to the City by Hoag and summarizes Hoag's efforts to address those concerns. Provide a Comprehensive Site Plan for Lower Campus • At the commencement of the discussions in 2006, Villa Balboa expressed a concern that Hoag had not provided them with a comprehensive site plan for Lower Campus which R:Wrc ec slNewponW0081RTC \RTC- 012208.dm 3 -215 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments reflected the campus in its "as built" state. Hoag provided a comprehensive site plan for the Lower Campus with each existing building labeled and identified. Hoag Employee Smoking — Sunset View Park Hoag posted a sign at the entrance to the park (adjacent to West Hoag Drive) stating that Hoag employees are not permitted to smoke in this area; existing ashtrays were removed. Hoag Security also patrols the area. Smoking by employees has been on the decrease since the installation of the sign. Landscaping • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 . around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. a: wro }enswewaon��ooawTCwrc- oizzosaoc 3216 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Parking Lot Lighting Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Completion of the Childcare Facility Villa Balboa residents expressed concerns regarding the completion of the new Child Care Center and its landscaping and lighting. The new Child Care Center is complete and operational. The landscaping for the center has been installed. The parking lot lighting is consistent with the adjacent lighting of the Lower Campus (high pressure sodium amber fixtures); these lights have been put on timers. Around the Child Care area, the lights come on at 5:30 AM and go off at dawn to accommodate early child care drop -offs. The lights go back on at dusk and turn off at 8:30 PM. Hoag will be installing screens or shields on specific lighting fixtures on the building to reduce the glare. Completion of the Lower Campus Retaining Wall • Villa Balboa residents also expressed concerns with the timing of completion of the Lower Campus retaining wall. That wall is now fully constructed and the construction site associated with the construction has been removed. R: \ProjWcl t4ewpotl000a\RTC \RTC- 01 2209.dm 3 -217 Responses to Environmental Comments Hoag Memorial Hospital PresWerlan Master Plan Responses to Comments Ongoing Construction Staging Villa Balboa residents have expressed an ongoing concern with the construction staging activities on the Lower Campus. They have also been concerned that the landscaping that was to be part of the Lower Campus has not been completed which contributes to their concerns with the overall appearance of the area. As noted above, the majority of the landscaping has now been completed or is in the process of receiving the necessary permits for completion. The construction areas have been cleaned up and construction trailers will be consolidated in one area adjacent at the west end of the Lower Campus, as feasible. Hoag has also provided stringent guidelines to its contractors to keep the area orderly and to not store equipment or supplies on the roof of the trailers. It should be noted that the use of the Lower Campus for construction staging is a necessary part of Hoag's ongoing operations and may change from time to time. Cogeneration Facility Villa Balboa residents have expressed concerns with the appearance of the cogeneration facility. It should be noted that the cogeneration facility is an existing use which is fully permitted and not a part of the proposed Master Plan Update Project. However, it is noted that Hoag has submitted plans to the CCC to attach a metal green screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the facility. The estimated installation is May 2008, pending CCC approval. The cogeneration facility was painted a buff/tan tone in September 2007, a color more consistent with existing buildings on the Hoag Lower Campus. • Per the approved CCC Coastal Development Permit issued in 2002 for the cogeneration facility, all the required landscaping was installed. In addition, at the request of the Villa Balboa, as noted above, Hoag installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen and soften the views of the west end of the facility. R:WrojeM \NewpOft 1 RTQRT"12208.ex 3 -218 Responses to Environmental Comments Date --7 To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 6 RE I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on .Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and S+maef View Park. Among my conceras are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. cqgggqLation Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling towerphrmesi both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further developtngnt..,.� �,�p F 4il<cG�� cr4 4411ti:s o l awar Calms- Li hone - Recentl itfStallerghting systems on the lower campus produce light L- ndyyg yn�{ -i gliid than for an am directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, . but has not yet proposed a long -term solution to this problem. (FOQ[mu� - 0wAu. catstdv;n ")-le e G gi t M aacanine -We believe the hospital mast live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules goveming development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, t Sincerely, Name: litei cAA(, { Address: 1.: _ .,� 1 .1 (v P 7 t., C E:: n Y 2 Hoag Memorial Hospital Presbyterian Master Plan Letter 6 Michael W. Hackett October 31. 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower. Campus retaining wall project. R9PrgensWewponWJOMRTC \RTC- 012208.dw 3.219 Responses to Environmental Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased Shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the. City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R.-Troi lsWowponV00MRTC1RTG012208.dW 3 -220 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department M: impact of Hoag Hospital on Villa Balboa Residents Dear City Plainer, Letter 7 NCV 105) 2 FU' U7 CITY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets mid Sunset View Park. Among my concems are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Uower Campus Liehtina — Recently installed lighting systems on the lower campus product light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. L.andscapi� We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeovmets in early 2007 should be installcd in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. ,i Sincerely, r t E Namc: �P -Cif P, .`>'hr7'H Address: Z, 70 C L! ?i � � ,. ff ^( jv� wpie -r'e ij.ti � 41i; L Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 7 Maria A. Smith no date Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the Califomia Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R\proj¢ctswewponUDWRTCATC -01220 dw 3-221 Responses to Environmental Comments Hoag Memorial Hospital Presbytelan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall. project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:kProjeds ewpMV0081RTCWTC- 012208.dm 3 -222 Responses to Environmental Comments Date: ,µ/ —/ Tg: City of Newport Beach Planning Department U: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 8 kECEIVED By pLANNiNG MPApil N' IS MIMMMM I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard; as well as other nearby surface streets and Sunset View Park. Among my coneerns are the following: Noise – Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of lift. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. C2SM radon Plant –The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the Z quality of life for residents and visitors to the Sunset View Park, We believe the City should require Hoag to install equipment w.climmate these plumes prior to allowing any further development. Lower Carob i hti a- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes, Hoag has 3 agreed to temporarily ruin off these lights, but has not yet proposed a long -term solution to this problem. Landscaoina –We believe the hospital must live by its promises„ and that all the landscaping promised during Hoag's presentation to the homeowners in carly 2007 should be installed in a 4 timely fashion prior to certification of the SEAR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental. Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities. visitors to the Sunset View Park, and those who drive by Hong on PCH and Newport Boulevard. Sincerely,-, Name: Address: .:, a'et :f:- a.�.xit5 V >! t- Hoag Memorial Hospital Presbyterian Master Plan • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch . box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval in Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as. part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:lP,ojec \Ne.PomUMMTC%RTC-012208.dw 3-224 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 8 Louis D. Rodeman October 30, 2007 Response 1 . Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:wrgens\Ne mom w "TCSrc -01zz0e.dm 3 -223 Responses to Environmental Comments Letter 9 •RECEIVES) BY PLANNING DEPARTMENT NOV O5 2097 Date: :' , L"ft: 1 OF NEWPORT �° To: City of Newport Beach Planning Department CITY ° RE: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag'srequest to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park We believe the City should require Hoag to instal I equipment to eliminate these plumes prior to allowing any further development, Lower Campus —brine - Recently installed lighting systems on the la1ver campus produce Eight more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to 'temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. i.andscanine We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 207 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Address:✓•�'�� � €� t t :.y L a '�,�, . � �- Hoag Memorial Hospital PresWenan Master Plan Responses to Comments Letter 9 Colleen Bailey October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on. the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing.the Lower Campus retaining wall project. R:\"ec \Nexyom moevrrcwrc -01z W.aoc 3 -225 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach tore -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and Cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R9Pmje olSWewpon0008lRTCVRTC- 01 2208.Cx 3 -226 Responses to Environmental Comments Date: /D —_?,) •-6) % Tq: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 10 RECEIVED AL PLANNING DEe'ARi,,,tNt NOV 05 2M? CITY OF NEWPORT 3EACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the qua] ity of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Residents living adjacent to Hoag arc subjected to relatively high levels of noise an a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. fnWa ration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Li hg tine — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily mm off these lights, but has not yet proposed a long -tern solution to this problem. Landscanina We believe the hospital must live by its promises; and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of tiny amendment 10 rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park., and those who drive by Hoag on PCH and Newport Boulevard Sincerely, :v . Name: saatmne v cMUM Address: 960 Let OM Nniropatt. CA828831811 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 10 Susanne V. Caminiti October 30, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new. irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in.November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R1Projea NewportQOOMRTO RTO- 01220B.dw 3-227 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care. Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. WrojetlsWewportWOO VATORTC -012208.da 3228 Responses to Environmental Comments Dale: '`: ,f , C7 To: City of Newport Beach Planning Department BE, Impact.of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 11 NOV 05 2007 I ant writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in fight of the hospital's recent request to amend the general Plan, planned community regulations, and development agreerent for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well ag other nearby surface streets and Sunset View Pink. Among my concerns are the following: Ngi$e — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. C9&?v M�;on Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lgwer Campus Liah tinm — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily hum off the lights, but has not yet proposed a long -term solution to this problem. Landscaping —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEiR or approval of any arnendment to rules governing development at Hoag. I hope that the City will include the above cancerms in the upcoming Supplemental Environmental impact Report, and will take elm action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Smceml�, C -4ri i Name: Address: ,:f c- t. , , 1 l ✓a f fa? @c 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 11 Paul S. Driscoll October 31, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested . the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 . While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screentsoften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project: RaProl as Ne orK W,FrCXRTC -o1z Mdw 3.229 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProjWsWewportV009RTC \RTC- 0122M.dw 3 -230 Responses to Environmental Comments Date:.. i "7% To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 12 RECEIVED BY PIANN NG D£PAR1MEW NOV 05 2097 WHITITUMPTRIM a I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amrud the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly eontittitous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Li tine - Recently installed lighting systems on the lower campus produce light mote suitable for a stadium than for an area directly adjacent tohundreds ofhomes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. t odscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of li re for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: 0-330 vJa-l-e. tt44515 r Address: �j C� CG. � ,l W G" 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 12 Deborah Jo Royer October 31, 2007 Response) Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system,on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1 ProjeM \Nemo0W00B\RTCIRTC- 012208.d. 3 -231 Responses to Environmental Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unity Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Projeo \NmporCJO"TCVtrc- ai22os.doo 3 -232 Responses to Environmental Comments Dale: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Plattner, Letter 13 RFCMED BY �i AN,1 f.NG %3EpRRi1v1ENT NOV 05 2001 3F NEWPORT BAH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns arc the following: � - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant- The cogeneration plant Hoag built on its lower campus cmits combustion products, as welt as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View park. WE believe the Citv should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. _I,.,,gwer Campus l..tahting - Recently installed lighting systems an the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem f.audscan ng -We }relieve the hospital must live by its promises, and that all the landscaping promised during.Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SHIR or approval of any amendment to rules governing development at Hoag. T hope that the City will include the above concerns in the upcoming Supplemental 'Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, Name: Address: Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Letter 13 Bill H. Lyon October 31, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the .cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: NrgWsM.p0rIV0081RTCWTC-01 2208.da 3.233 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in .November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1 ProjedslNewWnUOWRTCRTC- 012209.dac 3.234 Responses to Environmental Comments Date: —141' Ull Tg: City of Newport Beach Planning Department RE: Impact of Hoag I lospital on Villa Balboa Residents Dear City Planner, Letter 14 .' NOV 05 2007 s I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise – Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively ai %cts our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations 1 and development agreement negotiated in 2992.1 believe Hoag should be required to take specific steps to comply with the limits initially establisbet o n QI IP W -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any farther development. , Lower Campus Lighting – Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaoinn –We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing 4 development at Hoag. I hope that.the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and these who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: 56t-re,4 Address: , q t r %t 2 f 'i IQ 6 ( �O3 Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Letter 14 Sean Jame October 30, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R. Troj etie\Nmporhl00BViTC\RT"122MAM 3 -235 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R.\Pmo=% mpoffJ"RTCwTGOizzoe.mc 3 -236 Responses to Environmental Comments Dater d Tm City of Newport Beach Planning Department RE: Impact of Hoag hospital on Villa Balboa Residents Dear City Planner, Letter 15 RECEKD BY fgANNING DEPARiMENI NOV 4:5 2007 ► s i j I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: gist - Residents living adjacent to Hong are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively aiTecis our quality of life. I am strongly opposed to Hoak s request to lift the sound limits specified in the original planned community regulations and devetoptnsnt agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. coacneration Plant - The cogeneration plant Hoag built units lower cautpus emits combustion products, as well as billowing cooling tower plumes, loth of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. Webelieve the City should require Hoag to install equipment to eliminate these plumes prior wallowing any further development. Lower CaMpils Liphtina - Recently installed lighting systems on the lower campus product light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. LW dsca in -We believe the hospital must live by its promises, and that all tite landscaping promised during Hoag;'s presentation to the homeowners iu early 2007 should he installed in a 4 timely fashion prior to certification of the STIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of lift for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Nam Address, Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 15 Thomas Preece October 30, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining, City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing.and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R :wroje=NmporNJOOMTORTC- 01220e.dm 3 -237 Responses to Envllonmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in. the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R.1Projemre NewponUj 08 iTCWTC- 012208.dm 3 -236 Responses to Environmental Comments Date: 12' "'�" e_ Tq: City of Newport Beach Planning Department RE: Impaetof Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 16 I ant writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general pion, planned community regulations, and development agreement for Hoag.Hospital. Hoag is located to close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface strocis and sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels Of on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. CDZ;ngaJjqq_EJ1n_t —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View P3& We believe the City should require Hoag to install equipment to eliminate these Plastics piioi to allowing any further development. Lower ampua LhehtiR — ReccnQy installed lighting systems on the tower campus produce light more suitable for a stadium elan for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscagius —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a tirtsely fashion prior to certification of the SEIR or approval of any amendment. to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplenental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park„ and those who drive by Hoag on PCH and Newport Boulevard. Sincerely Name: Ms. $andro Simaxiwt Address; 4426 N van NM Blvd Tnxrxt, CA 93711...— 2 3 Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments Letter 16 Sandra Siroonian October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ProieMT 3 -239 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new.irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • install approximately 870 linear feet of green screen lattice along the West Coasi Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\PMws \Na ponWOOS�RiCWTC•0122M.dw 3-240 Responses to Environmental Comments Aare: To: City of Newport Beach Planning Department $f: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, R,CEiVED9J_etter 17 A•aNNtNG DEPARTMENT NOV 0 12001 I am writing to express my deep concern regarding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other ncatfty -surface streots aril Sunset View Park. Among my convents are the following: Np — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Coaeneratton P1ani— The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which ate unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Cam u i brin W Rev -imily installed lighting systems on the lower campus produce light more suitable Forth stadium than for an area directly adjacent to hundreds of homes. Hoag bas 3 agreed to temporarily turn off these lights, but bas not yet proposed a long -term solution to this problem. Landscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any xanendmen't to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, Name: rte. Address:;-.' - ••c,✓' N...� Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 17 Greg Puccinelli October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Projwc V4ewport OOMTC\RTC•012209.dM 3 -241 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projects \NewWnWOORTORTC- 012209.dO 3 -242 Responses to Environmental Comments Letter 18 ACENED BY utANNING DEPARWENY '--a%" NOV 01 2697 To: City of Newport Beach Planning Department UY OF ,ttEWRI BEACH RE; Impact of Hoag Hospital on Villa Balboa Residents 4J tYE"YMildR1 Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as alter nearby surface streets and Sunset V iew Park. Among my concerns are the tbllowaW. Noise - Residents living adjacent to Hoag arc subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned comiunity regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established Qo neration lent - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling towerplumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Parts. Webelieve the City should require Iloag to install equipment to eliminate these plumes prior to allowing any further development. Lower Camnus Lird ms 'A& - Recently installed lighting system on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily win off these lights, but has not yet proposed a long - term solution to this problem. LandscngiW -We 'believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowuem in early 2007 should be installed in a 4 timely fashion prior to certification.of the SEIR of approval of any amendment to riles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, acid those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: �. I -'. e'Y . t.s-�o //,o Address: �4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 18 R. N. Gallanes October 30, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. AAPMiWSB Ne Pp M81RTC%RTG0172M.dm 3 -243 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed, • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unity Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice .along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion .control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RaPrWa =\NewooMJ008v+rcwrc01 zzos.doo 3 -244 Responses to Environmental Comments Date:. Letter 19 Pi1iNZ iD Irmrw Nf)V 01 2007 Tq, City of Newport Reach Planning Department + pt �gq p� /e g} r� $# RFAC RE; Impact of Haag hospital on Vida Balboa Residents Dear City Planner, I am writing to express.my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible W visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: * oj�e - Residents living adjacent to Nnig are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lilt the sound limits specified in the original planned conununily regulations and development agmement negotiated in 19911 believe Hoag should be required to take speck steps to comply with the limits initially established. Lo eneraglon PI•ant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. wer Campus Li htin - Recently installed lighting systems on the cower campus produce light more suitable for a stadium than fur an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these fights, but has not yet proposed a lung -term solution to this problem. Landscauina We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2W7 should be installed in a 4 timely fashion prior to cenification of the SEER or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental }environmental Impact Report and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, `same; Address: Hoag Memorial Hospital Presbyterian Master Plan ReSDonses to Comments Letter 19 Robert Davis October 29, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is ,proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R :\PmjwsvmwPwnJOMFrrC�RT"lMGe.mc 3 -245 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1ProjectslNewp nW0081aTCWTG0122N.dm 3.246 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department Eg: Impact of Hoag Hospital on Villa Balboa Residents Dear City Plvrner, Letter 20 RECEIM BY PIANNING DEPARTMENT ,t- l rr r at' 1 am writing to express my deep oweern regarding the impact of Hoag Hospital on the quality of life of nearby:tesidcnts, especially in light of the hospital's anent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and 'Newport Boulevard, as well as other nearby surface streets and Sunset View Pads. Among my conccfas am the following: Oise - Residents living adjacent to Hong are subjected to relatively high levels of noise on a nearly continuous basis. Tlus noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to We specific steps to comply with the limits initially established. Coeenempon.p M- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling towerphnues, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any turbot development. Lower C9rnaus_l ig�IIPS - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Lett ing - -We believe the hospital must live by its promises, and that all the iandseaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby cogummities, visitors to the Sunset View Park, and these who drive by Hoag.on PCH and Newport . Boulevard. Sincerely, Name: r i Address;;:.. 2 3 l Ji 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 20 Patti Frey October 27, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.\ Prole \NmporOJWBWTC \RTC0I2208.dw 3 -247 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unity Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary .design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\PrOOM Ne purBJ008WTCWTC- 0122M.dm 3.248 Responses to Environmental Comments Date: t.• ..' lg: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 21 kECENEDBY MANNING DEPARTMEW NOV 10 12007 Cry OF NEWT NCH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the haspital`s recent request to amend the general plan, planned cornmunityregulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface strreK and Sunset View Park. Among my concerns are the following: Ngjr - Residents living adjacent to Hoag arc subjected to relatively high levels of mdse on a nearly continuous basis, This noise negativity of ects our quality of life. t am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Ca¢enen_[ p_pl2nl — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing coating tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park_ We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. lmawL C'ammrs l.iehtin -- Recently installed lighting systems on the tower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily rum off these lights, but has not yet proposed a long -term solution to this problem. Landscaling —we believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to mien governing development at Hoag. I hope that the City will include the above concerns in tine upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely,.., Name: :r Address: r� r 2 Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Letter 21 Luann Long October 29, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag. is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November.2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. rt:wrol c \Ne uomiooewrarrrco122ae.aoc 3249 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ PrgWs \NewponW008\RTCWTC- 01220e.dm 3 -250 Responses to Environmental Comments a � ..�� , RL. . ..(_. l"6% {. it ��•- .�Z.ti -:. P�i{.l 3 -0 7��J .i.4.c. Cy�11.Cc. }+ h �.JYt.A- ^.-rb+ L,..�. /n.f1 �/I .i..,Ol�g &..A'�JG ��A -C..Ar �IN+o.'�n)i/'- ga /1`�£/� �J. /..... y�{. N! b�t� ✓`..Y.TN..0 y. ij. {)/ "tea �Q.J ,°.-aE I^-Yd :.%" /r:K..C[e ..P.^X iNK/.0 -t.. ^' . :.ii, i/I �.' - N.L.I �.� ✓ PIAAliM1]FPAR'fMENf 19: City of Newport Beach Planning Department NOV 012007 RE: Impact of Hoag Hospital on Villa Balboa Residents C OF NEWPORT BEXH Dear city Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general .plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proxindty to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Parka Among my concerns are the following: d - .Residents livi ng adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects oar quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established.. C2gMggtjgn Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which axe unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Pack. We believe the City should require Hoag to instal l equipment to eliminate these plumes prior to allowing any further _ development lower Camnns Linhtina - Recently installed lighting systems an the Power campus produce light more suitable for it stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscanine -We believe the hospital mast live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 finely fashion prior to certification of the SM or approval of any amendment to rules governing development at Hoag, I hope that the City will include:the above concerns in the upcoming Supplenenmai Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PC-H. and Newport Boulevard. Sincerely, Name:(._. P- 2- Address:, t} C °7 AJ 5 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 22 Mr. and Mrs. Robert Brown October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ ProledsWewpolWOO81RTC1RTC- 012208.tl 3 -251 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as. irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. 8]Proleas \NewportU"0 TC \FTC- 0122M.d. 3-252 Responses to Environmental Comments Date: _,Q: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 23 RECEKD BY PUNNING DEPARY;V1ENT I am writing to express my deep cancer regarding the impact of loag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to victors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: N q_ a -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned cotmnunity regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. lower Camitus Ligtuiae- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. I,andscanin¢ -we believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in tarty 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to riles governing dev eloprner t at Hoag. I Scope that the City will include the above concerns in the upcoming Supplemental Environmental hnpact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: i Hoag Memorial Hospital Presbyteran Master Plan Responses to Comments Letter 23 Jonathan Bliss October 29, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. ip Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\P,oj ,swewponuooewrcwrcoizzoe.dM 3-253 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along. the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions. from these residences. R: \Pmjed NmpanUDWRTCWTC•012208.dw 3 -254 Responses to Environmental Comments Date: !fJ e To: City of Newport Beach Planning Department : impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 24 u► If I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly apposed 1 to Hoag's request to lift the sound limits specified In the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate tbese plumes prior to allowing any further development. Lower Cattlpus Lishtiog - Recently installed lighting systems on the lower campus produce fight more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off thew lights, but has not yet proposed a long -term solution to this problem. Landscaninx We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certi ication of the SEER of approval of any amendment to rules govemtng development at Hoag. I hope that the City will include the above concems in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: Jyq r�jj, p Address: A-i' D Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 24 Wilda Bohl October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \PmjwslNOWWaM1 J00B%RTMRTP01220B.dm 3255 Responses to Environmental Comments Hoag Memorial Hospital Presbytertan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control.and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. a:\ProjWSV ewponMM\F rcwrc -01zz .e 3.256 Responses to Environmental Comments 3 Date: To: City of Newport Beach Planning Mpartment RE: impact of'Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 25 RECEIVED BY PLANNING DEPARIMEW NOV 01 2007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residenu, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and '.Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: =`'pine - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I ant strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant -'flro cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to instail equipment to eliminate these plumes prior to allowing any further development. Lower Camnus Lighting - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily rum off these lights, but has not yet proposed a long -term solution to this problem. Landscanin -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 iiraoty fashion prior to certification of the SEAR or approval ofany amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental ]input Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View park; and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Address: __, _._ ..... .... .... Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 25 Robert Frewell October 27, 2007 Response ll Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:wroiectswewpodhJDD V TCJirGo12208.aoc 3-257 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1ProleMY eWponlJ008\RTCWTG018808.doc 3 -258 Responses to Date: City of Newport Beach Planning Department R> :, Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 26 RECEiVED BY PLANNING DEPARTMENT NOV 012007 COY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hong Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and sunset View Pak funong my concerns are the following: lariat — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basin This noise negatively affects our quality of life. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. CoaeneraSinn Plant— The cogeneration plant Hoagbuilt on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunsd View Park. We believe Abe City should require Hoag to install equipment to eliminate these plumes prior to allotting any further development. Lnwer_Satmatts Liehtine — Recertdy installed lighting systems on the lower campus produce light more suitable for a stadium thin for an area directly adjaceat to hundreds of homes. Hoag has g agreed to temporarily turn off 'these lights, but has not yet proposed a long -tern solution to this problem. I,andscapi g —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed. in a 4 timely fashion prior to certification of the SE1R or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of.nearby communities; visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerel , Name: �'7A'nexll Address: ; 92 e Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 26 T.J. Lynch October 29, 2007 Response ll Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1P,oje=S Newport\1008\RTC%RTC -01@ .dm 3 -259 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R \Projws \Ne ponV0 RTC\RTC- 012208.000 3 -260 Responses to Environmental Comments Date' Letter 27 RECEIVED By PLANNING DEPARTMENT NOV 01 1407 To: City of Newport Beach Planning Department CITY OF NE RE: Impact of Hoag Hospital on Villa Balboa Residents I(� BEACH Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling Oil Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Haag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1. believe Hoag should be required to take specific steps to comply with the limits initially established, u gg2LIition Plant — The cogeneration plsutt Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City Should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower C.amnus .Li tinig— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has Jy 3 as to temporarily turn off these lights, but has not vet proposed a long -term solution to this problem. Landscanina --We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation in the homeowners in early 2007 should be installed in a Q timely tishion prior to certification of the SEIR or approval of any amendment to Riles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby comnatinitics, visitors !a the Sunset View Park, and those who drive by Hoag on PCH and Newport . Boulevard, Sincerely, Name: Address: (U er i. vti c4 c= t12 i too Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 27 Adel B. and Amal F. Nasr October 30, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\Prgea NewponWOMRTORrc- 01 2208.mo - 3 -261 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Projects\Ne.potlV008 \RTC \RTC- 012208.dp 3 -262 Responses to Environmental Comments Date: /1_` C r'` 1g: City of Newport Beach Planting Department RE: impact of Hoag Hospital oil Villa Balboa Residents Dear City Planner, Letter 28 RECEIVED BY PLANNING DEPARTMENT NOV o i ,'."37 CITY OF NEWPORT 3EAC I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Pack: We believe the City should require Hoag to install equipment to eliminate theseplumes; prior to atlowing any further development. Lower Ammu i nhtin — Recently installed lighting system on, the lower eampus produce hot more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaointt —Wo believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2W7 should be installed in a timely fashion prior to certification of the SEiR or approval of any amendment to rules governing development at Hoag. I hope that the City will include die above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: Address: > 't Ile �ctc� r 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 28 Sonik and Vage Ayrapetyan October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. e:wroiWMNewPOm DD8\ATQATC-Oi22os.da 3 -263 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the. Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as.well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R;TrOi cls\N pod WMRTORTC-01 2208.dw 3264 Responses to Environmental Comments Date: lo.. dq -o ! Letter 29 .t NOV 03 1007 To: City of Newport Beach Planning Department �"'( { l M, EMU wt i , t tl ii BEACH Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep conecm regarding the impact of Floag Hospital on the duality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for-Hoag hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast. Highway and lvervport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: '4'Uiae— Residents.living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound lunits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Camnuss Lightinu— .Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for alt area directly adjacent to hundreds of homes. Hoag has Jllr 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Lg -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 thneiy fashion prior it) certification of The SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name; Address. I (At 16 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 29 Robert Dushaw October 28, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a. green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of. completing the Lower Campus retaining wall project. - R :\Pr,i S Ne odl OWFITC\RT001P W8 3-265 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RiRrge \NewwrN0081RTC \RTC- 01 220&dw 3 -266 Responses to Environmental Comments Late: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 30 aec>M ar PLANNING DFPARIMENT mov, 1-ti I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of-nearby residents, especially in tight of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Parts. Among my contents are the feilowing: Noise -- Residents living adjacent to Hoag are subjected to relatively high .levels of noise on a - nearly continuous basis. This noise negatively affects our quality of life. 1, am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1942. 1 believe Hoag should he required to take specific steps to comply with the limits initially established. C ogeneration Plant — The cogeneration plant Hoag built on its lo'wcr campus emits combustion products, as well as billowing cooling tower plumes; both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe die City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Cower Campus U 4htm -- Recently htsti lied lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a lnng-tcrm solution to this problem. lean diq 3 U —We believe the hospital must live by its promises, and that. all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SBIR or approval of any amendment to rules governing developirem at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive. by Hoag on PCH and Newport Boulevard. Sincerely, I' 1 e4 SR . "t- +6 A-01 !, e- h' ' \ �',1LFlcc. �`JsCsw4 �,aM.N,Tr'wtCr� -S Name: K' ,... /" 1.4 �?��� Address: -Z_ -.y) (tttE- � 2-06 (J i Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 30 Paul McGurgan October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Pmjeas \New aOWOO8\RTCV TC- 012208.dm 3-267 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProiedsNewWnV008 \RTC\RT6 11 W.doc 3 -268 Responses to Environmental Comments Letter 31 240 Alice Lane. #308 Newport Beach, CA 92663 October 30.20INCENED By PLANNING DEPARTMENT City of Newport Beach Planning Department :Attention: James Campbell, Senior Planner Nov o 1 -,27 3300 Newport Boulevard Newport beach. CA 9265$ Re: Hong Hospital Supplemental Environmental. Impact Report — Impact on Villa Balboa Residents Dear Mr_ Campbell: As residents of Villa Balboa, we have four primary concerns about Hoag Hospital's recent request to amend the general plan, planned community regulations, and the present development agreement with Hoag. First, the cogeneration plant on Hoag's lower campus produces prominent plumes of smoke and/or moisture from the cooling towers that. are unsightly and degrade quality of life for residents. Our 1 homeowner's association liaisons with Hoag have learned that there are ways to remedy the problem for nominal cost. Hoag should be required to take those actions before further development is allowed. Second, we are concerned about the intensity of the lighting for the lower campus. We understand the need for adequate lighting for safety and security, but are concerned that the current lighting is 2 excessively bright. Hoag has not addressed a long term solution ar this i&Nuc. Third, we okiect to the request by Hoag to increase the noise limits specified in the original plan. We already experience significant levels of noise from the hospital, particularly during construction 3 periods. We believe the limits on noise levels in the existing plan should be retained. Fourth, at a meeting earlier this year Hoag representatives promised landscaping for the lower campus 4 that has not been installed, and we expect these visual improvements to be completed. We appreciate having a prestigious hospital in the area, and have lived with some inconvenience on that account. We do not, however, believe that significant increwws in noise, visual effluents, and light pollution are acceptable. Sincerely yours, � f Victor E. Dobras� t!i'. Sandra G. Dobras Hoag Memorial Hospital Presbyterian Master Alan Responses to Comments Letter 31 Victor E. and Sandra G. Dobras October 30, 2007 Responses Please refer to Topical Response 1. Response 2 . While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer.2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postiights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 3 Please refer to Topical Response 3. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1Pmjec \f4ewpohW008\RTORTG0I2208.dm 3 -269 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and anew irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:H§ge=VJewpo OOffiRTCNTG012208.dw 3 -270 Responses to Environmental Comments Date: D: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 32 � , 3 NOV n r 2007 Cffy OF NEWPORT 3EAC I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on; Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: . Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cosencrafiou Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the Z quality of life for residents and visitors to the Sunset View Park. we believe the City should require Hoag to install equipment to eliminate these phtmes prior to allowing any further development ower Campus Liah=— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly r4acint to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Iandscaning —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a ¢ timely fashion prior to certification of the SEiR or approval of any amendment to rules governing development at Hoag.. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect tine quality of life for residents of nearby communities, visitors to the Sunset View Park, and these who drive by Hoag on PCH and Newport Boulevard.. . Sincerely, Norris: Address: �. a i-' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 32 Janey Chu October 30, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:XPmje \Newpor0J008 RTC�RTC- 012208.doc 3-271 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. P: \P =\Newpor NOMRTCdiTC•01220B.dw 3 -272 - Responses to EnWronmental Comments Date: 'i'q: City of Newport Beach Planning Department RB: Impact of Hoag hospital on Villa Balboa Residents Dear City Planner, Letter 33 REC:ENED IY PLANNING DEPAR7NW NOV 01 2007 CU OF NEWPORT BEACH I am writing to express my deep concern regarding die impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our,City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns arc the following: Nai;ia - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Ilong's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established, Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products. as well as billowing cooling tower Plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset view Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. WXlLuL ighrmg - Recently installed lighting systems on the lower campus produce light .Lgwq.K. more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long-term solution to this problem. Lgndscanin , -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEiR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect rite quality of life for residents of nearby communitit:,c, viwsitors to the Sunset View Park, and those who drive by Hoag on PCH and.Newport Boulevard. sincerely. Name: f...'. I f� s,t . 0 �� .ia Aaaresg: C t z Lit Hoag Memorial HospRal Presbyterian Master Plan Responses to Comments Letter 33 David J. Oden October 30, 2007 Response l Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ProieM\NeWvo"wooswTCwTO012208.dm 3 -273 Responses to Envirorvnental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and.grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \P,oj cis \NewponW008 \RTC\RTC- 01220SAM 3 -274 Responses to Environmental Comments Dale: tl vt t �: Ciry of Newport Beach Planning Department Rot Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 34 QECENEA BY PLANNING DEPARTMENT MQV it 1 1 I NEWPORT CHI I am writing to express my deep concern regarding the impact of Haag Hospital on the quality of life of nearby residents, especially in tight of the hospital's recent request to amend the general plan, planned community regulations, and development agre ment. for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific ('east Highway and Newport Boulevard, as welt as other nearby surface streets and Sunset View Park.. Ammng my concerns are the following: ?rise — Residents living adjacent to Hoag are subjected to relatively high levels of noise an a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. l believe Hoag should be required to take specific steps to comply with the Iimits initially established. o ration !'lard - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset V iew Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower C;amnus i.itzhtin -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -tern solution to this problem. I.:mdsc-sning —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to project the quality of life for residents of nearby communities. visitors to the Sunset View Park, and those who drive by Haug on PCH and Newport Boulevard. Sincerely, Name: '?'F� 4f�fl. #Lrf�•7 .address: �ry�Ert���l'#a.. 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 34 Shelley Sasaki October 29, 2007 Response ll Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1Progec V4ewponUJOWRTCWTG012208.dw 3 -275 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R.\PMems Ne onvooewrcwrco1220e.dw 3 -276 Responses to Environmental Comments Date. To: City of Newport Beach planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planter, Letter 35 RECEIVED BY PLANNING DEPARTMENT NOV 0 t 2601 C1111 OF A -WPORI BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, espccially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface strcets and Sunset View Park. Among my concerns are the following: Noise -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basic. This noise negatively affects our quality of life_ 1. am strongly opposed to Hoag's request to lift the sound limits specified in the original planned corrainwity regulations and development agreement negotiated in 1992, 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Coeenetatitrlt Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling towerplumes, both of which are unsightly and degrade the 2 quality of tife for residents and visitors to die Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing my further development. lower Campus Lighting — Recently installed lighting systems on the lower campus produce light . more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Lan 513fd -Ting -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2907 should be installed in a 4 timely fashion prior to certification of the SBIR or approval of any amendment to rules; governing development at Hoag. I hope that the City will include the above concerns io the upcoming Supplemental Brivironmental Impact Report, and will take clear action to protect the quality of lift for residents of nearbv communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, Name: Address: f! %✓���,c. .'� rJ ' . Hoag Memorial Hospital Presbyterian Master Plan Responses to comments Letter 35 Annette Warner October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RiPro jWsWewpor(WOWRrCWTG012208,dm 3-277 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Projeds \Ne potlll00HUiTC\RTC- 01 2208AO 3 -278 Responses to Environmental Comments Date: -Lo q - C� To: City of Newport Beach Planning Department RE: Intpactof Hoag Hospital on V ita Balboa Residents Dear City PIanner, Letter 36 RECEIVED SY PANNING DEPARTMENT NOV 01 2,001 t i 1 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast. Highway and Newport Boulevard, as well as other nearby surface streets and sunset View Pink. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly apposed to HO W$ request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. oaen t on Plaint The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plmmes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. we believe the City should require Hoag to install equipment. to eliminate these plumes prior to allowing any further development. f jM n VMS t i¢htinre - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than toy an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long-tern solution to this problem. LM&M' -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. 1 hope that the {qty will include the above concerts in the upcoming Supplemental Environmental Impact Report, and will take.clear action to protect the quality of life for residents of nearby con mtmities, visitors to the Sunset View Park; and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: L)ke. k pe f"3m'A �+� Address: aql) PICe. LAI * t ()c- WP?t'°� CJ (A 7 - L'403 2 91 Hoag Memonal Hospital Presbyterian Master Plan Resoonses to Comments Letter 36 Luke Kupersmith October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt-high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:yPrgeaeWewporfi, 1NTORT0012208AM 3.279 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional. parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:Troiegs ewpo0WJ0 RTORTC- 01 2208AM 3 -280 Responses to Environmental Comments Date: /b 4 Ta: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 37 FL INI E"'ED $Y NOV 01 2001 M, -OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on ttte quality of life of nearby residents, especially in light of the hospital's rea:ent request to amend'thc general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to vizitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset View park. Among my concerns are the following: Noise -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneraijan t - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. ''e believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower (sanipus Lighting - Recently installed lighting systems on the lower campus produce .light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily mm offthese lights, but has not yet proposed a lung -term solution to this problem. Landsca_pit -We believe the hospital most live by its promises, and thin ail the landscaping promised daring Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming - Supplemental Environmental Impact Report, and will take- clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, m ay Name: Address: �a Nf�f Let 72663 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 37 Thomas A. More October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware .of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:wrojMsvrewpon%JoosMCVTTC- 01220e.,W 3-281 Responses to Emdronmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:Trojeds\ ewpor 008 \RTCIRTC -012P SAm 3282 Responses to Environmental Comments Date: i.:`(h aC is _�3 r-' f To: City of Newport Beach Planning Department _U: Impact of Hoag Hospital on Villa Balboa Residents Dear City Plannor, Letter 38 _-it I +fir i I am writing to express ttty deep concern. regarding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in cloac proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway aril. Newport Boulevard, as well as other nearby surface succts and Sunset View Park. Arrtong my concerns are the following: Noiso - Residents living adjseent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in I M. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogenerati lent - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate thew plumes prior to allowing any further development. 7 rawer CamplijLighting - -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. t 9n srapina -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the. SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Enviromnental Impact Report, and will take clear action m protect the quality Of lif e for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard: Sincerely. y Name:i1 Address: { 1 x ,( Ec q�'%tt Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 38 Caroline Nguyen October 25, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R;\Prgeds \NewpWW008\RTCV TC- 012206.doc 3 -283 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. . • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:Trge WewponV008ViTCWTC- 01YM08AW - 3-284 Responses to Environmental Comments- Date: OG70 ¢ cvi '1 '7 V 1007 To: City of Newport Peach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 39 RECEIVED BY KANNING DEPARTMENT NOV 0 3 2007 M OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents. especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well s other nearby surface streets and Sunset View Park. Among my concerns are the following: NN Oise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly oplxtsed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1.992. 1 believe Hoag should be regtured to take specific steps to comply with the limits initially established. C.'oeenomtion Plant -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of.which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment w eliminate these plumes prior to allowing any furthcr development_ Lower Campus [ ishtina °- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. CAndscapin¢ -We believe the hospital must live by its promises,, and that all the landscaping promised during Hoag's presentation io the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Iloag on PCH and Newport Boulevard. Sincerely, -k"""""T` Name:' Rudall F. 7aarher Address: 21103 e 14 COWW Lan P+#QY*on SaWk CA 92M-2678 2 3 I' Hoag Memorial Hospital Presbyterian Master Plan ReSDanses to Comments Letter 39 Rudolf F. Zurcher October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postiights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. - • Installed five, 4 8-inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Wrcn q \Ne"onW008WTCWT"12208.dM 3-285 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. a9P,gads\Newpatl1"0 TMRTC -012 08.dx 3-286 Responses to Environmental Comments Date: , ., 1g: City of Newport Beach Planning Department Rah: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 40 RECEIVED BY PLANNING DEPARTMM NOV 012007 �! i } I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag. is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway tend Newport Boulevard, as well as other nearby surface sveets and Sunset View Park. Among my concerns are the following: Npjtg_ Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 19911 believe Hoag should be required to take specific steps to comply with the limits initially established. Co¢enrratfen Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling rower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset Vicky Park. we believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any Further development. t.nwer Campus Liahtfntt — Recently installed lighting systems on the lower campus produce.light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yeti proposed. a long -term solution to this problem. t_,,,,rtdc� ua, sng -we believe the hospital must live by its promises, and that all. the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to ccrtificatioa of tbt SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Gnvironmeutai Impact Report, and will. take clear action to protect the quality of life for residents of nearby corm rmities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Botilevurd. Sincerely, A�e,z 2L- Name: cl,14s0 Address: N 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 40 Clara Morningstar October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:NPrgeolsWewpw OOMRTCIRTC- 0122W.dw 3 -287 Responses to Environmental Comments . Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -oft and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: Wrolws \New0orWOO8 \RTGIRTC- 01 2208.doc 3 -288 Responses to Environmental Comments Letter 41 REL;EfVED BY PIANNING DEPARSWIENT Hate: � J-- % 1T' OF NEWPORT BEACH LO: City of Newport 13cach Planning Dcpartuient Rte: Impact of Hoag Hospital on Villa Balboa Residents Dear City planner, 1 am writing to express my deep concern regarding die utipact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on pacific Coast Highway and Newport Boulevard. as well as other nearby surface streets avid Sunset View hark- Among my concerns are the tdliowing: Naise -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life I am strongly opposed to Iloag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. togeneratigq Phug- The cogeneration. plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. lower amnus Lighting - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -team solution to this problem. L*ndsgMing believe the hospital must live by its promises, and (bat all the landscaping promised during Hoag's presentation to the homeowners in early 2017 should be installed in a timely fashion prior to ceriificarion of the SFIR or approval of any amendment to wits govern -ing development at Hoag, I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View park, and those who drive by Hoag on PC'H and Newport Boulevard. Sincerely, Name e N�npy � t�de Address: �2 70 k7 e L n ne #,21v2 New t c � c1 r �' 1 �,2 6 43 I 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 41 Henry A. Ode October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R7ProjeM \NewpoM000MRT0nTCG0 1220&6C 3 -289 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining. wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\prol a MewponWW8\RTMTC- 012208.dw 3290 Responses to Environmental Comments Date: Tg: City of Newport Beach Planning Department : Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 42 .t 11 ,f l rot: i a I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent guest to amend the general plan, planned community regulations, anddevelopment agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling an Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets; and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis, This noise negatively affect; our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially estalilished. t;ggeneration plant —lire cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of fife for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install. equipment to eliminate these plumes prior to allowing any further development Lilwer Carr nug Liahtin —Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaping —We believe the hospital must live by its promises, and that all the landscaping promised during Hong's presentation to the homeowners in early 2037 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities. visitors to the Sunset View Park, and those who drive by Hoag on PM and Newport Soule Sincerely, Name: mAt,jljjjiaa G it_;.. Address: 'y. � 0 c ��l t �t l tj j 2 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 42 Maninder Gill October 30, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission .(CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\Prai,mkN ,.panvoosWrc RTC- 12208.dw 3 -291 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: rgemt ewpodUXO�TCWTC- 01T20B.dm 3.292 Responses to Environmental Comments Date: lo: City of've4vpon Beach Planning Department RL: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 43 RECEMD 91 PL4NNING DEPARTMENT 1 am writing to express my deep concern regarding the impact of Hoag Hospital oil the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement fur Hoag Hospital. Hoag is located i Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 43 Michael J. Oh October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R1Pr0i eMS \N0.P0MQ00MTCATC- 01 220B.d0 3 -293 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent . residents to the north of the Lower Campus to remove view obstructions from these residences. RAProj.c \N.wporlVM\RTCWTC- 01 220&dO 3 -294 Responses to Environmental Comments AS a resident livin an -tile {DWer ItJel, in a bvi`ldiL tter 44 adic,t.cV)- to grit hospi%+l,,tLI would ortoIfI�(Y Am- eGla }e �O�r j�ori$I GYr�'°iavl o7 iilhesC, rylnlitys llgahk 1Nf7tAt4fRECEIVEPARTP,1ENi . It Date: 1 °12th' °i NOV ?{] To: City of Newport Beach Planning Department r 1 Orr l Irrly v^M UFX H RF: Impact of Houg Hospital on "Villa Balboa Residents Dear City Planner, 1 am writing to express my deep concern tegarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general . plan, planned coummnity regulaticins, and development agreement for Hoag Iospital. Hoag is located in close proxinuty to hundreds of residences, and is visible to visitors to our City traveling on i'acitie Coast Highway and Newport Souleiard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the folluw9ng: �K Npise -, Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits sp<:cificd in the original planned community, regulations and development agreement negotiated in 19911 believe Hoag should be required to take specific steps to comply with the limits 'initially established. CotLerici3 ion Plant — Mic cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. _ 44 wQ Canytus Lich jug -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off diese lights, but has not yet proposed a long -term solution to this problem. f3�LIC-H r!il Landscaninta -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to cer ification of the SUR or approval of any amendment to rides governing development. at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will tike clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and chose who drive by Hoag an PCH and Newport Boulevard. Sincerely, Name: T-Ara Gri I 1 i'�'Iry Address: Z50 05ney Mahe # I07 Nt,4FOrt ee°tch; CA j2tctr3 Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments Letter 44 Tara Griffith October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As. such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the Califomia Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAPMjW9\Newp0nW0=RTCWTG012208 -d - 3 -295 Responses to Environmental Comments _ Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R; \Pr oleos \NewponQO08 \RTCIRTC - 012208. dm 3-296 Responses to Date: LO 3 0 V To: City of Newport Beach Planning Department U: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 45 911;L. � NOV 0 12007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Pads. Among my concerts are the following: Noise - Residents living adjacent to Hoag am subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively aff its our quality of life. 1 am strongly opposed to Heag's request to lift the sound limits specified in the original planned community Tegulations and development agreement negotiated in 1992,1 believe Hoag should be required to take specific steps to comply with the limits initially established. CC9,acneralljo Plant -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these phmtes prior to allowing any further development, Lower Camum Li eht rte - Recently installed lighting systems on dte lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. 1 srtdscaning -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action 10 protect the quality of life for residents of nearby communities, visitors to the Sunset View Park and those who drive by Hoag tm PCH and Newport Boulevard. Sincerely, Name II I c G} ) } Address: } v 01 j w7 l �t GA 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 45 Mali Saatchi October 30, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \ProjemS Ne potlW008wTMATC•012206.dw 3.297 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. a: �vrojeaewewoor &M\rrrcwro- 012208.aoa 3 -298 Responses to Environmental Comments Date: Tg: City.of Newport Beach Planning Department : Impact of Haag Hospital on Villa Balboa Residents Dear City Planner, Letter 46 " NOV 05 "'757 r I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag HosPftal. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newpont:fioulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns we the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hong's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be: required to take specific steps to comply with the limits initially established. Cn Nneratio Plant — The cogeneration plant Hoag built.im its lower campus emits combustion products, as well as billowing cooling tower plumes. both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these Plumes prior to allowing any further development, 1 ewer Carmtus Li¢It" — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Haag has agreed to temporarily turn of these lights, but has not: yet . proposed a long-term solution to this problem. IaUdfiMj4& —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in u timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Haa& I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report and will take clear action to protect the quality of life for..midents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulev Sincerely, WaIrw 2 3 Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 46 Michael Guerena November 2, 2007 Responsel Please refer to Topical Response 3. Response,2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high- pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt.the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R \Proieasv+ewporMODMRMRTC -01=11.e 3 -299 Responses to Environmental Comments Haag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: PrgGOSVGWPORV00MRTC NTC•012208.doC 3 -300 Responses to Environmental Comments Date: ' s :; • . To: Cary of Newport Beach Planning Department l ?: Impact of Hoag Hospital on Villa Balboa Residents Dear City Plattner, Letter 47 RECUVED BY I.ANNING DEPARlEv W NDIV 05 2007 CRY OF NEMORr BERG€ 1 am writing to express my deep concern regarding the impact of Hoag Hospital an the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Iospital, Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Snnsm: View Park. Among my concerns.are du; following.' Nois - Residents living adjacent to Hoag are subjected to relatively high levels of noise on x nearly continuous basis. litis noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be requiter] to take specific steps to comply with the limits initially established. Cogeneration Plant - The eogeneratioo plant Hoeg built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower anttnls tin. - Recently installed lighting .systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. 1. andscauintt -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIRor approval of any amendment to toles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Tmpact Report and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely. n iYattle= Address: I 4 Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 47 Karen E. Paul November 2, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Proleds \NewponU008 \RTC%RTC- 01 2208.dm 3 -301 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and. irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits .of the.Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R\Prgecs%e arNOWRrcwrC•oizzae.a« 3 -302 . Responses to Environmental Comments Date: i '(.ii 07 TO: City of Newport Beach Planning Department U: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 48 RECEIVED $Y PIARIMIYC 6EPARTMENT NOY fly 2007 MAKE=, 1 sm writing to express my " regarding the impact of Hoag Hospital on the quality of life of nearby residents, espect V11111111 Fiat of the hospital's recant re quest to amend the general Plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling an Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streetsand Sunset View Park. Among my concerns am the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively ati'eots our quality oflife. i am srron�l o osed w iloag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiatad'in 1992. I believe Hoag should be requited to take specific steps to comply with the limits initially established. Cogeneration Plant —Tare cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower Plumes, both of which are unsightly and degrade the quality of We for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development, Lower Campus Lighting — Recently installed fighting systems on the lower campus produce light' more suitable for a stadium than for an amts directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn Off these lights, but has not yet proposed a long -term solution to this problem. iandscaniM —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag I hope that the City will include the above concerns in the upcoming supplemental Envirownental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Paris, and those who dri ve by Hoag on PCH and Newport Boulevard. Sincerely, /^ (� j"tir k'p ju l' i ✓ tin Address: Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 48 H. Richard and June D. Hunt October 31, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water, conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:NmjwslNewpa wowRTCIRTC•012208.dM 3- Responses to Environmental comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending. City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:Tmieas\Ne Opp J"0 RTC\RTG0122 .Ox 3 -304 Responses to Environmental Comments Letter 49 RrCEPfED 9V PI.ANNING DEPARTMENT NOY 05 2007 Hate: ��,;."''� .�-_�_ To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Nn — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1942. 1 believe f�loag should be rraluired to take specific steps to comply with the limits initially established. C t last — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower C;,tlx ,Tusi tins — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these tights, but has not yet proposed a lone -term solution to this problem. i.andscaning -We believe the hospital must live by its ptomises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to oertification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns it) the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset view Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, i� Nauru: � t f 'i C.''.'`a " ":. Address: Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 49 Tricia Wolsky October 31, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: 1Proleas lNewpw%JDOS1RTCWTC-012208.doc 3 -305 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RdPrgeds \NeWPOMU0MRTQRTC-01 2208.dw 3.306 Responses to Environmental Comments Date: J H G c5-7 To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 50 RECENVED BY PLANNING DEPARTMENT MY 05 2001 CITY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby Surface streets and Sunset View Park. Among my concerns are the following: Noise -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to lloag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well ac billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset view Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. LAi 4scap _q& -We believe the hospital must live by its promises, and that all the landscaping promised doing Hoag's presentation to the homeowners in early 2007 should he installed in a timely fashion prior to certification of the SEIR or approval of any amendment it) rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental brtpaet Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park. and those who drive by Hoag on PCH and Newport 'Boulevard, Sineetr�k,';��� Name: AtA),h I Address: % lo �4Z lad � I 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 50 Adam Grant November 1, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Projea \NeWponJ008 \RT0RTG012206 dm 3 -307 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1 Projects \New oMW0081RTCWTC -01220 .d 3 -308 Responses to Environmental Comments Date: / , ? r -:�_.. To: City of Newport Beach Planning Department $E: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 51 ftECENED BY �q,ANNING DEPARTMENT NOV 05 20107 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life ofnearby residents, especially in light of the bospital's recent request to amend the general plan, plumed community regulations, and development agreement for Hoag Hospital, Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant -- 7'he cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has g agreed to temporarily tam off these lights, but has not yet proposal a long -term solution to this problem. nA%aning —We believe the hospital must live by .Its promises, and that all the landscaping promised during Hoag`s presentation to the homeowners in early 2047 should be installed in a . 4 timely fashion prior to certification of the SEIRor approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming .Supplettaent it Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name. Address: t C' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 51 Wendy H. Kaiser November 1, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 White not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:wrolecrswe pMW0WATG\Arc- 0 i2208.dm 3 -309 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ ProjedSWewpotlVWB \RTQRTC- Oi22O8.dx 3 -310 Responses to Environmental Comments Date: _,� '.l oo: City of New-port Beach Planning Department R.E: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 52 ''tCE7VEt> cY `LMMNG DEPARTWIN11 NOV 05 2607 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community.regulations, and development agreement for Hoag hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following; Ng.:rse — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps is comply with the limits initially established, o eneratian Plant, - The cogeneration plant Hoag built on.its los=er campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. f ;dnver t.`amnus —Lighting — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area dirtctly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long- terttt solution to this problem. Landscapinn —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in curly 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag_ I hope that the City wilt include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of fife for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. $IOC ly, Name: Addresis:.: /1� C4 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 52 Deborah Forsythe November 2, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high- pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 waft high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. Rw roiensw ewponUooetr+rcwrc- m2z0s.mc 3311 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R ?PrgedslNe poMWWMRTC1RTC-01 220&dtl 3.312 Responses to Environmental Comments Letter 53 aCE1VED BY PLANNING DEPARTMENT a10U 05 2N1 Date: !`12 " j t — O NEWPORT To: City of NcwVn Beach Planning Department BE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City trawling on Pacific Coast }highway and. Newport Boulevard, as well as other nearby surface streets slid Sunset View Park. Among my concerns are the following: Noise --Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products. as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality af life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. t,gwer Ca bus Ltahfnn — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn of these lights, but has not,yetproposed a long -term solution to this prvbfeni, landscaping —We believe the hospital antst live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the S$IR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. r Sincerely, If fa +f` ( `^ Name: 2t/ Address ( - fVx'G'� . � k4 t") � Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 53 Mustafa Ali Girgin October 31, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As:such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. a:\Prgj \Newport\ 0WRT0RTC- O122os.dm 3 -313 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1 ProjemW"port\JOOMTQRTC -01 2208.tlac 3 -314 Responses to Environmental Comments Bate: / 1 v T„q: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 54 NOV 05 2907 CP1 OF NRMPT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast. Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life.. J am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original planned eritnrn mity mutations and development agreement negotiated in 1992, I believe Hoag should be requires to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park, We believe the City should require Hoag to insmi€ equipment to eliminate these plumes prior to allowing any further development. Lower Campus Leg— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem Landscaping —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to eertification:of the SEiR or approval of any amendment to rules governing, development at Hoag. I hope that the City will Include the above concerns in the upcoming Supplemental Environmental Impact Report, ad will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely Name// 1/7, %v'!U Address: Hoag Memorial Hospital Presbytenan MasterP/an Responses to Comments Letter 54 William P. Chuto October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Profs \New onUMDRTMRTC -012 N.000 3.315 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the.request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProjectslNewpoO'J 08 RTC\RTC- 0122M.doo 3 -316 Responses to Environmental Comments Letter 55 RECEIVED BY PLANNING DEPARTMENT NOV O5 2007 Date: _? G To: City of Newport Beach Planning Department Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, 3 I am writing to express my deep concerti regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Nose — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. Webolicve the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. I.nwer CaH us t iJMf -• Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off those lights, but has not yet proposed a long -term solution to this problem Landscaaine —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. i hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life.for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: {s4J Ul ( ?%iR:+ F urk j Address: & " "" t��i ,r ,41 4- f l of Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 55 Hugo Villa/Stuart Riskin October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \ProjedsVJewpoOl 08`.RTCWTC -012 08.doc - 3 -317 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan ResDonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1Pmjeclswewport\JDDM TCVgTC,M220.A 3318 Responses to Environmental Comments 1 f, Date: S: City of ;tiewport Beach Planning Department Impact of Hoag Hospital on Villa Balboa Residents Dear City Piano", Letter 56 QECENED BY "4N C- T)f°Ar?1MFNt M0 () 5 20i I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is Located in close ix iximity to hundreds of rA j49ge and is visible to visitors to our City traveling on Pacific Coast i°Iighway and Nmvport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: ,'Disc — Residents livin adjacent to Hoag we sub'ected to re MIMI In h levels of noise on a nearly continuous basis. is noise lie gafive y a ects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned cwmmunity regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant:Hoag built on its louver campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View°Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. 1 Lower (.amps Li. rh ' 4 — Decently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily two off these lights, but has not yet proposed a long -term solution to this problem. Lgn scaninu --YVe believe the hospital must live by its promises, and that all the landscaping promised during Hoag °s presentation to the homeowners in curly 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PC] and Newport Boulevard. Sincerely, , } !Name: ..-^[° �¢ r Address: e %" _ t bit P Y Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 56 Jody Henning and Judith Henning November 2, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Proje s \NewP0nUMG \RTC\RTC -01 2208.dm 3 -319 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the tower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:wrgWMewpuaWOO&\UCc rC- 01 220e.a 3 -320 Responses to Environmental Comments Date: 1 �. To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 57 "rCl:IVED SY -'�'IANNIN3 OEp, TTM.6N7 INOV X51007 C'TY CE IgEWPURT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents. especially in light of die hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: a" ;Voice - Residents living adjacent w Hoag are subjected to relatively high levels of notse on a nearly continuous basis. This mist negatively allecis our yua)4Eof life, l mn strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. jy Cogeneration Plant --Me cogeneration plant Hoag built on its tower campus emits combustion products, as wtfi as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe tile City should require Hoag to install equipment to eliminate these plumb's prior to allowing any further development. owes C os l yg}tl 7g - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily tram off these lights, but has not yet proposed a long-term solution ha this problem. Landscapin¢ -we believe the hospital must live by its promises, and that all (be landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to miles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of fife for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag oil PCH and Newport Boulevard- Sincerely, Name: c, Address: .; . i 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 57 Gina Rios October 31, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Troje \NenonWNNRTCWTC-0l 22M.dm 3 -321 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAProjwM"ponUGM8 RTGRTF012209.dm 3 -322 Responses to Environmental Comments Date:._ 9-0- 3 1, d cO7 To: City of Newport Beach Planning Department LL: Impact of Hoag Iospital on Villa Balboa Residents Dear City Planner, Letter 58 P1AN.NING ZARd'NiEI NOV 05 2007 f?Y OF NEWPORT Nch 1 am writing to express M, deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: ,ui§g - .Residents living adjacent to Haag are subjected to relatively high levol8 of noise on a nearly continuous basis. This noise negatively aITects our quality of life. tam strongly opposed it) Hoag's, request to lift the sound limits specified in the original planned community regulations and development agreentcut negotiated in 1992. I believe .Hoag :should be required to take Specific steps to comply with the limits initially establishoil. .o'enetationPlant -- The cogeneration plant Hoag built on its lower campus emits Combustion products, as Well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset view Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of hones. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscanin¢ -Me believe the hospital must five by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should he installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag, I hope that the Citywill include the above concerns in the upcoming Supplemental Environmental tmpactReport, and will take clear action to protect the quality of life for residents ofnearby communities, visitors to the Sunset View Park'., and those who drive by Hoag on PCH and Newport Boulevard. SApeete7y, V . 1� Name: c.LI Address:: Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 58 Kathleen Mallory October 31, 2007 Responsel Please refer to Topical Response 3 Response 2 Please refer to Topical Response 1 Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:wrolecwNNewporNOWa RTO\Rro- 0122ae.eoa 3.323 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as, irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAProj c sVNe pon`J008%RTCARTC- 012208.tloc 3 -324 Responses to Environmental Comments Letter 59 MFA MOM NOV Cis 2007 Date: Tg: City of Newport Beach Planning Department BE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, i I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's gent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noitig — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis, This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lifi the sound limits specified.in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. go it Plain -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting— Recently installed lighting systems on the lower campus produce light snore suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -temt solution to this problem. I and;lgVlne —We believe the hospital must live by its promises, and that all the landscaping promised during .Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Parlt,.and those who drive by Hoag on PCH and Newport Boulevard. sitrc�rely, / ' r Name:` C i r Address: I 4 Hoag Memorial Hospital Presbyterlan Master Plan Resoonses to Comments Letter 59 Kathleen Rust October 30, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending. CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.\PTol \Ne,.pwNM%RTC\Rro01220e.dm 3.325 Responses to Emronmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R\PmAMg Newportl100B�MSTC-0122M.dm 3 -326 Responses to Environmental Comments Date:�� T;o: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 60 RECEIVED BY ?TANNING DEPARTMENT NOV 05 2007 !T' OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as outer nearby surface streets and Sunset View Park. Among my concerns are the following: `gjyg -- kesidetts livhtg adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Coeneration Plant— The cogeneration plant Hoag built on its tower campus entity combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any Further development. Lowr�C pp�.�i Itfrn _ Recently installed lighting systems on the lower campus produce Iight more suitable fbr a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporari ly norm off these lights, but has not yet proposed a long -term solmion . to !his problem. l.andscmina —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the S:CIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming' Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, 1 Name: 1J pit CF. L4W fa r v C E Address: u o C&pt t 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 60 Bruce Lawrence October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC .approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Pro1Ws \Newp0d\J008 \RMRTG01220&. 3327 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: %Pmjeds%ewponW0081RTORTC -0122 Um 3 -328 Responses to Environmental Comments Date: tOb"liv? __ To: City of Newport Beach Planning Department : impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 61 plaN?I1�1G �s ?Al?i� I1v'�l�i� I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general . plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity in hundreds of residences, and is visible to visitors to Our City traveling on Pacific Coast Highway and Newport Boulevard, as "roll as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. 'rhis noise negatively affects our quality of life. i am strongly opposed to Hoag's request, to lift the sound limits specified in the original plarmed community teguiations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. N Case —__on Ylant —The cogeneration plant Hoag built on its lower campus emits combustion ' products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. 0 i•' ` Lower C:a uc hi ti -- Recently installed lighting systems on the lower campus produce light tti more suitable for a stadium than for at area directly adjacent to hundreds of homes. Hoag has 1 J 1 o t 1 agreed to temporarily htm offibese lights, but has not yet proposed a long -tern solution to this kt ` problem. Lattdscamina —We believe iltchospital trust live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any- amendment to rules governing development at Hoag, I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hong on PCH and Newport Boulevard. Sincerely, IS Name: , . ,rr, Address: , Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Lefter 61 Sandra Archer October 29, 2007 Responsel Please refer to Topical Response 3 Response 2 Please refer to Topical Response 1 Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAPrgec \Newpon00MRTDRTG012208.d. 3 -329 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the .west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProA=\NewpoHU MRTCATC- 012208. o 3 -330 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department RE: Impact of Hong Hospital on Villa Balboa Residents Dear City Planner, Letter 62 RECEIVED By s;IEPARTMEN? NOYi;;1W Or NEWPORT BEACH I am writing to express my deep concern regarding the impact offfoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recentrcqucst to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset V iew Park. Among my concerns are rho following: ti ise -- Residents living adjacent to Hoag ate subjected to relutively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life, I am strongly opposed to Hong's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Qqgqperaf gn PlgIq — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Campu- Ushfinx —Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscanine - We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2607 should be installed in a 4 timely fashion prior to certification of the SLIR or approval ofany amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life far residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sinuere�9+,' <I r'u TE=ar� Y_ Name Address: a; Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 62 Lynette Kowalke October 31, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Praied8 \NeW onU00MT0RTC- 012208.doc 3 -331 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. 8:\ ProjWS %NewppnIJ00MRTCRTC-012208.ex 3 -332 Responses to Environments/ Comments �.. ' Date: Tu: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 63 PECE1VEu BY PLANNING DEPARTMENT NOV 0D 207 r� F 1.0iu 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life ofnearby residents, especially in Iittlat of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds ofresidences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns lure the following: Noisy -- Residents living adjacent to Hoag ale subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should he required to take specific steps to comply with the limits initially establishod. C'ogenerafton Plant The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Liehiinu — Recently installed lighting systcross on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -terns solution to this problem. LandseapijU —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowr ers in early 2007 should be installed in a 4 timely fashion prior to certification of the SE1R or approval of arty amendment to rules governing development at Hoag. - I Hope that the City will include the above concerns in the upwroing Supplemental Environmental ental Impact Report, and will take clear action Io protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, /p Name.: V) y Address: Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 63 Diana Rourke October 27, 2007 Response l Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Prgep \Newpoft WB TC\RTC•012208.dw 3 -333 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R1ProjWslNew0oa1 "0 RTC\RTC -0l2 0B.dm 3 -334 Responses to Environmental Comments Date: C i°-i.oet_�.z 0o-7 To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 64 RECEIVED BY M- ,,t UNG DEPARTMENT 413u 05 2097 CP OF NEWPORT RFArV I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent: request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and ]Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. 'this noise negatively affects our quality of life. I ant strongly opposed to Hoag's request to lift the sound limits spceified in the origind planned cons uuuity regulations and development agreement negotiated in 1492. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. t • n tiou lant— the cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life, for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus l l thtin¢ — Recently insttalled lighting systems on the lower campus produce tight more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long-term solution to this problem. Landscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Lq- Name: FA du C--f l`+ tics Address: '270 L Lau-e 1i9d S5 � 1 CO Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 64 Nancy Knight October 31, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, grotindcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Trge slNe orN008ViTORTC -0122 .dm 3 -335 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RiProjecL Newportl WMRTC \RTC- 012208.doc 3 -336 Responses to Environmental Comments Date: Ndmw- it U61 j_q: City of Newport Beach Planning Department Rt Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner. Letter 65 FROM IMEM r �.i I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned conuuunity regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling onTucific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset view Park. Among my concerns are the :following: 1Nq* - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Co¢enentGian Plant - -The cogeneration plant Hoag built on its lower campus emits camhusaon prtxtucts, as welt as hillawing eaoiing toww plumes, both of which are nnsightty and degrade the 2 quality of life £ortesidents and visitors to the Sunset View park. �l'e believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. _ Lower C'amnus Liehtiva - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an arm direcily adjacent to hundreds of homes. Hoag has 3 agreed to to nq orarily pun off these lights, but has not yet proposed a long -term solution to this problem. r a*df =ninur -We believe the hospital must live by its promises, and that all the landseaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 tirnely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will fake clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: rwe-4- of Address: "Z30 W L C. LA-6 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 65 Mark C. Cully November 1, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RdPro,eo \Newpo WOMTC TC- 01 2206.dx 3 -337 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: wro le=44ewvonVoMraarc•012208.dm 3338 Responses to Environmental Comments i Date: TO: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 66 REC "D BY ZJ� kNNINC> DEPARiMEW Nov 7 nol CITY OF NEWPORT B 1 am writing to expnesx my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations,, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences,, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns arc the following: Noisc _. Residents living adjacent to Hoag arc subjected to relatively high levels of noise on a nearly continuous basis, This noise negatively affects our quality of life. I am strongly opposed to Hoag`s regtu:st to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required w take Specific steps to comply with the limits initially established. `o ttion Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any.&nther development. tower (.:ampus Li htin — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily rum off these lights, but has not yet proposed a long -term solution to this problem. Landseapina - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in tarty 2007 should be installed in a timely fashion prior to certification of the SE1R or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby comtnunities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely,, ,address: _ 1 J M Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 66 Maureen McCarthey October 31, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the.following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RiPrged .lNewpoftUWMTC\RTC-012208.d 3 -339 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Ri Projects \NewportW008\RTCWTC.01 MMAoc 3 -340 Responses to Environmental Comments IRECFlEnBY Letter 67 PUti iNiit G ! � EPARTMFNT 'ip . 9 NOV 2007 �(JIL g € �/L17./AJC�¢�tC�Oy Date: _ f t ._ � ' NEWPORT REACF L ac�P d �twt�.wt To: City of Newport Beach Planning Department :RE: Impact: of Hoag Hospital on Villa Balboa Reside /i , „ t Dear City Planner, D•' =-kO�� I am writing to express my d. eap concern regarding the impact of on the life of nearby residents, especial y in tight of the hospital's recent request to amend the genaral plan, planned community regulations, and development agreement for Hoag hospital Haag is V locawd in close proximity, to hundreds of residences and is visible to visitors to our City traveling J on Pacific Coast Highway and Newport Boulevard as well as other nearby surface streets and CJ�LjJt Sunact View Paris Arnong my conecoe; are the fuuowing: ,Norse -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a 1 7 nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed VVV to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. T believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant --The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residence and visitors to the Sunset View Park. We believe the City should require 1 -loag to install equipment to eliminate these plumes prior to allowing any further development. Low tCampuS Liehzipg - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Roag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely .fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport B levard. el r V Name: j ,47_ WkWE.&CWh -A Address: ?3o L. i-LF ZA1, iO3 LLf 2 3 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 67 Katherine Beckman October 31, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008, pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Pr, eats \N.w 0MWWMTC \RTC•012206A. 3 -341 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus,, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projeds\NewponWW8 \RMRTC-01220SAW 3 -342 Responses to Environmental Comments Y.y. y ; Date: LL, ' - `�- , To: City of Newport Beach Planning Department UP: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 68 "ECE1"' $y pl,�tMN1N ryEi M7MENT 10 05 2007 COY OF NFPORT 8EACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general . plan, planned cotmmunity regulations, and development agreement for Hoag Hospital. idoat: is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: rioiye — Residents living adjacent to Hoag are subjected to relatively high levels of noise oa o nearly continuous basis. lltis noise negatively affects our quality of life. I am strongly opposed. to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C'otteneratian PEant— The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and defrada the quality of life for residents and visitors to the Sunset View Park. We believe the City should. require - Hoag to install equipment to eliminate these plumes prior to allowing anv :litrther development. Lnwer C'.am tp 1S G'tgliuft Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn oif these lights, but has not yet proposed a long -term solution to this problem. Landscaping --We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the $.FIR or approval of wry amendment to Mies geveming development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincene Name: i Address: I 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 68 Paul L. Smith October 30, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Prgeas \NeWPOrtU00B \RTQRTCO1 2208.doc 3 -343 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments, • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Projects Wewpoel1008\RTC \RTC- 01 2208.dw 3 -344 Responses to Date: To: City of Newport Beach Planning Department RECEIVED BY PLANNING DEPARTMENT NOV 05 2007 Letter 69 RE: Impact of Hoag Hospital on Villa Balboa Residents CITY OP NNIP 3 I BEACH Dear City Planner, 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the gencral plan, planned community regulations, and development agreement for Hoag Hospital.. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. CvgG ern anon Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hong to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus T,ighting — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of home. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem- Landscaping - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely Address: �Q /c1Fr� jg Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 69 Eduardo Arsler No date Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Prgeds \NewponW008 \RTCIRTC- 012208.dm 3 -345 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009.pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Protects \Ne pon%JW&RTQRTC- 01 2208.Ooe 3 -346 Responses to Environmental Comments Date: q L , To: City of Newport Beach Planning Department RE: Impact of thing Hospital on Villa Balboa Residents Dear City Planner, Letter 70 ieFCE7VED 13Y PLANNING DEPARTMENT Nov fly 2007 CITY OF NEWPOU BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Floag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park, Among my concerns are the Ibllo%ving: !:pise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life, 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 19911 believe Floag should be required to take Specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life fbr residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lowtr Campus Lghtill - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn ofTthese fights, but has not yet proposed a long -term solution to ibis problem Landscaniris - -We believe the hospital mast live by its promises, and that all the landscaping promised during Hoag's presentation to Cite homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR, or approval of any amendment to rules governing development at Hoag, I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby commmnities, visitors to the Sunset View Park, and those who drive by Hoag on PCII and Newport Boulevard. Sincerely, cv Name: i Address: . 7 L-/,, Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 70 Eva R. Sceuca October 29, 2007 Response 1 Please refer to Topical Response, 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAProjeds\MW0 nWOB\RMUC -01 PP08.doc 3 -347 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:�rojedsVNewMnU00BVUORTC-012208. o 3 -346 Responses to Environmental Date: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Doan Citv Planner, Letter 71 RECEf D By FIANNING DEPAqTMENT NOY 05 2007 C,rff OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the duality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations. and development agreement for Hoag Hospital. Hoag is located in close proximity to huridretls of residences, and is visible to visitors to out City traveling on Pacific Coact Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise -- Residents living adjacent to Hoag are subjected to relatively lugh levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Floss's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1792 1 believe Hoag should be required to tike specific steps to comply with the limits initially established. Correneratimi Plgpt —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park- We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Cam us i h i _. Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet. proposed a long -tern solution to this problem. Landscaoina —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 20007 should be installed in a 4 timely fashion prior to ceti.iftcatiott of the SEIR. or approval of any atuendmcmto rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take cleat action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, Name: �Yl Address: ..r... 0 t Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 71 Charles M. Bohs M.D. October 31, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R9ProjeCsAewp0 "008 \RTC\RTC -012 M.doc 3 -349 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and. new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAP- ]- C-Wewport\J" \RMRTC -01 M08.da 3 -350 Responses to Environmental Comments Letter 72 RECEIVED BY PLOI,YING DEPARTMENT NOV fi,; 2007 Date: V 3c y %: City of Newport Beach Planning Department III?' F EW"MI M N. $E: Impact Of Hong Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific (:bast Highway and Newport Boulevard, as well as other nearby surface Streets and Sunset View Park, Among my concerns are the following: N3. jSg — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I ant strongly Opposed to Hoag's request to lilt the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should he required to take Specific Steps to comply with the limits initially established. Cogeneration Planf -- The cogeneration. plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Cale; r�us Liglijygg -- Recently installed lighting systems on the lower campus produce light more suitable for a Stadium than for an arcs directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily tram off these lights, hot has not yet proposed a long -term solution to this problem. Landscggi_ng —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment W rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will rake clear action to protect the quality of life for residents of nearby communities, visitors to the Sunsuit View Park., and those who drive by Hoag on PCH and Newf ort Boulevard Sincerely, Name Address: F"%" Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 72 Nekoletta Tsioutsias October 30, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been.provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \ProjeMV *wp0rbJ0MRTCwTG01 2208.doc 3 -351 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system . to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:wrge =\NWPOrVJOO8wTCwrC•01 220SAW 1 3352 Responses to Environmental Comments Date: _I,t -ti /0-7 To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital oil Villa Balboa Residents Dear City Planter, Letter 73 reECE?YED BY Yt kW4'.NG 0EPARTN1ENi t! " 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the qualitsj of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proxintity to hundreds of residences, and is visibW to visitors to our City traveling on Pacific Coast Highway and Newport Boulevattl, as well as ether ntmhy smfaoe streets and Sunset View Park. Among my concerns are the following ,Ngio - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of ljfi. I ate strongly opposed to Hoag's rcqutst to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take Specific steps to Comply with the limits initially established. Cogs, ration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park, We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development Low C-anRrus Li zhGine - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn offthese lights, but has not yet proposed a Tong -tern solution to this problem. Landscasrina -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of lift for residents of nearby communities, visitors to the Sunset View park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, ame: T, .Z,n 7 ✓tkTr� Address: i ,, Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 73 Terry Benson November 1, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1 Projeas1Newpan1J00"TDRTG012208.W 3 -353 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Pr6)ec %ewporN008 \RTCIRTC- 11 Og.d. 3 -354 Responses to Environmental Comments f Date, A_ )t"' o:-v b 7 To: City of Newport Beach Planning Department �F": impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 74 a�NN4NG t�EPAR.,t3t ws 207 CM � PORI C, I am writing to express my deep concern segarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light ofthe hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visiairs to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise __ Residents diving adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life, lam strongly opposed to Hoag 's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe floag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant -The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade. the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any fitrther development. Lguer Catnnus ljghtinu - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Haag has agreed to temporarily turn off these tights, but has not yet proposed a long -tern solution to this problem. Landscaoi -We believe the hospital must live by its promises, and chat all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installedin a 4 timely fashion prior to aemifieution ofthe SEIR or approval of any amendrawat to rules governing development at Hoag. ( hope that the City will include the above concerns in the upeonting Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCI and Newport Boulevard. Sincerely, �'` 7 Name: :-niece. :r Address: ), jo L.-i t.t-V -a _70S Iv%c�t�eas ? aa(� t -� 47;, 4 6.1 Hoag Memorial Hospital Presbyterian Master Plan ReSDOnSeS to Comments Letter 74 George Kotchnik October 31, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.AProlemi NmporAJ0084nORTC- 01220eAW 3.355 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RSProjWS \NeWporNOCe \RTC\RTC01220adw 3-356 Responses to Environmental Comments Date, l? To: City of Newport Beach Planning Department RE; Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 75 ;?ECE(AD BY 1':kMq1NG DEPARTMENT NOV a :i ifi{P7 "R OF NEWPORT BEAD I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other. nearby surface streets and Sunset View Pad;. Among my concerns are the following: - of — Residents living ndjacentto Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specifiW in the original planned community regulations and development agreement negotiated in 19911 beliove Hoag should be required to take Specific steps to comply with the limits initially established. 1�9 genera6ou Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset view Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Loweramuus Lig ti g — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than fbr an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet: proposed a long -term solution to this. problem. Landscanin¢ -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to eetulieation of the 9BIR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Fnvironmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag On PChl and Newport Boulevard. Sincerely. a Name; , Address: pp L'ku'tcc b ist. IV 2 3 }a Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 75 Tom Jewel October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Projems \WwporbJ W\RTCWTC -01 2M.do 3 -357 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R :�ruiea \NewpO WO WRTMRTC -m zwe.dm 3 -358 Responses to Environmental Comments Letter 76 RI�MVED BY E.= tiiNING DEPAR11MEtdi Date: (� _. ._� 2- O O UV I' lui; To: City of" ewport Beach Planning Department Y [° NEWPORT REACH ,r..: Impact of Hong Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light the hospind s recent request to amend the general plan, planned community regulations, and development agreement for.H'oag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby .surfacestreets and Sunset View Park.:'unong my concerns are the following; hioise - Residents living adjacent to Hoag am subjected to relatively high levels of noise on a neatly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to sake specific steps to comply with the limits initially established. o aneration Plaut - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cowling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development, Lower Carnes Jdghtgg- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds ofhomes, Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. La p -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag, I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. ptcercly. , 'flame: � \0't -tom- 3pc>37 T Address: 3L 3 a C- ms s' t,a C, H 1 t�l�wi�su('T .3cH , Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 76 Gloria Esposti October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of. obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Projects \NewporLU008WTC1RTC -01 MS. Am 3 -359 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009.pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \PfOjeQS \New OM1JO=RTCIRTC -012208.00e 3 -360 Responses to Environmental Comments Letter 77 ytEt- .F {dttl'4t PIANNINCs DEPAPTMCISI Date: 10 - 3 U- 2 0 d ­1 To: City of Newport Beach Planning Department f� 17��('� RB: impact of Hoag Hospital on Villa Balboa Residents 4? �e Dear City Planner, i am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hung is located in close proximity to hundreds of residences. and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby sm•f icc streets and Sunsel View Park. Among my concerns are the following: N isS •- Resident's living adjacent to Haag are subjecied to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life, l am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1. believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of lire for residents and visitors to the Sunset View Park. 'We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development, l nwo# ampus Liehtin - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes, Hoag has 3 agreed to temporarily tum off these lights, but has not yet proposed a 10119 -term solution to this problem. Lance [pink We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a Q timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the Miry will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Stmset View Park, and those who drive by Hoag on PCH and ,Newport Boulevard. r}rely, Z) l Name: 1�1© 6� k.c>„ �S 0 5 1 ,j, Address: a3 C? to U- C 1 Atv..l t' i P.1 Q uJ P c] r, —N" i?, `�-�-66 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 77 Gloria Esposti October 30, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1P,oleos\Ne.POrtU0091RTClRTC -0122 .dm 3 -361 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six. months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R1Pfojeds \NewwnWOO8\RTC \RTC- 0122M.doc 3 -362 Responses to Environmental Comments Date:/4i _ To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Gear City Planner, Letter 78 ► I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located iti close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. 'Hus noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially-- established. Cogeneration Planq — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Ca-tn_ —uus Lighting - Recently installed lighting systems on the lower campus produce tight more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed s long -term solution to this problem. Landscapigg— We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing 4 development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and Will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag nn PCH and Newport Boulevard. Sincerely,,,*—, Name: Address: _ z ( 4. /1'z � Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 78 Jacqueline Jensen October 31, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Projects \Newpor1WW8\RTC\RTC -012208.dm 3 -363 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RdRro1edMmpo0V0081RTORTC01220&dw 3 -364 Responses to Environmental Comments Letter 79 RECEIVED BY ?L.nANMNG DEPARTMElY1' OCT 31 2GD1 Date:. f e - �-� OF NEWPORi BEAcw Tg: City of Newport Beach Planning Department : Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: NOjsg -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to tiff the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the Z quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus L{g It Cfng - Recently installed lighting systems on the lower campus ptndPCc light more suitable for a stadium than for an arcs directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. I.andsq*hg --We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presematioato the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag I hope that the City will include the above concerns in flit upcoming Supplemental Environmental Impact Report, and will tape clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: Address: Hoag Memorial Hospital Presbylenan Master Plan Responses to Comments Letter 79 Scott and Judy Johnson October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:�Prolems NewponlJOOB19TC \RTC -012 M.do 3 -365 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January, 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast. Highway frontage after utilities are. installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R1Proj a \Newpor[UOO6WTC \PTGO122O8.dw 3 -366 Responses to Environmental Comments Date: `tom 19: City of Newport Beach Planning Department RE: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 80 RECEIVED i3y MANNING DEPARTMENT OCT 31 2091 I am writing to express my deep concern regarding the impact of Hong hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan; planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other acarby surface streets and Suasct View Park. Among my a mcem- are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis `Phis noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992- 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C& gcneration Plant _'fhe cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, bath off which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any flerther development tower amnuc Liahtina -- Rcc endy installed lighting systems on the lower campus produce light more suitable fora stadium than for an area directly adjacent to bmndieds of homes. Hoag hue agreed to temporarily turn off these lights, but has not yet proposed a long-term solution to this hem. T a djIg inc -Mc believe the hospital must live by its promises, and that ail the - landscaping promised during Hoag's prescmation to the hotueownm in early 2067 should be installed in a timely fashion prior to certification of the SEIR. or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby comumuniues, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely r Name: _ Address: Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Letter 80 Betty A. Miller - Simpson October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in _November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Projects\Nmpon4WHWTMTC•0122084x 3-367 Responses to Swironmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projects \NewponWOOB\RrC\RTGOMOS,dw 3 -368 Responses to Environmental Comments Date: A7 f Tq: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents .Dear City Planner, Letter 81 N L I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital.. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surihoe streets and Sunset View Park. Among my concerns are the following: Noise — Residents living.adjwcut to Hoag an subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hong should be required to take specific steps to comply with the limits initially established. C-„ogerigi ti on piag( — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to insWI equipment to eliminate these plumes prior to allowing any further development. UMM Cameus Lighting— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem --We believe the hospital .must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmenud Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, j Name: % e U to i LJ tf N t ra [rV Address: L) U S3 P, Iz ( 5 G 1911 -' 1 / 7 �� tvl�,rulz -7 (SGr G r 64, `% 2 6 'b 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 81 Steven E. Schoenlein October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3. While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R9Tr (eWS\NewpotlUOWRTMRTC-01 2208AM 3-369 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resmnses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 3 6-inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:irrooae NewennWO09�Rrcvrro01220e.duc 3-370 - Responses to Environmental Comments Date: _j7 z J To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planter, Letter 82 711MIM s• I am writing to express my deep concern regarding the impact of Hoag hospital on the qualify of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the foltowmg: Noise — Residents living adjacent to Hoag arc subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original plumed community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. fC9&g2eration Platpt -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate thew plumes prior to allowing any further development wer Ca. s i Mina — Recently installed lighting systems on the lower camp produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landsca&nng —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the honaownetx in early 2007 should be installed in a 4 timely fashion prior to certification of the SUR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the duality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. C... Si Name: ,pet J, Address:.Tv {a 0 ( C2 ;4 he jfr 1112 Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Letter 82 Sabuie Dubas October 28, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high- pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided . to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R. wrooctswewpor [UODMTgRTG012208.dac 3 -371 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAP1oj.d.N..portV008lRMRTG012208.doc 3 -372 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Rio Letter 83 PIAM NG DEPARTMEW � l l 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets add Sunset View Park. Among my concerns are tint following: ;Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag`s request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. - ,numeration PI_40 - The cogeneration plant Hoag built on its lower campus emits combustion. products, as well as billowing cooling tower plumes, bout of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hong to install equipment to eliminate these plumes prior to allowing any further developnnent wer ggl i¢htina -Recently installed lighting system on the lower campus produce light more suitable for a stadium thaa for an area directly adjacent .to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Ls I&O in -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag`s presentation to the homeowners in early 2607 should be installed in a timely fashion prior to certification of the SBIR or approval of any amendment to rules governing development at Hoag- 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard _Sin&cre 2 }a Andress: Cl 9 np / esn c Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 83 Aline Monin - Doremus October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and irrigation system on the cogeneration facility in November 200 7 quality screening and erosion control as part of completing the wall project. new water conserving to provide added visual Lower Campus retaining R :\Prole s \Ne porP.I OTMRTC -01220 dw 3 -373 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. a:wr* \N wPOnwoW rORTC- oizzoaAm .3.374 Responses to Environmental Comments Date` j fig: City of Newport Beach Planning Department ,:.Impact of Hoag Hospital on Villa Balboa Residents Dear City Plattner, Letter 84 PIANNlN6 OEpA(i'lhg M lj ll IWZi M I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds ofresidences, and is visible to visitors to our City traveling on Pacific Coast Highway and 'Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerts are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. i am strongly opposed to Hoag's requesi to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the liunts initially established. C n ion plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further developmentt, tow attmus Lr,.,._glttina — Recently installed. lighting systems on the lower campus produce light more suitable for a stadium than for an. area directly adjacent to hundreds of homes. Hoag has $ agreed to temporarily nmi off thew lights, but has not yet proposed a long -term solution to this problem. i sca� --We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely, fashion prior to certification of the SEIR or approval of any amendment to Hiles governing development at Hoag. hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name:. %lecc�tdem Address. [ . 3 l Yf l 43, i ! L Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 84 George A. Theodorou October 27, 2007 Responses Please refer"to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.Wraj a \NewpomMo RTCwro- 01 220e.dm 3.375 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \PrgeM \Newpo WOOMTC\RTC-012 08.dm 3 -376 Responses to Environmental Comments Date: _ 2 O -. To: City of Newport Beach Planning Department gE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 85 lhl I am writing to express my deep concern regarding the.impact of Hoag Hospital on the quality of life of nearby residents, especially in tight of the hospital's recent request to amend the general plan, platmed community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coact Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: NgK -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise.negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. C'oetMcjAjmn Plant - The cogeneration plant Hoag built on its lower caullius emits combustion products; as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Patio. we believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. t,;wer Catrinus L' 4in� -- Recently installed lighting systems on the lower campus produce fight more suitable fora.stadium than fnr an area directly 4acoot to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. 1 sn Vapii -we believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I dope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, :Same: ----� Address: 2 7o (S. Gam{ N«.,po" FS.M.ax, c,, 9264.3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 85 Kevin Phillips October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.\ProeaslNe porMOMRTCRT"12208.dw 3.377 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November .2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007. around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAProjectsWew orNJ 0a RTCRTC- 01 220SAM . 3 -378 Responses to Environmental Comments ar ^ Lute: (� ° `•� -' UP Letter 86 RECEIVED BY PIANMNG DEPARTMENT GET 31 2007 Tye: City of Newport Beach Planning Department R� mt F NEWPORT BEACH : Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concert[ regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agrecrrtent .for Hoag Hospital. Hoag is located in close proximity to hundreds oi'residLaces, and is visible to visitors in our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park Among my concerns are the following: ?�Syisg— Residents living adjacent to Hoag an subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively aflbctc our quality of life. i am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C,p en ra P " t -- The cogeneration plant Hoag built on its lo�.ver campus emits combustion products, as "ell as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City Should require Hoag to install equipment to cluninate these plumes prior to allowing any further development, lower Campus Li "fin Recently installed lighting systems on the lower campus produce light more suitable lbr a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. landscaping —We believe the hospital must live by its promises, and Drat all the Landscaping promised daring Hong's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to toles governing development at Hoag. 1 hope That the City will include the above concerns in the upcoming Supplemental Environmental Impact Repots and will take claw action to protect the quality of l'rfo for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincetely,�� "r+ f � n Name: �j IV 4 Address: i Jq f t; 1 Hoag Memodlaf Hospital Presbyterian Master Plan Responses to Comments - Letter 86 Park Zabul October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. v- Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:w ,ojeaswmponvoos�UC\Rrcarazos.a« 3.379 Responses.to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ PrgeCS \NewpWW000\RTCOTC- 0\2209.doc 3 -380 Responses to Environmental Comments Date: To: Ci;;Io Newport Beach Pluming Deparanent gl�. Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 87 OCT 3 12007 MUM OF R ! UM I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: i`[53* — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of fife. I am strongly opposed � to Hoag's request to lift the sound limits specified in the original plumed community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing codling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further . development �;ower Camuus L,iahtine — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag leas 3 agreed to temporarily mm off these lights, but has not yet proposed a long -tern solution to then problem. Lands canina —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag`s presentation to the homeowners in early 2007 should be installed in a 4 timely fasbion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. , I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard Sincerely, �( GfC+ °'! C.`Zr Name: Address Q `% i o ;z. Hoag Memorial Hospital Presbyterian Master Plan Resbonses to Comments Letter 87 Wanda Lucas October 26, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not apart of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RflProjWs \Ne mft OW0 RTPRTC -012208.dw 3 -381 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower.Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:Troieo \Ne onWOOWTMTC- oizzoe.dm - 3.382 Responses to Environmental Comments Letter 88 p�. pp�� OCT 31 2007 Date:. 4.� 11 %' Tp: City of Newport Beach Planning Department+ RE: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, i 1 atn writing to express my deep concern regarding the impact of Haag Hospital on the quality of life ofnearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds ofnn� idenccs, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my dancers are the following: Naim— Residents living adjacent to ],long are subjected to relatively high levels of noise on a nearly continuous basis. This uoisc negatively affects our quality of life. Tani strongly, opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992 1 believe Hoag should be required to take specific steps to comply with the limits initially eatabIlihed o¢ener& n Plant— The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both ofwhich are unsightly and degrade the Z quality of life for residents and visitors to the Sunset View Park. We believe the City should require eimie dtase plumes Isrior to allowing any further developm lnat to install equipment to _ � _._ M., ].ewer Campus hi htrn Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoar; has 3 agreed to temporarily turn off th se lights_, but has not yet proposed a long -term solution to this problem~ T td t We believe the hos iud must live b its romise. and that all the lau i z- .� P3,— A Y P s. s SnR „d 3 ; trorn Lsed during Hoag's presentation to the homeowners in early 2007 should iic tnstatled a timely fashion prior to certification of the SEIR or approval of any amendment to toles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 88 Rose Mary Snyder October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: �aroieM \MwoonwooswrcwTCOinae.aoo 3 -383 Responses to Envinmmentat Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation . system to enhance visual quality, safety, and erosion control. To be installed. in January 2009 pending City and CCC approval. Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R1ProjeotslRewpon 'JWBXRTORTC•012208.dw 3 -384 Responses to Environmental Comments Letter 89 OCT 3 12007 Date: J 9 dVL__ CR OF NEWOT BEACH To: City ofNewport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Bear City Planner, I am writing to express my deep concern regarding the impact of Hoag,Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital, Hoag is located in close proximity to hundreds.ofresidences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surfacc streets and Sunset View Park. Among my concerns are the following: Ngi.V — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. .p oration T'lant -1be cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hong to install equipment to eliminate these plumes prior to allowing any further development. �.awer Camnlys tine _ Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landsc4nirt8 —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2097 should be installed in a 4 timely fashion prior to omfificabon of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely. Name:4!ltiS #51r Address: 2 t7 �Lvr4 of0 ti6l Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 89 Alexis Meshi October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Prole = \New0otl000MRTORTC- 012208.dw 3385 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. 8: \Prolws \NewpanWOM8ATC \FTC -012208.dm 3 -386 Responses to Environmental Comments Date: _ D L;z 6' 7 lo: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Plattner, Letter 90 RECEIVED BY IAAlMW DEPARTMEW OCT 31 2007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planted community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among roy cr..ncems are the following: NlIl e ­ Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations 1 and development agreement negodated in 1993. 1 believe Hoag should be requited to take specific steps to comply with the limits initially established. Coeen ;aYion PI,a. ,1+ t_ —'lute cogeneration plant Hoag built on its lower campus. emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require .Floag to install equipment to eliminate these plumes prior to allowing any further development. wer Camnu,.sLicchtinu — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily mm off these lights, but has not yet proposed a long -tern solution to this problem[. Landscaping -We believe the hospital must. live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval orany amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, ;tame: Address: c?,, -tr Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 90 Aleida B. Howard October 28, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on .a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.�rgeos \NewponV0 RTCWTC- 012203.dm 3 -387 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 7inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R; 1PtolMslWwponUOWRTMRTCG01220 B.tloc 3 -388 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 91 OCT 31 M I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital_ Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Imo— Residents living adjacent to Hoag am subjected to relatively high levels of noise on a nearly continuous basis. Tl» s noise negatively affects oar quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag shotdd be required to take specific steps to comply with the limits initially astablisbed. [ngeration Plant The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of-which are unsightly and degrade the qumGty of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. I.owtpus j h$ tine— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily nmt off these lights, but has not yet proposed a long -terns solution to this problem Landscaping —We believe the hospital must live by its promises„ and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules pveming development at Hoag. I hope that the City will include the above concerns in the upcoming SupplemenW Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, 2 3 Hoag Memorial Hospital Presbyterian Master Plan Resnonses to Comments Letter 91 Karen MacMiller October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been.provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration.facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R \pm0M\N"p0rWDWFffC%RTC- D122Wdm 3-389 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wildflowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: wroiens\Newponvooewranrc0122oe .dw 3 -390 Responses to Environmental Comments Date: 1g: City of Newport Beach Planning Department RF,: Impact of Hoag Hospital on Villa Balboa Residents Dear City Plauner, Letter 92 PIANNNG D p ry RR iN9r±Ni XT 3,1209? t :ffy OF NE"ORT I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the gerwral plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling, on Pacific Coast Highway and Newpot Boulevard, as well as other nearby surface sireets and Sunset View Park, Among my concerns are the fillowing,: Noise -- Residents living adjacent to Hoag are subjected to relatively higfi levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned cornntnniry m- gtalatious and development agreement negotiated in 1992. 1 believe Hoag should be regturod fo take specific steps to comply with the limits initially established. o en anon Plant — The cogeneration plant Hoag tyuilt on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any fintther development. Liwcr Camimiightirig -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to huruireds of homes. Hoag has agreed to temporarily rum off these lights, but has not yet proposed a long -term solution to this ptobleat >andscaping —We betitwe the hospital must llve by its promises, and that all the taudscapiug promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the S'EI71 or approval of any amendment to miles governing development at Hoag_ I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and wilt take clear action to protect the quality of life for residents or nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. 'a c: � N Address: J 3 I' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 92 Judy Su October 25, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:wrojWs\NmponVOMRTClRTO0122Mdm - . 3 -391 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProjedslNe pon\JOMRTMATC-01 2208.doc 3 -392 Responses to Environmental Comments __ Date: t e , A To: City of Newport Beach Planning Department BE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 93 ter I am writing to express my deep concern regarding the impact of Haag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and?3ewport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following. ise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to till the sound limits specified in the original planned community regulations and development agreement negotiated in 1.992. I believe Hoag should be required to take specific steps to comply with the limits initially established. generation Plant — The cogeneration plant Hoag built on its tower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further developmett. k {tw C pus LiBhtina — Recently installed lighting systems on the lower campus produce right more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet, proposed a long -term solution to this problem. Landscaping —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Eavimvmmmcnnd Impact Report. and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park mid those who drive by Hoag on PCH and Newport Boulevard. Sincere ly,^ Name: V t Ai C en r4p"r Ge, 1 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 93 Vincent A. Govorchin October 28, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: wroie�V4mponVOOMrcwrc•012208.dw 3 -393 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAPrgeM \Newpmh1008,RTMRTC•012208.do 3 -394 Responses to Environmental Comments Date: ........_� 'Lo: City of Newport Beach Planning Department M. Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, RECETt D,il..etter 94 PLANNING DEPARTMENT OCT 31 2907 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surfacestrects and Sunset View Park. Among my concerns are the following: N9,i.je — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life, I am strongly opposed ,l to Hoag's requet to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag ahotdd be required to take specific steps to comply with the limits initially established. Cot±cnc7ation Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development ,T,, ow_Ctantous Liuhtjqg -- Recently installed lighting systems on the lower campus produce light more suitable for a 5tuditan than for an area directly adjacent to hundreds of homes- Hang has 3 agreed to temporarily mm off these lights, but has not Yee proposed a long -term solution to this problem. Landseaninct - We believe the hospital must live by its promises, and that all the landwaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEER or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag onPCH and Newport Boulevard. Sincerely, ,,.....i a , Name; ' f r Address: x.u? `y.I A,..;._ Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments Letter 94 Raj K. Duggal October 27, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following inforrnation is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC .approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November. 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new. water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Nr( eas ewponuMMRrcwrC•01220e.dx . 3-395 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to.screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projects \NewWrt\JOW \RTCC%RTC -01@ 08.d= 3 -396 Responses to Environmental Comments Date: C 1Z o o 7 ag: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, RECEIVED BY PLANNING DEPARiMEW R Letter 95 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park: Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Houg's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. C'oaenaration Ptam — The cogeneration plant Hoag built on its lower campus emits combustion products, as we] l as billowing cooling tower plumes, both of which am unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to instail equipment to eliminate these plumes prior to allowing any further development. I..ower CgWus 1:iuhtin¢ — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes: Hoag has g agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this Problem. l,andsosoine —We believe the hospital .must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of sny.amendment to rules governing development at Hoag. I hope that the City wilt include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents. of nearby communities, visitors to the Sunset View Park, soil those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name:?c/;ge.%rraex— �-- Address: .2 6 o 'Pan �.`..' t g• �t �t 2 i! 1 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 95 Virginia R. Hackett October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAPro)ec a NewpotlV0 11TORTC- 01 2208.doc 3 -397 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R? ProIeC5�NewpoMVJWB \RTC1RTG012208.dw 3 -398 Responses to Environmental Comments Date: _I 21 - C-7 o: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 96 RECEIVED BY PLANNING DEPARTMENT OCT 3 1 2001 tarn writing to express my deep concern regarding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds ofresideaces, and is visible to visitors to our City traveling on Pacific Coast Highway and Now-port Boulevard, as well as other nearby surface streets and Sunset View Park. Among my convents are the fallowing: NO_V - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hong's request to lift the sound limits specified in the original planned community regutatums and development agreement negotiated in 1992. 1 believe Hoag should be required to take speck steps to comply with the limits initially established. Qoggneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which arc unsightly and degrade the gmtlity of life for resident.% and visitors to the Sunset Vim Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. IY w4 er Campu.% Li tine— Recently installedlighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -tent solution to this problem. Landscapin We believe the hospital must live by its promises, and that all the landscaping promised during Hong's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the Sb'IR or approval of any amendment to rules governing development at Boag. I hope that the City will include the above concerns in the upcoming Supplemental lunvironmemat Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. ASittperely,,i,t 1 Address: ,,I:;X l t3��G;3 2 N l< J Haag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 96 Jessica Gardner October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postiights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:�Prge \N9wvonuo=RrowrC•01 2208.doo 3.399 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projects Wewpor!W008 \RTCRTC -0l 2208.dm 3 -400 Responses to Environmental Comments To: City of Newport Brach Planning Department U: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 97 RECEIVED BY PLANNING DEPARTMENT OCT 31 2007 Oln OF NEWPORT BEACH I am writing to express my deep ooncem regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in tight of the hospital's recent request to amend Inc general Plan, Planned community regulations, and development agreement for Hoag Hospital. Hoag is located in closoProximity to hundreds of residences, and is visible rn visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as wep as other nearby stufaic streets and Sunset View Park; Among my concerns are the foil as Noise — Residents living adjacent to Hoag are subjected to relatively high levels Of noise on a nearly Continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hnag's request to lift We sound limits specified in the original planed community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to ComPly with the limits initially established, CogeneratLQftZ ill —'rhe cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of fife for residents and visitors to the Sunset View Hark. We believe the City should require Hoag le install equipment to eliminate these Plumes Prior to allowing any farther development. Lowe Campus Lighting — Recently installed lighting systems on the lower campus product light more suitable for a stadium than for an aces directly adjacent to hundreds of homes. Hoag has agreed to temimrarlly Wro off Lbese lights, but has not yet proposed a long -term solution to this Problem, LM14KOWU --We believe the hospital trust live by its promises, and that all the landscaping Promised during Hoag's Presentation to the homeowners in early 2007 should be installed in a timely fashion prior to Certification of the SEIR or approval of any amendment to rules governing; development at Hoag. I hope that the City will iaclude the above concerns in theupcoming supplemental Environmental Impact Report, and will hake clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Pally and those who drive by Hoag on NCH and Newport Boulevard. Sincerely, Ad Name: -fit, ¢ '. x Address: 4 t 1) .&/ Cx (,a/ 2 M }a Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 97 Maher and Lucy Makhail October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postiights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. A:wroiecs%"porV.VWV c�aTC -M z e.coc 3-401 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be. installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request.of adjacent residents to. the north of the Lower Campus to remove view obstructions from these residences. R: \ProWsV*.p« UOCB\RTCwTC- 01220.c 1 3-402 - Responses to Environmental Comments Date: 1c, �2 { "y -£ To: City of Newport Beach Planning Department P linpact of Hoag Hoapita( on ViI1a Balhoa Residents Dear City Planner, Letter 98 OEM r I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to Visitors to our City traveling on Pacific Coast Highway and Newport Boulevard. as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise N, Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Covcncration fJaot­ The cogeneration plant Iloag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life forresidems and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. izow`,r Campx Li hdn — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem, L,andscanin�- -We believe the hospital must live by itspromiees, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to riles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clew action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PC'H and Newport Boulevard Sincerely,,._....„. F.....,./'�,...�n....- ..-ti. -f- ,r Name: Address: ;, i-' CIO Cr�+wy t....� Af J �� Hoag Memorial! Hospital Presbyterian Master Plan Responses to Comments Letter 98 Danny Pohl October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.\ Projects \N.pon000B\RTMRTC -012208,dm 3 -403 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1Prq.MW..P.nU S0 RTORTC -012 0B.dw 3 -404 Responses to Environmental Comments Date: TTg: City of Newport Beach Planning Department RE: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 99 OCT 31 ZQUI i am writing to express my deep concern regarding the impact of Hoag Hospital on the duality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, plaritted community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affeGb our quality of life. [ am strongly opposed to HM's request to lift die sound limits specified is the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cnaeneration Plant - The cogeneration plant Hoag built on its lower campus emits Combustion products, as well as billowing cooling tower plumes, both of which arc unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Padt. We.believe the City should require Hoag.to install equipment to eliminate these plunies prior to allowing any further development. sower Campus Lip inns - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agr ed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem Landscapj lag - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the.Citywill include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents Of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Natiie_ l (new-, �s�d-pic Address: Q 2 =a t 9 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 99 Anne Phillips October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Pmjeds \NewpotlW008\RTCWTC- 01220B.dm 3 -405 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -oft and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R\ProjeMt NewponWWB TORTC-01 22MAx 3 -406 Responses to Environmental Comments Date: I(A 56 _2,F &Z ,,To: City of Newport Beach Planning Department RFF: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 100 RECENM By is1ANMNG DEPARIMEW OCT 31. 2007 r I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surfaee strects and Sunset View Park. Among my concerns are the following: , Residents living adjacent to Hoag arc subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to sale specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to die Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. L�werCgmpus Lei *ham - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to Temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaping We believe the hospital must live by its promises, and that all the landso4ing promised during'Hoag's presentation to the homeowners in early 2009 shm:ld be installed in a timely fashion prior to certification of the SE1R or approval of any amendment to roles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and Those who drive by Hoag on PCH and Newport Boulevard. { y Sincerely, Name: ("'^. )<vu` Address: 0 1'-w � 2 3 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 100 Y. Joe Kwon October 30, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover, plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1 Pmjws\NewptrNODBXRTMTC- 012208.aa 3 -407 - Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility. upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:Trae=\NewGamd009 RTCUrr"12208.dM 3-408 Responses to Environmental Comments Letter 101 RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep coacetn tsgazding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request a ital. Hoag planned eon m mity rcgulanous, and devolopment agreement for Hoag Hasp locatod in close proximity to hundreds t Boulevard as suwdell as adwr nearby surface city treets am on Pacifw Coast Highway and New are The follaw�ag: Sues View View Patio Among my No _ Residents living adjacent to Hoag are subjected to relatively high levellss often ise OnppDSed nearly continuous basis. This noise negatively affects our quality community regulations fa Hong's request to lift the sound limits specified in the original p sired to take and developmomt agreememtucgotiatod in f 992. l relieve Hoag should be required specific steps to comply with the limits initially established. t emara 'on tun #' The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are rusightly and degrade the quality of fife for residents and visitors to the Sutset View Park, we believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. r -- ca ¢hri ¢ — Recently installed lighting systems on the lower campus produce light f homes. sxiare suitable far a atadtmu than for an area dizectly t yet pr m hundreds aaa longaterm solution u this agreed to temporarily turn off the lighte, but has not yet proposed problem. —We relieve tee hospital must live by its promises, and that all the landscaping prcr�enisul during Noag's Presentation to the homeowners in early 2tlt)7 slarnid be tostalled in a g tiarwly fashian prior to certification of the SEIR or appmval of any amendment to roles g developxtxnt at Hoag.. !hope that use -City will include dro above concerns im the tgtcamiug Sldme �lt�'fe for residents Environmamnri tmp�'t ReP °� and will take clear action to protect the qv ty of nearby epmrmunides, visitors to the Sunsot View Park, end those who drive by lfoag on PCIf and Newport Boulevartt: Sincerely, ?d&� a(,DGNG 2 3 Hoag Memorial Hospital Presbyterian Master Plan Letter 101 Valeska Wolf October 29, 2007 Responset Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting.was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: tProiectsWewponVOWRTCRTC .012208.dm 3 -409 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. Hydroseeding.of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Projed Newport 008\RTCUiTO•oizzoe.eoc 3 -410 Responses to Environmental Comments Date:; To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 102 RECENM BY PLANNING +DEPARtMENT CT 3 1200" 17Y OF NEWPORT 8FACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the General plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and :Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: 1V tgg - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Hoag's request to lift the sound limits specified in the original platted community regulations acrd development agreement negotiated in 1991 1 believe Hoag should be required to take specific steps to comply with the limits initially established. ,o eneratjgn Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunsci View Park. We believe the Cite should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. I.ower Campus Lighting- Recently installed fighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag. has 3 agreed to temporarily turn oft'these lights, but has not yet proposed a long -berm solution to this problem. LandWafting -We believe the hospital must live by its promises, and that all the landscaping promised during Hong's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SLIR or approval of any amendment to rules governing development at Hoag. I hope that the City will 'include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communifies, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard Sincerely, Name:.... -rte Address: , a'ftt Co Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 102 Tina Christiansen October 30, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RA Prgeccswe&ponuooewiDRrc- 0M08.dW 3-411 Responses to - Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:�ProjedslNewpot'J eVRTC%RTC- 01 2208.dm 3 -412 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 103 i2ECENED BY pIRNN1NG DEPARTMEW ACT 111 20017 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of site hospital's recent request to amend the general Plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface sirects and Sunset. View Park. Among my concerns are the following: No15e — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hung's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992- l believe Hoag should he required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emirs combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Low,tt-Canrpus L hung - Recently installed lighting systems on the tower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEiR or approval of any amendment to rules governing development at Hoag. i hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will lake clear action to protect the quality of life, for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Floag on PCH and Newport Boulevard. Sincerely, Name: j Address:'),. k `� I rd Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Letter 103 Beverly Davis Rowan No Date Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1ProjeMs NewportW009 \RTCSRTC -01 22M.dm 3 -413 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Pmj�sWewpo OOMRMRTC -01 ffi .dw 3-414 Responses to Environmental Comments Date:f To: City of Newport Beach Planning Department ,P,fi, Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 104 RECEIVED BY PLANNING DEPARTMENT Orr 3 1 Z901 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Borevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adiacent to Hoag are subjected to relatively high levels of noise on a nearly continuous Basis. This noise negatively affects our quality of life. I am strongly opposed to Hong's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products. as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install . equipment to eliminate these plumes prior to allowing any further development. Lower Campos Lighting — Recently installed lighting systems on the lower campus produce Light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn offthesc lights, but has not yet proposed a long -term solution to this problem. L4„tt dscaninn —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeo%vuers in early 2007 should be installed in a timely fashion prior to certification of the SEIR. or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, flame: R �r(p,Li,., Address: /] j t .. 7a ✓ .' 0 Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Letter 104 David Chen October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too. bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1 Projects lNevport0008WTCtRTC- 012208.tloc 3 -415 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ProjeCs \We Wn0008 \RTCIRTG0122M.dw 3 -416 Responses to Environmental Comments Date: _Zr 1 1 ;LO: City of Newport Beach Planning Department RE Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, ,,Ecz tter 105 PLANNING DEPARTMENT OCT 312007 ►�s e r I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City iravel'ing on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noiw -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established, C,oecneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 _ quality of life for residents and visitors to the Sunset View Park, We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. 1 ezu �Cvnpu� Lighnng — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of'homcs. Hoag has g agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this Problem. Laa& iag —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a ¢ timely fashion prior to certification of the SEAL ur'approval ofany amendment to rules governing development at Hoag. I hope that the City will inch'& the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life f"orresidents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard Sincerely, t Name: Address: Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Letter 105 S. D. and Louise Stameson October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RdPrgeOsVNewponV008WTC1RTC-012208 .doc 3 -417 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAPro*c Wewponl1M"TCWTC- 01 22M.doc 3 -418 Responses to Environmental Comments Date: Na - To: City of Newport Beach Planning Department IL_r.,: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 106 RECEIVED SY PLANNING DEPARIMEtdi OCT 31.2�b "a CM OF NEWPORT �EACti 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planted community regulations, and development. agreement for Hoag Hospital. Hong is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: '•112jtig — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 19911 believe Hoag should be required its take specific steps to comply with the limits initially establishe& e e a o .last _ The cogeneration plant Hoag built on its lower campus emir combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lightin Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, . but has not yet proposed a long -term solution to this problem. Landsaa i qg —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR. or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those %,he drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: Address: Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 106 Mun Yeluchi October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postiights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:wroled NewpnnvJGMRTC \ITC -01220e.a0C 3.419 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R9Pmjeds \NewpenU008 \RTPRTC-012208.dM 3 -420 Responses 10 Environmental Comments Date: !off "ro: City of Newpon Beach Planning Department U,.- Impact', of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 107 RICE ?tANNiN� DEPAR7Yv7ENI {yam, XT u 12067 67 j�'l hV1 F RT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's rent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface suaets and Sunset View Park. Among my concerns are the following; N, aura -- Residents living adjacent to Hoag are subjected to relatively high levels ofnoise on a nearly continuous basis. This noise negatively affects our quality of life, l am strongly opposed to Hoag`s request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1442. 1 believe Hoag should he required to take specific steps to comply with the limits initially established. Coaeneratfgg 1'jglyt — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling towerplumes, both of which are unsightly and degrade the 2 quality of life furresidents and visitors to the Sunset View Park, We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. l.ouer twampus i "ixhtapg — Recently installed lighting system on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hong has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaning —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2003 should be installed in a 4 timely fashion prior io certification of the SE1R or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, mid will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, , :dame: Address: tGs: 4r9,u.0 CA Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 107 James and Evangeline Mitchell October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Praeds \NewponU00 RTQRTC•01 MOSA« 3 -421 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • .Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • . Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RA ProleOsW .panW008 \RTC\RTC•012209.do 3 -422 Responses to Environmental Comments Tate: To: City Of Nciwport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Resident-, Dcar City Planner, Letter 108 ?tANNG'FD p 9Y AR7AgFA!€ OCT 3 J 200' C11 OF NEWpT 8EACN I am writing to express my deep concern regarding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundred.-, of residences, and is visible to visimre to our City traveling on Pacific Coast Higbway and -Newport Boulevard, as well as other nearby surface streets and Sunset View Park, Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality Of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to lake specific steps io comply with the limits initially established. The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, bolt of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Capinus Lighting -- Recently installed lighting systems on the lower campus produce light more suitable far a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these light., but has not yet proposed a long-term solution to this Problem. Landscapini .-We believe the hospital must live by its promises, and t3tat.a11 the lmrise ping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SFIR or approval of any amendment to roles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hong on PCH and Newport Boulevard. Sincerel ap y y � Address: o GA;",f',�' Lei, 31'iTc 1C Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Letter 108 Roger C. Turner October 28, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines.to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: XProied $\NmponuaeewrowrC- 01220e.dm 3-423 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ PmjWs \NewponU000\RTC \RTG0122084% 3-424 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department R: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 109 ItECENFD in PLANNING _QEpARTIV i=A, OCT 3 3, 7007 CRY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residctus especially in light of the hosp'ital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. I loag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets slid Sunset Vie,, Park, Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift cite sound limits specified in the original planned community regulations and development agreement negotiated in 1992. .1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant }Tong built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We bolieve the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Camnus Lighting — Recently installed lighting Systems on the lovver campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily *urn off. these lights, but has not yet proposed a long -term solution to this problem. I- andsoupm —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEiR or approval of any amendment to rules governing development at Hoag. F hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will takc clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Floug on PCH and Newport Boulevard, Sincerely, Name: Address: Hoag Memorial Hospital Presbyterian Master Plan Letter 109 Robert L. Pagel October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \ProleclsVVewmn\J 8 \RTC \RTC -0122 .dm 3 -425 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover; and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Rrojeds \Newport 608 \RTC\RTC- 01 2208.doc 3 -426 Responses to Environmental Comments � tt fjj/ i Date: To: City of Newport Beach Planning Department. RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 110 ReCElVM By 'ANN1NG DEPARIWW C7 3 1 207 11Y OF NEWPORT MACS? I am writing to express my deep concern regarding the impact of ]3oag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface strccts and Sunset View Park. ,0.tnong my concerns are the following: N, qj.stg -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. CoggCttj - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Pak. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any farther development. I. war . ampus Li tine - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than fnr an area directly adjacent to hundreds of homes, Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that flit City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCII and Newport Boulevard_ Sincerely, i LZ Name; ,' f �z'fs?7^k Address: I Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 110 Marjorie W. Harris October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Proled$ \NewpodlJ008 \RTC\RTC -012 08.d.c 3 -427 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAProjeasV wpan 0W8WTORTC- 01 Madaa 3 -428 Responses to Environmental Comments VOLUME IV RESPONSES TO COMMENTS SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT HOAG MEMORIAL HOSPITAL PRESBYTERIAN MASTER PLAN UPDATE SCH NO. 1991071003 Prepared for: City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92663 Prepared by: Yom` C O N S U L T I N G 151 Kalmus Drive, Suite E -200 Costa Mesa, CA 92626 T: (714) 444 -9199 F: (714) 444 -9599 www.BonTerroConsulting.com January 2008 woo I-0A IALi- r Volume IV RESPONSE TO COMMENTS SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT HOAG MEMORIAL HOSPITAL PRESBYTERIAN MASTER PLAN UPDATE TECHNICAL APPENDICES SCH No. 1 991 071 003 Prepared for: City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92663 (949) 644 -3200 Contact: James Campbell Prepared by: BonTerra Consulting 151 Kalmus Drive, Suite E -200 Costa Mesa, California 92626 (714) 444 -9199 Contact: Dana C. Privitt, AICP January 2008 Haag Memorial Hospital Presbyterian Master Plan Responses to Comments LIST OF RESPONDENTS (Continued) In accordance with CEQA Guidelines §15132, the following is a list of persons, organizations, and public agencies that submitted comments on the Draft EIR received as of close of the public review period on November 5, 2007. Comments have been numbered and responses have been developed with corresponding numbers. Letter Date of Follows No. Respondent Correspondence Page No. 111. Renee Pfershy October 26, 2007 ..................428 112. Dorothy Holmes No Date .... ............................430 113. Emma L. Watkins October 27, 2007 ..................432 114. Angela Warburton Klee October 26, 2007 ..................434 115. Todd B. Main October 26, 2007 ..................436 116. Jeanne M. Gehle October 27, 2007 ..................438 117. Margreta Klassen October 26, 2007 ..................440 118. Maurice and Gloria Quirk October 26, 2007 ..................442 119. Sharon and Sal Boda October 27, 2007 ..................444 120. Lawrence H. Gardner October 29, 2007 ..................446 121. Vinod Ghai October 27, 2007 ..................448 122. Joan Reiss October 28, 2007 ..................450 123. Linda Janowski October 27, 2007 ..................460 124. Daryl Brotman October 26, 2007 ..................462 125. Brenda Mitten October 26, 2007 ..................464 126. Antoinette Rutledge October 27, 2007 .................. 466 127. Erik Thurnher October 25, 2007 .................. 468 128. Erika and Hans Thiersten October 27, 2007 ..................470 129. Ken Cowie October 28, 2007 .................. 472 130. Frank Ellis October 26, 2007 ..................474 131. Marc and Pam Laulhere October 29, 2007 ..................476 132. John Peck October 27, 2007 ............:.....478 133. Marcella R. Altamirano Harper October 25, 2007 ..................480 134. Cristina Andres October 29, 2007 ..................482 135. Mario Pastorello October 28, 2007 ..................484 136. Ralph Cantwell No date ..... ............................486 137. David and Judy Stayt October 27, 2007 ..................488 138. Deborah Irish No date ..... ............................490 139. Yolanda Vose October 29, 2007 .................. 492 140. R. Bailey October 29, 2007 .................. 494 141. Joanne Chae October 28, 2007 .................. 496 142. Shahen Askari October 25, 2007 .................. 498 143. Robert Edward Pranin III October 27, 2007 .................. 500 144. Rebecca Karns October 26, 2007 .................. 502 145. Amy Phelps October 27, 2007 .................. 504 146. Bernard and Adele Greene October 25, 2007 ..................506 147. Diane and James Collings October 27, 2007 .................. 508 148. C. J. Gehlke October 28, 2007.................. 510 149. Mrs. John Robinson October 27, 2007 .................. 512 150. Leanne Cleveland October 26, 2007 .................. 514 151. Munetaka Hasukawa October 26, 2007 .................. 516 152. Regina M. Campbell October 26, 2007 .................. 518 153. Lisa Kling -Ortiz October 28, 2007 ..................520 RAPr0jeas \Newp0"V00MTC\T0C -01 220UX I List o f Respondents Letter No. Respondent Individuals/Organizations (continued) Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Date of Follows Correspondence Page No. 154. Pamela B. Ryan October 29, 2007 ..................522 155. Shelly R. Benedict for John H. Siroonian November 1, 2007 ................524 156. Sandra Wolff October 29, 2007 ..................526 157. Michael Skog October 28, 2007 ..................528 158. Suzie Kruse October 28, 2007 ..................530 159. Craig Ishihama October 26, 2007 ..................532 160. Chi - Houng Chen October 28, 2007 ..................534 161. Simon Fangart October 25, 2007 ..................536 162. Ross Ribaudo October 30, 2007 ..................538 163. Sandra Sellani October 26, 2007 ..................540 164. Allan Slatin October 27, 2007 ..................542 165. Gloria Sliney No date ..... ............................ 544 166. Richard Matte October 27, 2007 ..................546 167. Henry Wagner Jr. October 25, 2007 ..................548 168. Douglas Dingwell October 27, 2007 ..................550 169. Judy K. Jehl October 27, 2007 ..................552 170. Sambrima Gordon October 27, 2007 ..................554 171. Charles A. Lamb October 25, 2007 ..................556 172. Pierre Masson October 27, 2007 ..................558 173. Marla Jann Williams October 26, 2007 ..................561 174. Jeanne C. Davis October 27, 2007 ..................563 175. Ray Warren October 24, 2007 ..................565 176. Jill Reiss October 28, 2007 .................. 567 177. John R. Stanton October 26, 2007 ..................570 178. Frank Minano October 29, 2007 ..................572 179. John J. Houng October 28, 2007 ..................574 180. Ronald and Beverly Street October 26, 2007 ..................576 181. Vladimir Khiteres October 26, 2007 ..................578 182. S. E. Stephanou October 27, 2007 ..................580 183. Melissa M. Quirk October 29, 2007 .................. 582 184. Jennifer Tukhi October 29, 2007 ..................584 185. Janice Carr October 29, 2007 ..................586 186. Deborah S. Calvert October 29, 2007 ..................588 187. Steven C. Jones October 27, 2007 .................. 590 188. Geoff Boucher October 26, 2007 ..................592 189. Arthur Shapiro October 26, 2007 ..................594 190. Kathy Dewberry October 25, 2007 ..................596 191. Parvin and Badi Moshayedi October 29, 2007 ..................598 192. Evelyn Hoffman October ..... ............................600 193. Edwin J. Cowan No date ..... ............................602 194. Olivia Sahagun October 30, 2007 ..................604 195. Jo Anne D. Burns October 30, 2007 ..................606 196. Jack Wheeler November 1, 2007 ................608 197. Anthony Rowe October 28, 2007 .................. 610 198. Zeynel and Martha Hosafci October 29, 2007 .................. 612 199. Edith Hanlon October 30, 2007 .................. 614 200. Seth H. Davenport October 30, 2007 .................. 616 201. Donna Cook October 26, 2007 ..................618 R:1ProleMWewPOr WWMTCITCC -01220 AM 4 List 0 1 Respondents Hoag Memorial HospW Presbyterian Master Plan Responses to Comments Letter Date of Follows No. Respondent Correspondence Page No. Individuals/Organizations (continued) 202. Jay and Noelle Miranda October 29, 2007 ..................620 203. Ryan Ross October 30, 2007 ..................622 204. Jacquelyn Janzen October.27, 2007 ..................624 205. F. C. Shaw October 31, 2007 ..................626 206. Janice and Charles Sparrer October 31, 2007 ..................628 207. Kenneth Arenson No date ..... ............................630 208. Jeff Gregory October 30, 2007 ..................632 209. Carol DeRoche November 1, 2007 ................634 210. Ross.Ribaudo May 16, 2007 ........................636 Received November 1, 2007 211. Mary Petropoulos October 25, 2007 ..................637 212. Scott Mitten October 26, 2007 ..................639 213. Scott Mitten October 26, 2007 ..................641 214. Nancy M. Knight October 23, 2007 ..................642 215. Linda and Ed Sherman October 27, 2007 ..................644 216. John Siroonian October 29, 2007 ..................646 217. Paul Wolotsky October 30, 2007 ....:.............648 218. Jimmy Lee October 30, 2007 ..................650 219. Verna D. Mattox October 27, 2007 ..................651 220. Gloria Quirk October 30, 2007 ..................653 221. Karen Kimball October 29, 2007 ..................654 222. Christine Fisher November 1, 2007 .......:........656 223. Alan Lamb October 30, 2007 ..................657 224. Shahan Askari October 27, 2007 ..................660 225. Josh and Paula Millman October 27, 2007 ..................663 226. Nancy V. Schiefelbein October 26, 2007 .................:665 227. L. R. Runyon November 4, 2007 ................ 667 228. Erik Thurnher October 25, 2007 ..................672 229. Versailles Homeowners Association October 30, 2007 ..................676 230. Dan Murphy November 11, 2007 ..............678 231. Rena Allen November 27, 2007 ..............680 232. Chris Kuhta November 20, 2007 ..............682 233. Pat Fiducia November 5, 2007 ................ 684 234. Verna Huson November 11, 2007 ..............687 235. Linda M. Chen November 13, 2007 ..............689 236. Anne Christensen November 1, 2007 ................691 237. Anne Christensen November 1, 2007 ................693 238. Jeanne Gehle October 30, 2007 ..................695 239. Einer G. Lindholm November 9, 2007 ...........:....697 APPENDICES (Volume IV) A Noise Spreadsheets B Existing and Proposed PC Text and Development Agreement C General Plan and Zoning Maps R:1ProjectsWewpp0N0081 OTOC.01220&dw Date' d r (" a „✓ Tq: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, ♦; . OCT 31 2D97 M OF t.Q.,r I k ri �- . I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan,.planned community regulations, and development agreement for Hoag Hospital. Hoag is located in clue proximity to hundreds of rasidmees, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: — Residents living adjacent to Hoag are subjected m relatively high levels of noise on a i treariy continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planted community regulations `.; 1f.. and development agreement negotiated in. 1992.1 believe Hoag should be required to take specific steps to comply with the limits mitiaity established.. ggeneration Plani — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which am unsightly and degrade the quality of life for residents and visitors to the Sunset. View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. bower Campus li tine — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of hogs. Hoag has g agreed to temporarily turn off th.lights, but has not yet proposed a long -tern solution to this problem 1.an se Mj” -We believe the hospital must hive by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEER or approval of arty amendment to rules govemiAll development at Hosg. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take destruction to protect the quality of life for residents of itearby communities, visitors to the.Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely; r Name: A 1-r1P' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 111 Renee Pfershy October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on.the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach.a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending .CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R;Tr*=WewpwU00B\RTCWTC- 01220 &dw 3 -429 Responses to Environmental Comments . Hoag Memorial Hospital Prespytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. a:wragec WmponuoagRTCwrC -01MOO.dw 3-430 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department _M: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 112 PL " az 4 "r OCT 3.1 2007 Cin OF NEOM 8FACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital, Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concems are the fullowing: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed To Hong's request to lift the sound limits specified in the original planned con muniiy .regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C Ian t -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of lite for residents and visitors to the Sunset View Park.. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Camnus Liahting — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. fandscaaing --We believe the hospital must live by its promuses, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2W7 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Pads, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name. Address: a x,,." Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 112 Dorothy Holmes No Date Responsel Please refer to Topical Response 3 Response 2 Please refer to Topical Response 1 Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights: Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided. to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal.screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ProfflM\t*w nWWFrrCWTC- 01 zzosAM 3 -431 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: w, Ojws\wewponvdoe�RTaRrao1 220s.dm 3 -432 Responses to Environmental Comments Letter 113 OCT 31 2JU' To: City of Newport Beach Planning Department ag: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, 3 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard. as welt as other nearby surface streets and Sunset View Park. Among my concerns are the following: /fNoiae - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nea�continuous basis. This noise negatively affects our quality of fife. I am strongly opposed Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. t believe Hoak cold be required to tak t specific steps to comply with the limits mitiailc4ta51ixtieiJ Cgacueration Plant - The cogeneration plant Hoag built on its lower campus emits combustion l Z products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the J} quality of life for residents and visitors to the Sunset View Park We believe the Cit sitoutd_ require Hoag to install equipment two ekUutin_ate thcsggtnmes pnor to aliywtn_g onyfurttter _.. developrtietgi:. ..'m",.<.....�w.._. ... r'Lower Gartynts U Inins - 'Recently installed lighting systems on the lower campus produce light 3 i! more suitable .for a stadium than for an area directly adjacent to hundreds of homes. Hoag Bas l,, agreed to temporarily `it m off these lights, but has not yetproposed along -term solution to this problem. I irdSGap nL We believe the o. rtal must live by its Mmises, and that all the landscaping 4 promised dui *g s presentation tp ttte homeowners in early 2407 should be installed in a timely,fashiian prior to certification of the SHIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Impact Report, take clear action, to �muet the quality _qf life, for residents of nearby ommunities vnsitom to lee ' __ Environmental m e rt, an, wilt ` ' Sunset View Park, and those who drive by Haag on i'GI-I� y x__ and :�vpiiK 8'anT-Tevud. Sincerely, Name' 5731 d-, kVA-7_K /A/,,_ Address: Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 113 Emma L. Watkins October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Pm*ea NewportW008\RTC \RTC- 01 2208.dw 3 -433 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ PrgedsWewpod \JWB \RTCIRTC- 0122W,dm 3 -434 Responses to Environmental Comments /) 771yyj In: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 114 . ptANNIa 01';"tTME141. OCT g 12 1 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets acid Sunset View Park. Among my concerns are the fallowing: Noise Residents diving adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community :regulations 1 and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cocengrafion Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of fife for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting — Recently installed lighting systems on the lower campus produce light mote suitable for a staditun than far an area directly adjacent to hundreds of homes. Noughts 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem Landscanina --We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2697 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to Protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, ! Name: Address:=.,gi.`✓ rl F v.J Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 114 Angela Warburton Klee October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008.pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. q:lProleML Ne ponVJOWWTC1RT"122M.A 3-435 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Prgeps�NewPon0008WTC \RTC- 012208.000 3-436 Responses to Environmental Comments Letter 115 ') OCT 3.1 MI Date: Jj1j �pys 1pn4�i L all: City of Newport Beach Planning Department Coy ' IY RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's resent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sungd View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limit specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. g genera #on Plaatl- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Zwer Carom l9i " n - Aecattly installed lighting systems on the lower campus produce light 3 suitable fora stadium them for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily tam off these lights .but has not yet proposed along -term solution to this problem. tandacaninc -We believe the hospital must live by its promises, and that all the landscaping 4 promised diving Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to cortifieation of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely Name: r ail Ii j, 0/1-1, , V% Address: gqc P.,< e- Lry *ICI q26 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 115 Todd B. Main October 26, 2007 Response l Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1PmjeMkNewport JO 1RTC\RTC-012208.dm 3 -437 Responses to Environmental Comments Hoag Memorial Hospital Presbylemm Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 3 6-inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are Completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAPMIS*S \NarpoM1l1008�gTC�RTC -0i Responses to Environmental Comments Date: To: City of Newport Beach Planning Department U: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 116 RECENED BY PtASNING UMPARiMEW. OCT 312007 IMMOMMM I am writing to express my deep concern regarding the impact Of Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to .amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: of a Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affccts our quality of life. I am strongly opposed to Hoag's roquest to lift the sound limits specified in the original planned community regulations and development Agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant -- The cogeneration plant Hoag built an its lower campus emits combustion products, as well as billowing cooling tower Plumes, bothof which are unsightly and degrade the 2 quality of life for residents and visitors to the SunM View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further developtnem. LotVg CaMpus I ightinfi— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landaaping --We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR of approval of any amendment to rules govern ing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact. Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: Address: d _ € dv° -t 33 t 11 .n Li '•a. �. Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 116 Jeanne M. Gehle October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: �PmjeCslNe wpoNWOWRTCWTC•012208.dm 3.439 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:iPrgeMa Ne ontlooewrcwra0122W.dm 3 -440 Responses to Environmental Comments Date: Tq: City of Newport Beach Planting Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 117 CEIVED Hy RfftdiNCi DERW MEN7 OCT 3 200 Cffy OF NEMjU 86AC�, I am writing to expreas my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Pads. Among my concerns ate the following: Noise – Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations 1 and development agreement negotiated in 19911 believe Hoag should be required to take specific steps to comply with the limits initially established. Coeentioq Plant – The cogeneration plant Hoag built on its lower campus emits combustion Name: products, as well as billowing cooling tower.plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further z development. Liwer Campus Liehtini - Recently installed lighting systems on the louver campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long-term solution to ibis problem La dscrypjvg– We believe the hospital most live by its promises, and that all the landscaping promised during Hoag's presentation to time homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing 4 development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities{ visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerciy, ,.. Name: illilcl..:.°,F'..:4i1 1.,;..It�J>y-Wi Address;i�f�> z Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 117 Margreta Klassen October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1 ProjecuWewponlJOWRTC\RTC- 012208.d. 3.441 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1Prolec \NewpodV0081RTORTC- 012208.dm 3-442 Responses to Environmental Comments Date: / To: City of Newport Beach Planning Department : impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 118 RECEIVED BY PIANNING DEPARTMENT OCT 3 2 2001 CITY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well. as other nearby surface streets and Sunset View Park. Among my concerns are the following: Spim — Residents living adjacent to Hoag are subjected to relatively high levels of noise on nearly continuous basis. This noise negatively atfeets our quality of life. I am strongly opposed ,1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Coeqfts;mtion Plant -• "rhe cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the Z quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipmcat to eliminate these plumes prior to allowing any further development. . Lower CAWtus l.igtt=— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hong has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscarin_& ­We believe the hospital trust live by its promises, and that all the landscaping promised during Hoax s presentation to the homeowners in early 2007 should be installed in a 4 tuncly fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and :Newport Boulevard. Sincerely, 4t / Address: /-4;'� x"e 77 ' �G eaell%it��"X Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 118 Maurice and Gloria Quirk October 26, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Trole= \Ne ort JO 1RTCWTC- 012208.dw 3 -443 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees. have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R; \Prgeaylry¢wp.rt OW%RTC�RTC- 012208.dw 3-444 Responses to Environmental Comments Date: t,zc c* T,9: City of Newport Beach Planning Department gg: impact of Hoag Hospital on Villa Balboa Residents Dear City Planneri Letter 119 RECEIVED BY pLq#fNG DEPARTMENT OCT 3 1200 i % !- 4 ► r I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in tight of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are die following: Npise— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. f am strongly apposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specife steps to comply with the limits initially established. Creneration Plant -Tito cogeneration plant Haag irnilt oft its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development f homer Campus Littbtins — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundrtxls of homes. Hoag has 3 agreed to temporarily turn off these ligbm but has not yet proposed a long-term solution to this problem. 1,andacapng —We believe the hospital must live by its promises, and that all the landscaping promised during 11oag's prescntatian to rite homeowners in early X007 should be installed in a 4 timely fashion prior to certification of the SkfR or approval of any antentlment to rates governing development at Hoa& i hope that the City will include the above concerns in the upcoming supplemental Environmental Impact Report, and wilt take clear action to protect the quality of life for residents of nearby commurthies, visitors to the Sunset View Park, and those who drive by Hoag on KH and Newport Boulevard. Sincerely, Name: i+GN' .taGcrR"1+ Address: 2 6 O L L E LN. A p-r P.11- 3EW-P6Rr .�)EAV_A 1 t,; At "� �2 4, 4-._.'s Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 119 Sharon and Sal Borja October 27, 2007, Response 1 Please refer to Topical Response 3. Response Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the ,400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R9ProjMslNewport00081RTCWTC •012208.doc 3 -445 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan 1'ResDonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RRroie \NewportWMRTCIRTC -01 22U8.doc 3 -446 Responses to Environmental Comments Date: 4 A ��yt �x 1 r To: City of Newport Beach Planning Department Rg: hupact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 120 MT 3123%, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general . plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Vqj�c - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Iloag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Carnpus L iabtintt - Recently installed lighting systems on the lower campus produce light mote suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agrwit to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. LandKw' -z -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification ofthe SEIR or approval of any amendment to rules governing development at Haag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset Vices Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: Address: s 0 Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments Letter 120 Lawrence H. Gardner October 29, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans. to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed . additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the. Lower Campus retaining wall project. R:WmjeM2 New tW081RTC\RTC- 012208.dm 3 -447 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unity Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1 Pmje0SWeWponV =ffiRTQRTC•012208.doc 3.448 Responses to Environmental Comments Letter 121 REGENED BY t IMNING DEPARYWRt OCT 31 2007 Date: ! f:- ,1-7 . & l To: City of Newport Beach Planning Department U,: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, 1 .. I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following. Nois -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life, I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. (__&gWgti�n Flan. - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park, We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Low„gr Campus Lighting - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Lan4KMjne -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of dtc SFIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. sinesf 1 ! r; -y Name: u ° td 4: i`; 6i 1,-,+ 7 ' IL Address! ;4 It) tUt L_rt.LtC Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 121 Vinod Ghai October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.1 rojW$ New orh�MATC- 01220B.d= 3 -449 Responses to Environmental Comments 'Hoag Mamanat Hospital Presbytenan Master Plan Responses to Comments Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City.and CCC approval. Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \PrgensNmportwooewTCwRTC- 012208AW - _ 3.450 - Responses to Environmental Comments Letter 122 OCT i 2007 Date: To: City of Newport Beach Planning Department CITY Of NEWPORT BEAC" U.: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, !7) PJ Ate. c 7 , W� I am writing to express my deep orw= regarding the impact of Hoag Hospi on the aityo'f-r/, 4 life of nearby residents, especially in light of the hospital's recent request to amend The general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is risible to visitors to our City traveling on Pacific Coast Highway And Newport Boulevard, as well as other nearby surface street; and Sunset View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a ;e-Ai-ly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag% request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in. 1992. 1 believe Hoag should be required to take fit steps to comply 'A , th the limits initially establisho.4�C- 1-,�-Tc' e a M I c I - t sr !) - I i �i t- " � • , C, � t' k Co �qncnaqqr - I Plant- The cogeneration plant Hoag built on its lower campus emits combustion - �-�w �. ;,k products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 0, e quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. kii f o. C "I . JL') L% u hu IIJ LW� 5, a i-- t d i r"r-q 6 lighting systems on the lower "'Us prrckkku�e light 4red�(u�s Lrighugg - Recently installed light" it 7fa — Lie hung suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to t oratily turn off these lights, but lies not yet proppsed a long-term solution to this k- of 11 A Wt 5 Lh r-7) A :/J w. :� anAscAm�--Wc believe the hospital must live by its pron�ises, and that all th� landscaping 4 promised during Hoag's presentation to the homeowners in early 2007 should be insulted in n timely fashion prior to c r1ification vf the St IR or approval of airy amendment to rules guveming development at Ho c M.1 I ' td . "I + l) rl c 15 1' 4 udellhe"uLve concerns mi'the upc6ining Supplemental I hope that the 8iy willincl Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset' hew atn.d rki and those who drive by Hoag on PCH 9 0 Boulevard. 7 rt N Sincerely, Name: + 3 na- Address: j Q le, Hoag Memorial Hospital Presbyterian Master Plan - - Responses to Comments Letter 122 Joan Reiss October 28, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1 Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Wroje=t Newpow0008ViTCWTC.012208.6W 3451 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast. Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Response 5 The City's Noise Ordinance requires that all noise - generating activities be limited to the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on Saturdays. No noise- generating activities shall occur on Sundays or national holidays in accordance with the City of Newport Beach Noise Ordinance. Response 6 The City requires that Hoag control dust during construction activities. Mitigation applicable to this issue includes the following: 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. RCPrOIWSVNew0oftUW8 \RTORTC•012208.Ox 3 -452 Responses to Environmental Comments . Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments The Draft EIR for the Master Plan Update Project includes the following additional mitigation recommendations to reduce impacts of the project. With respect to dust: MM 3.3 -1 During construction of the Project, the Applicant and its Contractors shall be required to comply with regional rules, which assist in reducing short- term air pollutant emissions. The South Coast Air Quality Management District's (SCAQMD) Rule 403 requires that fugitive dust be controlled with best available control measures so that the presence of such dust does not remain visible in the atmosphere beyond the property line of the emission source. Two options are presented in Rule. 403: monitoring of particulate concentrations or active control. Monitoring involves a sampling network around the project with no additional control measures unless specified concentrations are exceeded. The active control option does not require any monitoring, but requires that a list of measures be implemented starting with the first day of construction. Rule 403 requires that "No person shall conduct active operations without utilizing the best available control measures included in Table 1 of this Rule to minimize fugitive dust emissions from each fugitive dust source type within the active operation" The measures from Table 1 of Rule 403 are presented in this SEIR as Table A. It is required that all applicable and feasible measures in Table A are implemented. At this time, specific construction projects are not specified so it is unknown which measures will be applicable and feasible. All applicable and feasible control measures for each source category used during construction shall be implemented. Prior to permit issuance, the Applicant shall submit a list of applicable measures that will be implemented along with a list of inapplicable and infeasible measures that will not be implemented for the specific construction project. Rule 403 requires that "Large Projects" implement additional measures. A Large Project is defined as "any active operations on property which contains 50 or more acres of disturbed surface area, or any earthmoving operation with a daily earthmoving or throughput volume of 5,000 cubic yards for more than three times during the most recent 365 day period." Grading of the project is not considered a Large Project under Rule 403. However, the project shall implement all applicable and feasible measures specified in Table 2 (presented in this SEIR as Table B) to the greatest extent possible. This results in a higher reduction of fugitive dust emissions than would be achieved through complying solely with Table A. At this time, specific construction projects are not specified so it is unknown which measures will be applicable and feasible. Prior to permit issuance, the Applicant shall submit a list of applicable measures that will be implemented for the specific construction project along with justification for the infeasibility finding. Rule 403 also requires that the construction activities "shall not cause or allow PM10levels to exceed 50 micrograms per cubic meter [Ng/mJwhen determined by simultaneous sampling, as the difference between upwind and downwind sample" Projects that cannot meet this performance standard are required to implement the applicable actions specified in Table 3 of Rule 403 (presented in this SEIR as Table C). R:\PMOM\Ne n'JOMFITCATG012208.dw 3 -453 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Rule 403 requires that that the Project shall not "allow track -out to extend 25 feet or more in cumulative length from the point of origin from an active operation." All track -out from an active operation is required to be removed at the conclusion of each workday or evening shift. Any active operation with a disturbed surface area of five or more acres or with a daily Import or export of 100 cubic yards or more of bulk materials must use at least one of the measures listed in Table D at each vehicle egress from the site to a paved public road. TABLE A REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1) R:% PMjeM\Ne .P0NUW8%RTC%RTC-012208.0o 3 -454 Responses to Environmental Comments Source Category Control Measure: Guidance -' Backfilling 01 -1 Stabilize backfill material when not actively • Mix backfill soil with water prior to moving handling; and • Dedicate water truck or high capacity hose to 01 -2 Stabilize backfill material during handling; and backfilling equipment 01 -3 Stabilize soil at completion of activity. • Empty loader bucket slowly so that no dust plumes are generated • Minimize drop height from loader bucket Clearing and Grubbing 02 -1 Maintain stability of soil through pre- watering . Maintain live perennial vegetation where possible of site prior to clearing and grubbing; and • Apply water in sufficient quantity to prevent 02 -2 Stabilize soil during clearing and grubbing generation of dust. plumes activities; and 02 -3 Stabilize soil immediately after clearing and grubbing activities. Clearing Forms 03 -1 Use water spray to clear fors; or • Use of high pressure air to clear forms may cause 03 -2 Use sweeping and water spray to clear fors; exceedance of Rule requirements or 03 -3 Use vacuum system to clear forms. Crushing 04 -1 Stabilize surface soils prior to operation of • Follow permit conditions for crushing equipment support equipment; and • Pre -water material prior to loading into crusher 04 -2 Stabilize material after crushing. • Monitor crusher emissions opacity • Apply water to crushed material to prevent dust plumes Cut and Fill 05 -1 Pre -water soils prior to cut and fill activities; • For large sites, pre -water with sprinklers or water and trucks and allow time for penetration 05 -2 Stabilize soil during and after cut and fill • Use water trucks/pulls to water soils to depth of cut activities prior to subsequent cuts Demolition — Mechanical/Manual . 06 -1 Stabilize wind erodible surfaces to reduce • Apply water in sufficient quantities to prevent the dust; and generation of visible dust plumes 06 -2 Stabilize surface soil where support equipment and vehicles will operate; and 06 -3 Stabilize loose soil and demolition debris; and 06 -4 Comply with AQMD Rule 403. Disturbed Soil 07 -1 Stabilize disturbed soil throughout the • Limit vehicular traffic and disturbances on soils construction site; and where possible 07 -2 Stabilize disturbed soil between structures • If interior block walls are planned, install as early R:% PMjeM\Ne .P0NUW8%RTC%RTC-012208.0o 3 -454 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TABLE A (Continued) REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1) R:1Frolems Ne"orPJO091RTCU1TC.012208 .doc 3.455 Responses to Environments; Comments ContrcLMeasure Gu (dance : , as possible • Apply water or a stabilizing agent in sufficient quantities to prevent the generation of visible dust plumes Earth- Moving Activities 08.1 Pre-apply water to depth of proposed cuts; • Grade each project phase separately, timed to and coincide with construction phase 08.2 Re -apply water as necessary to maintain soils • Upwind fencing can prevent material movement on in a damp condition and to ensure that visible site emissions do not exceed 100 feet in any • Apply water or a stabilizing agent in sufficient direction; and quantities to prevent the generation of visible dust 08.3 Stabilize soils once earth- moving activities are plumes complete. Importing/Exporting of Bulk Materials 09 -1 Stabilize material while loading to reduce • Use tarps or other suitable enclosures on haul fugitive dust emissions; and trucks 09.2 Maintain at least six inches of freeboard on • Check belly -dump truck seals regularly and haul vehicles; and remove any trapped rocks to prevent spillage 09.3 Stabilize material while transporting to reduce • Comply with track -out prevention /mitigation fugitive dust emissions; and requirements 09.4 Stabilize material while unloading to reduce , Provide water while loading and unloading to fugitive dust emissions; and reduce visible dust plumes 09 -5 Comply with Vehicle Code Section 23114. Landscaping 10 -1 Stabilize soils, materials, slopes • Apply water to materials to stabilize and maintain materials in a crusted condition • Maintain effective cover over materials • Stabilize sloping surfaces using soil binders until vegetation or ground cover can effectively stabilize the slopes • Hydroseed prior to rain season Road Shoulder Maintenance 11.1 Apply water to unpaved shoulders prior to • Installation of curbing and/or paving of road clearing; and shoulders can reduce recurring maintenance costs 11.2 Apply chemical dust suppressants and/or • Use of chemical dust suppressants can inhibit washed gravel to maintain a stabilized surface vegetation growth and reduce future road shoulder after completing road shoulder maintenance. maintenance costs Screening 12 -1 Pre -water material prior to screening; and • Dedicate water truck or high capacity hose to 12 -2 Limit fugitive dust emissions to opacity and, screening operation plume length standards; and • Drop material through the screen. slowly and 12.3 Stabilize material Immediately after screening. minimize drop height • Install wind barrier with a porosity of no more than 50% upwind of screen to the height of the drop point Staging Areas 13 -1 Stabilize staging areas during use; and • Limit size of staging area 13 -2 Stabilize staging area soils at project • Limit vehicle speeds to 15 miles per hour completion. • Limit number and size of staging area entrances/exists Stockpllest Bulk Material Handling 14 -1 Stabilize stockpiled materials. • Add or remove material from the downwind portion R:1Frolems Ne"orPJO091RTCU1TC.012208 .doc 3.455 Responses to Environments; Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TABLE A (Continued) REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1) _ Source CategarY f Go11w Measure:: E uidance 14 -2 Stockpiles within 100 yards of off -site occupied of the storage pile buildings must not be greater than eight feet in Maintain storage piles to avoid steep sides or height; or must have a road bladed to the top faces to allow water truck access or must have an operational water irrigation system that is capable of complete stockpile coverage. Traffic Areas for Construction Activities 15 -1 Stabilize all off -road traffic and parking areas; . Apply gravel /paving to all haul routes as soon as and possible to all future roadway areas 15 -2 Stabilize all haul routes; and Barriers can be used to ensure vehicles are only 15 -3 Direct construction traffic over established haul used on established parking areas/haul routes routes. Trenching 16 41 Stabilize surface soils where trencher or Pre- watering of soils prior to trenching is an excavator and support equipment will operate; effective preventive measure. and . For deep trenching activities, pre -trench to 18 16.2 Stabilize soils at the completion of trenching inches, soak soils via the pre - trench, and resume activities. trenching . Washing mud and soils from equipment at the conclusion of trenching activities can prevent crusting and drying of soil on equipment Truck Loading 17 -1 Pre water material prior to loading; and . Empty loader bucket such that no visible dust 17.2 Ensure that freeboard exceeds six inches plumes are created (CVC 23114) . Ensure that the loader bucket Is close to the truck to minimize drop height while loading Turf Overseeding 18 -1 Apply sufficient water immediately prior to . Haul waste material immediately off -site conducting turf vacuuming activities to meet opacity and plume length standards; and 18 -2 Cover haul vehicles prior to exiting the site. Unpaved Roads(Parking Lots 19 -1 Stabilize soils to meet the applicable Restricting vehicular access to established performance standards; and unpaved travel paths and parking lots can reduce 19 -2 Limit vehicular travel to established unpaved stabilization requirements roads (haul routes) and unpaved parking lots. Vacant Land 20 -1 In instances where vacant lots are 0.10 acre or larger and have a cumulative area of 500 square feet or more that are driven over and/or used by motor vehicles and/or off -road vehicles, prevent motor vehicle and/or off -road vehicle trespassing, parking and/or access by installing barriers, curbs, fences, gates, posts, signs, shrubs, trees or other effective control measures. Source: SCAC WD 2005. R: 1ProleclswewpoeV00B WTC\RTC-0122M.A 3.456 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TABLE B DUST CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 2) Fugitive Dust Source Category Control Actions Earth - moving (except construction cutting and filling areas, and mining operations) (1 a) Maintain sal moisture content at a minimum of 12 percent, as determined by ASTM method D22t6, or other equivalent method approved by the Executive Officer, the California Air Resources Board, and the U.S. EPA. Two soil moisture evaluations must be conducted during the first three hours of active operations during a calendar day, and two such evaluations each subsequent four -hour period of active operations; OR (ta -t) For any earth- moving which is more than t00 feet from all property lines, conduct watering as necessary to prevent visible dust emissions from exceeding IN feet in length in any direction. Earth - moving: Construction fill areas: (tb) Maintain sal moisture content at a minimum of t2 percent, as determined by ASTM method D22 t6, or other equivalent method approved by the Executive Officer, the California Air Resources Board, and the U.S. EPA. For areas which have an optimum moisture content for compaction of less than t2 percent, as determined by ASTM Method t557 or other equivalent method approved by the Executive Officer and the California Air Resources Board and the U.S. EPA, complete the compaction process as expeditiously as possible after achieving at least 70 percent of the optimum soil moisture content. Two soil moisture evaluations must be conducted during the first three hours of active operations during a calendar day, and two such evaluations during each subsequent four -hour period of active operations. Earth - moving: Construction cut areas and mining operations: (tc) Conduct watering as necessary to.prevent visible emissions from extending more than t00 feet beyond the active cut or mining area unless the area is inaccessible to watering vehicles due to slope conditions or other safety factors. Disturbed surface areas (except completed grading areas) (2a1b) Apply dust suppression in sufficient quantity and frequency to maintain a stabilized surface. Any areas which cannot be stabilized, as evidenced by wind driven fugitive dust must have an application of water at least twice per day to at least 80 percent of the unstabilized area. Disturbed surface areas: Completed grading areas (2c) Apply chemical stabilizers within five working days of grading completion; OR (2d) Take actions (3a) or (3c) specified for inactive disturbed surface areas. Inactive disturbed surface areas (3a) Apply water to at least 80 percent of all inactive disturbed surface areas on a daily basis when there is evidence of wind driven fugitive dust, excluding any areas which are inaccessible to watering vehicles due to excessive slope or other safety conditions; OR (3b) Apply dust suppressants in sufficient quantity and frequency to maintain a stabilized surface; OR (3c) Establish a vegetative ground cover within 2 t days after active operations have ceased. Ground cover must be of sufficient density to expose less than 30 percent of unstabilized ground within 90 days of planting, and at all times thereafter; OR (3d) Utilize any combination of control actions (3a), (3b), and (3c) such that, in total, these actions apply to all inactive disturbed surface areas. Unpaved Roads (4a) Water all roads used for any vehicular traffic at least once per every two hours of active operations [3 times per normal 8 hour work day]; OR (4b) Water all roads used for any vehicular traffic once daily and restrict vehicle speeds to t5 miles per hour; OR (4c) Apply a chemical stabilizer to all unpaved road surfaces in sufficient quantity and frequency to maintain a stabilized surface. Open storage piles '(5a) Apply chemical stabilizers; RA Projects\W.port0"TTC\RTC- 01 22M.dw 3 -457 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TABLE B (Continued) DUST CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 2) TABLE C CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3) Fugitive bust Source Category, ? " Control Actions Earth - moving OR (5b) Apply water to at least 80 percent of the surface area of all open storage piles on a daily basis when OR there is evidence of wind driven fugitive dust; Apply water to soil not more than 15 minutes prior to moving such soil. OR (5c) Install temporary coverings; OR (5d) Install a three -sided enclosure with walls with no more than 50 percent porosity which extend, at a minimum, to the top of the pile. This option may only be used at aggregate- related plants or at cement manufacturing facilities. All Categories (6a) Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the OR methods specified in Table 2 may be used. Source: SCAQMD 2005. TABLE C CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3) R:\ ProleOsXNewportVOOSVRTC \RTGU12208.dm 3.458 Responses to Environmental Comments Fugitive Dust Source Category " Control Actions Earth - moving (1 A) Cease all active operations; OR (2A) Apply water to soil not more than 15 minutes prior to moving such soil. Disturbed surface areas (013) On the last day of active operations prior to a weekend, holiday, or any other period when active operations will not occur for not more than four consecutive days: apply water with a mixture of chemical stabilizer diluted to not less than 1/20 of the concentration required to maintain a stabilized surface for a period of six months; OR (1 B) Apply chemical stabilizers prior to wind event; OR (213) Apply water to all unstabilized disturbed areas 3 times per day. If there is any evidence of wind driven fugitive dust, watering frequency is increased to a minimum of four times per day; - OR (313) Take the actions specified in Table 2, Item (3c); - OR (413) Utilize any combination of control actions (113), (2B), and (3B) such that, in total, these actions apply to all disturbed surface areas. Unpaved Roads (1 C) Apply chemical stabilizers prior to wind event; OR (2C) Apply water twice per hour during active operation; OR (3C) Stop all vehicular traffic. Open Storage Piles (1 D) Apply water twice per hour; OR (2D) Install temporary coverings. R:\ ProleOsXNewportVOOSVRTC \RTGU12208.dm 3.458 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TABLE C (Continued) CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3) Fugliive O*'Soarce Category Cordrof Actions Paved Road Track -Out (1E) Coverall haul vehicles; OR (2E) Comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for both public and private roads. All Categories (1 F) Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the methods specified in Table 3 may be used. Source: SCAQMD 2005. TABLE D TRACK -OUT CONTROL OPTIONS Response 7 Please refer to Section 3.2, Transportation and Circulation, and Section 3.4, Noise, of the Draft EIR which addresses the commenter's concerns. Response 8 Studies were conducted throughout the progress of Hoag's Lower Campus leveling project. Soil movement measurements were taken prior to, during and after the construction of the retaining wall and no measure of movement was indicated. To the best of the ability to monitor, no correlation was found between the cracks and Hoag's project. Response 9 CEQA Guidelines §15064(e), Determining the Significance of the Environmental Effects Caused by a Project, states: Economic and social changes resulting from a project shall not be treated as significant effects on the environment. Economic or social changes may be used, however, to determine that a physical change shall be regarded as a significant effect on the environment. Where a physical change is caused by economic or social R9Projec \Newpotl000HWTC \RTC-0122M.do 3 -459 .Responses to Environmental Comments Control Options . (A) Install a pad consisting of washed gravel (minimum -size: one inch) maintained in a clean condition to a depth of at least six inches and extending at least 20 feet wide and 50 feet long. (13) Pave the surface extending At least 100 feet and a width of at least 20 feet wide. (C) Utilize a wheel shaker /wheel spreading device consisting of raised dividers (rails, pipe, or grates) at least 24 feet long and 10 feet wide to remove bulk material from tires and vehicle under carriages before vehicles exit the site. (D) Install and utilize a wheel washing system to remove bulk material from tires and vehicle undercarriages before vehicles exit the site. (E) Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the methods specified items (A) through (D) above. Source: SCAQMD 2005. Response 7 Please refer to Section 3.2, Transportation and Circulation, and Section 3.4, Noise, of the Draft EIR which addresses the commenter's concerns. Response 8 Studies were conducted throughout the progress of Hoag's Lower Campus leveling project. Soil movement measurements were taken prior to, during and after the construction of the retaining wall and no measure of movement was indicated. To the best of the ability to monitor, no correlation was found between the cracks and Hoag's project. Response 9 CEQA Guidelines §15064(e), Determining the Significance of the Environmental Effects Caused by a Project, states: Economic and social changes resulting from a project shall not be treated as significant effects on the environment. Economic or social changes may be used, however, to determine that a physical change shall be regarded as a significant effect on the environment. Where a physical change is caused by economic or social R9Projec \Newpotl000HWTC \RTC-0122M.do 3 -459 .Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments effects of a project, the physical change may be regarded as a significant effect in the same manner as any other physical change resulting from the project. Alternatively, economic and social effects of a physical change may be used to determine that the physical change is a significant effect on the environment. If the physical change causes adverse economic or social effects on people, those adverse effects may be used as a factor in determining whether the physical change is significant. For example, if a project would cause overcrowding of a public facility and the overcrowding causes an adverse effect on people, the overcrowding would be regarded as a significant effect. No documentation has been provided to support the suggestion that the ongoing development of Hoag has negatively affected the property values of surrounding existing development. R:\ Pr *CsWewportl1008�RTCIRTC-0122W.do 3 -460 Responses to Environmental Comments Date: 4411 -q p: City of Newport Beach Planning Department RF: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 123 RECEIVED 9Y PLANN NG DEPARiMEW OCT 3 12007 i 7 am writing to express my deep content regarding the impact, of Hoag Hospital an the quality of life of nearby residents, especially in light of the.hospital's recent request to amend the general plan, planned community regulations; and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Paris. Among my concerns are the following: Noise_ Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. t aerieration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install.equipment to eliminate these plumes prior to allowing any further development. lower Cattm Li&h= — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of home$. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Lan i ¢ —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in at timely fashion prior to certification of the SEiR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. .' Name: _ .. € Jn C.{ %tvd� i( Address: ._.s . 4r 2- 4 Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Letter 123 Linda Janowski October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Projects \NewporN009\RTCUgTC•0122M.dO 3 -061 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been.trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Froiec \Ne.pOOWO \RTCATC -012 0.d 3 -462 Responses to Environmental Comments Date: 7 Too: City of Newport Beach Planning Department ft.E: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, . Letter 124 1;+�o Ily p1tEPiMNG DEPypAyElut OCT 31 20 C1 YOF NEWPO T%4CF I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well us other nearby surface streets and Sunset View Park. Anung my concerns are the following: Flojse — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Iloag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992, I believe Hoag should be required to take specific steps to comply with the limits initially established Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Pant.. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development, Lower Ca , "M Lighting — Recently installed lighting systems on the lower-campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. yandscaoing —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in eatiy 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules.governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities,, visitors to the Sunset View Park, and those who drive by Iloag on PCH and Newport Boulevard. Sincerely, /rZ5�_/� Name: U Ad Address: ' � Nl G „✓ A N5 a air' 4A)PO A - 2 3 Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 124 Daryl Brotman October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the .process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Projeos\NewponV00 TC \RTC -0l2 W.doc 3-463 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in thefuture as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. •. Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. •. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ projects WewponlIDOS�RTCVRTC- 012200.dw 3-464 Responses to Environmental Comments Date: Letter 125 RECEIVED By °IANNN+IC+ DEPARIMEM 11 To: City of Newport Beach Planning Department say O ff F �lEWR BEACH RE: Impact of Hoag Hospital on Villa Balboa Residents rt Dear City Planner, I am whiting to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amcud the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Paris. Among my concerns.are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise, negatively affects our quality of life. I am strongly opposed ,l to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be Inquired to take specific steps to comply with the limits initially established. C9geftqt;gigaBArA - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Luwet Campu .i h in - Recently installed Lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these fights, but has not yet proposed a long -term solution to this problem Landscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hong on PCH and Newport Boulevard_ Sincerely, Name: ? Address:; 1i> Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 125 Brenda Mitten October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion.of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. knoleesWewport aOMT"TC•012206dx 3 -485 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be. installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in. January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 .around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December .2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R.\ Prgeols \Nmpor0.1008\RTGrRTC- 012208.dx 3-466 Responses to Environmental Comments Date: I0 9 0'/ Try: City of xewpon each Planning Department R6: Impact of Hoag Hospital on Villa. Balboa Residents Dear City Planner, Letter 126 ► t i l lick, r. t l am writing to express my deep concert regarding the impact of 14039 Hospital on the quality of life of nearby residents, especially in light of the hospital's recent requestto amend the general plan, planned. community reguations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City vaueling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: ,— Residents living adjacent to Hoag am subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. l um strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Coaeneratfon Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which arc unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City Should require Hoag to install equipment to eliminate these plumes prior to allowing any €urther development. Lower Campus L,lrthtind— Recently installed lighting systems on the lower campus produce light I more suitable for a stadium than for an area directly adjacent to.hundreds of homes. Hoag has Il_ 3 agreed to temporarily turn off these lights, but has not yet proposed a long -terns solution to this problem. L a ' —We believe the hospital must live by its promises, artd that all the landscaping promised during Hoag's.presemation to the homeowners in early 2007 shou id be installed in a 4 timely fashion prior'to -certification of the SEIR or approval of any amendment to rules governing development at Hoag. hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, �7 Name: t3 € l N t i` {� v 5 l 1 address: ,. , 0 o Ste a,'\:.ttt 5 � 1. «,�` �� y[} J �tii .ri.ti,,:,%_ !i ��+ i.G. �^1-.. l tiL. 9 1. 4, I> .`�3 Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Letter 126 Antoinette Rutledge October 27, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008. pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. W,Prom.+s\N wpo UO MRTC\RTC-01 MMA. 3 -467 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • . Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is. in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the .north of the Lower Campus to remove view obstructions from these residences. R: \ProjeOSVJewporWWS \RTCI TC -01220.dm 3 -468 Responses to Environmental Comments Date: Jp Zs o To: City of Newport Beach Planning Department :Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 127 f&CENM BY PL4NNWG DEPARiMM OCT 3 1200 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital- Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard. as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: :+noise- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. i am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreerneni negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established, Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the - quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Carppus i Ming -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily mm off these tights, but has not yet proposed a long -term solution to this problem. land. cca _ng - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag`s presentation to the homeowners in early 2(X)7 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above cortcems in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Bpulc� Name:6tttll 7— WAV41OW, A40 Address: 200 r!`fMIS 44*1 r qr36e N6ln/Podi r3i7►crt, GA ?26(,a,3 3 I' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 127 Erik Thurnher October 25, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:VPmjeaMNewP0M0000%R=RTC -01 22 .AM 3 -469 Responses to Environmental Comments Hoag Memorial Hospital Pres"nan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. . • Hydroseeding of native groundcover including coastal wild flowers and grass,.as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. AAPra1 n Wewvmnmosv+rcwrC- of 220e.aoc 3-470 Responses to Environmental Comments S IL.. b� rrr Data: .r ...c.- Tg; City of Newport Beach Planning Department BF: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, ,gRNEF� RT pr 128 PLNNtN6 d� OCT 3 1 2007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible:to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Nnise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C-agenerdtion Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower_ Camnus L,iehtin¢ — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag . has amend to temporarily turn offthese lights, but has not yet proposed a long -term solution to this problem. Landscaping —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include die above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, rr r f .AtCr.eit..• 4J �,.L -U,. i.•�y �.Eti...f...ht.,. .,. Name: . !Addresr -.'7 tit 2— l� 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 128 Erika and Hans Thiersten October 27, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R;1Pr*OsWewpon�JOOS RTC \RTC- 012208.tl 3 -471 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construbtign needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1Prgeas\N po(VUD08%RTC\RTC•012208.dm 3-472 Responses to Environmental Comments Date; 117 dI To: City of Newport Beach Planning Department RE; impact of Hoag.Hospital on Villa Balboa Residents Dear CityPlanner, Letter 129 RECENED BY PLANNWG DEPARTMENT OCT 31 2007 I am writing to express my deep concern regarding the impact of Hoeg Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general platy; planned community regulations, and development agteornent -for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as odor nearby surface streets and Sunset View Park, Among my concerns are Ilya following; Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1942. I believe Hoag should be required to take . specific steps to comply with the limits initially established. Cggeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Pack. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development: LgM Campus Li>zhtiaut - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an am directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed & long -terse solution to this problem. L,andscauina -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should he installed in a timely fashion prior to certification of the 5EIR or approval of any amendment to Hiles governing 4 development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents ofnearby communities, visitors to the Sunset. View Park, and those who drive by Hoag on PCH end Newport Boulevard, sincerely, "" jt ®lyT't Gp '' Nam: V-014 t4vie. Address: /Qhao (.1?laC Lam 00.7 iJftp be.", Gr4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 129 Ken Cowie October 28, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Prujed \NevpoOU0 RTC\RTC- 012208. O 3 -473 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. , • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as .irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProieftNewpon0008WTC \RTC - 012208. o 3 -474 Responses to Environmental Comments Date: `n 1 Z do To: City of Newport Beach Planning Department $g: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 130 RECEIVED BY VIANNNG DEPARTMENT k�i t t i am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Ne"Vort Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the follnwing: idoise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned eotm amity regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should :require Hoag to install equipment to eliminate these plumes prior to allowing any further development j,o.L%�Li htin - Recently installed lighting systems on the lower campus produce light more suitable fur a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landsc4ping —We believe the hospital trust live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2001 should be installed in a timely fashion prior to certification of The SEIR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Rcpom and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: 121(< Address: Z 2 r, ,t, t -P CO J •N it q7 .: ( T- Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments Letter 130 Frank Ellis October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level. of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \ProjWs \NewportV008ViTCWTC- oizzos.mc 3 -475 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 3 6-inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R;T, OieM\NOwvm61OO8\RTQRTC•01220e.tl 3 -476 Responses to Environmental Comments OCT 3 1 2007 Date: October 29, 2007 T.q: City of Newport Beach planning Department RE: Impact of Hoag Hospital an Villa Balboa Residents Dear City Planner, i a I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community rcgulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View park, Among my concerts are the following: Nain — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established: Cgg„eerYtion Plant -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lishfing— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscant g —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to riles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Repoli, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Smcere>•;Y, ; ya"M, LatLi'_ Name: Marc and Pam Laulliere Address. 220 Nice Lane #305 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 131 Marc and Pam Laulhere October 29, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping.. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.\Proje0s\Ne.WnUJOOS iTC1RT"lnOB.a 3 -477 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. , • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wildflowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProiWs\wow,Wuooswrcwrc01220e.dw 3 -478 Responses to Environmental Comments Date: ? To: City of Newport Beach Planning Department : Impact of Hoag Hospital on Villa Balboa Residents Deny City Planner, Letter 132 15 "�D tly ('AN i�EPAXj;,T OCT 3 1 2881 NMMi I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds ofresidences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park Among my concerns are the following: olse— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects bur quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Coeoneration Plant M The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower an i s Li htin ­ Recently installed lighting systems on the lower campus produce light more suitable for a stadium data for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landeoppig We believe the hospital must live by its promises, and that all the landscaping promised during Hoag "s presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that lire City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. °1 siacerel e Name: jolAp lock. Address: q,$ .} CAC1Ax3y 3fVi JV✓ (V6'1 e ( >d l Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 132 John Peck October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:TroecL NewWo U00MTCWTC•012208.dm 3 -479 Responses to Environmental Comments Hoag Memorial Hospitai Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ PMOCS \NewportWWB \RTC\RTG012208.doe 3.480 Responses to Environmental Comments 4 Date: t To; City of Newport Beach Planning Department RB: Impact of Hoag Hospital on Villa Balboa.Residents Dear City Planter, Letter 133 11 * f I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerts are the following: \Disc ­ Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of fife. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C,Qgaetalion Plan — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any farther development. Lpwer Campylj l jgh, }jpg -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn oft these lights, but has not yet proposed a long -term solution to this problem. Landscaninu - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will lake clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park„ and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, C4 19 1 ta,.j IF' �t n f �c w' r r ��ra Name: 19 L„f G..fi Address: 2 3 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 133 Marcella R. Altamirano Harper October 25, 2007 Responsel Please refer to Topical Response 3 Response 2 Please refer to Topical Response 1 Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \PrgeM\NewponUMMRTC \RTC- 012208.dw 3 -481 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide. increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover; and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAPm a U4GWPGrVUO RTCXR C4)1Maxim ' 3-482 Responses to Environmental Comments Date: 1i,,,d, Tn: City orNewport Beach Planning Department RE: Impact of Hoag Hospital on Villa Baflroa Residents Dear City Planner, Letter 134 f . OCT 3 120, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of :life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: iNgice- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. C_ ogga_eration Plant The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these pluntes prior to allowing any further development. Loygt,CatrroU&. Lighting •- Recently installed lighting systems on the lower campus produce tight more suitable. for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -tern solution to this problem. h26scapirtg -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR, or approval of any amendment to rules govemnig development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Envitrinmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard,. Sincerely, Address:' ".:; Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 134 Cristina Andres October 29, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new, irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Wrojec \NewponWM0 RTCWTC- 01 2208.dw 3 -483 Responses to Environmentai Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: WrgWsWewpprN0081RTMRTC- 01 2208AM 3 -484 Responses to Environmental Comments /Z 1:1 I- To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 135 Date:.'`' MIM I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of fife of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Haag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on pacific Coact Highway and Newport Boulevard, as well as other nearby surface streets and Sunset Vicw Park. Among my concems are the following: Nqi�S Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life_ l am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1902, 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C'ngeneration Plant- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which ore unsightly and degrade the quality of life for residents and visitors to the Sunset View Patti. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Gower Campus Lighting- Recently installed lighting systemson the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has,mtyet proposed a long -term solution to th s 3 problem. I,an dVa l- -We believe the hospital must five by its promises, and that all cite landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior tc ccrtificatiou of the SEIR or approval of any amendment to rules governing development at Hdag. Ihope. that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulcvard. Sincerely, V� [ F1' 4'�; Name: 1s. Address: r� E Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 135 Mario Pastorello October 28, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Prolems Newpor(UO08WTCWTC- 0122OB.000 3 -485 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. e Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent, residents to the north of the Lower Campus to remove view obstructions from these residences. p:w,geaswewpGrNO s9TMTcoi2aos.dw 3-486 Responses to Envhonmental Comments Letter 136 Date: OCT 312007 To` City of Newport Beach Planning Department CITY OF NEWPORT BEACH RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hong is located in close proximity to hundreds of residences, and is visible to visitors to our city traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park Among my concerns are the following: Nerve — Residents living adjacent to Hoag are subjected to relatively high .levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be tequired to take specific steps to comply with the limits initially established. C"&aeration Plant — 73tc cogeneration plant Hoag built on its lower campus ctnits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Part. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any :further development. j wer Cam V u g j.12L _a — Recently installed lighting systems on the lower carttpus produce IigJtt more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag bas 3 agreed to temporarily nom off these lights, but has not yet proposed a long -term solution to this problem. t suldssaointz —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 ;should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development. at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those, -,,t;,,Adrive by Hoag on PCH and Newport Boulevard. 19 _ A/ Name: Address: f,_ Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 136 Ralph Cardwell No date Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval.. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed. 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R,Wm*mNMPnrt'JOWRTCwTC,0122M.dm 3-487 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:VProjeds \Newpo0lIW8WTC TC- 012208.d. 3 -486 Responses to Environmental Comments Datc: f "2-02— To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 137 RECENED BY PLANNING DEPARTMENT OCT 31 2007 CffY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: u"s — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This wise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 19911 believe Hoag should be required to take specific steps to comply with the limits initially es'tab'lished. C9go&mtiw Plant _. The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower C=gy; . in — Recently installed lighting systems on the lower carpus produce light more suitable for a stadium than for an area directly adjacent m hundreds of homes. Hoag has agreed to temporarily tam off these lights, but has not yet proposed a long -term solution to this problem. ... _...: -. . Landscaping: -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowner; in early 2007 should be installed in a timely fashion prior to certification of the SEIR ar approxal of any amendment to roles governing development at Hoag, I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life For residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Nevepori Boulevard. Sincerely. "�^� T J /i J Name: J fV1 f} J } ; s P; "`! T Address: '1114 U i t ^� 2 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 137 David and Judy Stayt October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1ProjeC \Newp nUD B1RTCW TC-012208.ox 3 -489 Responses to Environmental Hoag Memorial Hospital Presbyterian Master Alan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAProleM\NewoM1JOOMTC1RTC- 0122 .dw 3 -490 Responses to Environmental Comments Date: ;,fig: City of Newport Beach Planning Department RI: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 138 1 kl +t t + + I am writing to express my deep concem regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned conmmnity regulations, and development agreement for Hoag Hospital. Hoag is located in close proximiy to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park, Among my concerns are the following: Nojsg — Rodents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly apposed to Hones request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1593. 1 believe Hoag should be required to take specific steps to comply with the limits initially established, Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling wwer plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further dovelopmemf. Lower Campus Liahtlna —Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily tum off these lights, but has not yet proposal a long -term solution to this problem. l-andsc ine --We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR w approval of any anumdment to rotes governing development at Hoag. I .hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Natrle:G+c Address: #C tttcx 1 tyre ' 2tc cc;j.t,r =,r i. °q 2 3 El Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 138 Deborah Irish No date Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to. be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility, • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Projeots \NeWportl .1008 \RTC\RTC- 012208.dm 3-491 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport.Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. . • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:VROie<t MWPOOU0001RTCVRTC- 012208.dm 3 -492 Responses to Environmental Comments Date: Tq: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 139 a OCT 3l 2007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling oil Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of poise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Coe elation Cant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower CgURE I.inhtine — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Laads _4 ping -Wc believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Iloag. 1 hope that the City will include the above concerns in the upcoming Supplemental Envitonmeand Impact Report, and will take clear action to protect the duality of life for residents of nearby communities, visitors to the Sunset View Nark, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: ` v S... P i. t`a e k; C- j Address 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 139 Yolande Vose October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. a:wroiWS5 NewponUO"TMRTC- 0122os.dw 3.493 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R\PrgedsNe pomW MTC\RTC-01 22NAM 3.494 Responses to Environmental Comments Letter 140 RECENEo By PtA Ill"r, DEPARTWW :1 U t q� p� OCT 31 2001 Date: '• CS - — K-,, ; OF NFM PEcH To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plats, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the .following: Nnise— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Coaenem4 Plant— The cogeneration plant Hoag built on its lower campus emits cortfbustinn products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe dire City should require Hong to install equipment to eliminate these plumes prior to allowing any further development. Lgwer amous l,, i�yjttiAg — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. L.ar3 aoine —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certif cation of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, ""'� Name; - � , Address: �.,cyno '� °' t)`'�t =' - „.. > L- 1'�i �, f �;a Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 140 R. Bailey October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is.aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights. with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC).for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining waif project. R:W roieM\NewponWOOMTC\Rr6012206.dw 3.495 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: wmjwswswoomioos+RTCwTa•012208.doc 3-498 Responses to Envlmnmental Comments { Date: , .,���,/�'�' "�7 To: City of Newport Beach planning Department U,: Impact, of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 141 C""D "' PIAh}N1Nt> CrEPIZMENf MMEMM f am writing to express my deep concern regarding the impact of Hoag Hospital on the qua] ity of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on pacific Coast Highway and Newpnn Roolevard, as well as other nearby surface street. and Sunset view Farb. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. Tam strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogggeratian P[am - The cogeneration plant Hoag built on its lower campus emits combustion Products. as well as billowing cooling tower plumes, both ory ich are unsightly and dtgrade the quality of life #br residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lowtr Camimn t j hg �j _ Recently installed lighting systems on the lower campus produce tight more suitable for a stadium than for an area directly adjacent to hundreds of homes. I loag has agreed to temporarily nun off these lights, but has not yet proposed a long -term solution to this problem. L4- Ascg jPZ-Wt believe the hospital must live by its promises, and that all the landsoaputg prounsed during Hoag ?q presentation to the homeowners in early 207 should be installed in a 4 iiinely fashion prior io ctrti£ cation of the SEIR. or approval of any amendment m rules nivoming development at Hoag I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents_ of nearby communities, visitors to the Sunset V sew park, and those who drive by Hoag on pCTI and Newport Boulevard, Sincerely, rt M Name; Joanne Chae Address: 230 Lille Lane *310 Newport Beach, CA 92663 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 141 Joanne Chae October 28, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R1P,gectslNewpatV0081RTCTT"1 M&d. 3-497 Responses to Environmental Comments Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast .Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months: A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: NPrgeaewewmrk *08\Rrcw'ro- 012208.dm 3-498 Responses to Environmental Comments Date: Giza To: City of Newport Beach Planning Department RB: Impact of Hoag Hospital on Villa Balboa Residents pear City Planner, Letter 142 "zG�l7Ep° I MENi OCT 31 2Qt11 C1YOF NEiNPORTMACH 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the bospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in dose proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surfwe streets and Sunset View Park. Among my concerns are the following: vloyg — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The Cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should. require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Li h i — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area dicccdy adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscantnn --Wc believe the hospital must live by its promises, and that all the landscaping Promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SE.1R or approval of any amendment to rules governing development at Hoag. I hope that the City will include die above concerns in the upcoming Supplemental F oovironmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Ncwpcwt Boulevard. Sincerely, Name: ... wr rEt e.n f� a iCG! r 1� r !a t ��L Address: '-)4c G L'k, Lt+.r..e. A IUD - .30`I lvV%,), f.; i . �12.GL 4 Hoag Memonal Hospital PresWenan Master Plan Responses to Comments Letter 142 Shahen Askari October 25, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is. provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control, • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R1ProjedsNNewponWOOB\RTCwTC- 0122M.dw 3-499 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Phan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R]P,.Je We.P.nW081RTORTG012209.dm 3500 Responses to Environmental Comments Letter 143 RECEM BY PLANNING D£PAMNT OCT 3 1. 2007 Date: CITY Of NEWPORT BEACH 'ro: City of Newport Beach Planning Department M= Impact of Hoag Hospital on Villa Balboa Residents Dear City Manuel, I am writing to aV. mss my deep content regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations. and development agreement for Hoag Hospital, Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the folluwing: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. Ilus noise negatively affects our quality of life. t am strongly opposed to Hoag s request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.'1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cgeneration Plant— The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Liuhtin¢ — Recently installed lighting systems an the laver campus produce tight more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off theselights, but has not yet proposed a long -term solution to this problem. LA a in --we believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in ma 4 timely fashion prior to certification of the SEIR of approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental rnviro tmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Namc: Address: Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 143 Robert Edward Pranin III October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1ProjeMT ew nWOMRTQRTC- 01 22M.dw 3 -501 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • . Installed 550 bougainvillea shrubs in November 2007, As part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:WTOeMWewpon'JODMT"TC-012208.d= 3502 Responses to Environmental Comments Date: .u. Tg: City ofNowportBeach Planning Deparmicat .P: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 144 OCT 31 Z(M7 I am writing to express my deep concern regarding the impact of-Hoag Hospital on the quality of life of nearby residents, especially in light of die hospital's recent request to amend the general plan planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City travel ing on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Ngj Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality oflife. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. C�gencrati lam — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any ibrthcr development. Lower Campo Lighhting— Recently insralied lighting systems on the lower campus produce tight more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Land, wine —We believe the hospital must live by its promises, and that all the landscaping promised.during Hoag's presentation to the homeowners in early 2007 should he installed in a timely fashiou ptrior'to certification of the SEIR or approval of any amendment to rules governing development at Hoag I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sinccorely, Name' . jd" r, > ,•c bl Address: �; Al 3 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 144 Rebecca Karns October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project.in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Pr.jWs\W.portU RTCRTC- 01 2208.dw 3 -503 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1PmJea \NewoortUOW\RTCerC- oizzoe.a c 3 -504 Responses to Environmental Comments PLAWNd 145 Il s � Date: ',y;y[' ^ t,`3 -- Jog: City of Newport Beach Planning Department M: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, i tan writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the genera) plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City'traveling on Pacific Coast Highway and Newport Boulevard, as well another nearby surface streets and Sunset View Park. Among my concerns are the following: Noise- Residents lining adjacent, to Hoag are subjected to relatively high levels or noise on a neatly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established, cogeneration Plant -The cogeneration plant Hoag built On its tower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should . Z require Hoag to install equipment to eliminate these plumes prior to allowing any farther development. L6wer Campus Lighting - Recently installed lighting systems on the lower campus produce tight more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn of these liens, but has not yet proposed a lug -term solution to this 3 problem- Landscapjllg -We believe the hospital must live by its promises, and that all the landscaping I promised during Hoag's presentation to the homeowners in early 2007 should be installed in a lllr 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag Olt PCH and Newport Boulevard. Address: iG'ar; ' ,r'�.se �..£ t iµ}',',},.9.. a,�rfisi3� °' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 145 Amy Phelps October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Prgecl ewporCJ00BV =RTC -0MO&doc 3 -505 Responses to Environmental Comments Haag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval.. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:TrgeVSs Newpon\JW8V TQRTC- 01 2M.do 3 -506 Responses to Environmental Comments Date: To:. City oflvewport Beach Planning Department $E,: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 146. its k t I am writing to express my deep concern regarding the impact of Hoag Hospital on'the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity w hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Nnis_e — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis, This noise negatively affects out quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. toaeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. j9wg[ Cstxtnus LigbIinc —Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off tbese lights, but has not yet proposed a long -term solution to this problem. Landscat_ng —We believe the hospiml must live by its promises, and that all the landscaping ;promised during Hoag's presentation to the homeowners in early 2007 should be* installed. in a timely fashion prior to certification of the SF.1R. or approval of any amendment to rules governing developtent at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report„ and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely; Name: 2 2 Hoag Memorial HospOl Presbyterian Master Plan Responses to Comments Letter 146 Bernard and Adele Greene October 25, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the. Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the Cogeneration facility service road is proposed to.be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following. information has been provided to the City by Hoag to summarize existing and proposed. landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of.the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Proieo V4ewponWJMe RrcNrPatzzae.dw - 3 -507 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RSPrcjwse ewporWW8%RTQRTC -01¢ W.Goc 3 -508 Responses to Environmental Comments SING p er 147 P, OCT 3 12007 CITY OF NEWPORT BEACH Dace; 44-2 To: City of Newport Beach Planning Departroent Ui [ act of Hoag Hospita a Villa Balboa Residents T' "' �P�j��rC.' ii:l c�L-- "-'�- :.�tv".....i.E,%t�b`� --`i hear City Planner. y` 1, am writing to express my deep concern regarding the impact of Hoag Hospital on, the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is bated in close proximity to hundreds oftesidences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: hL2in — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This tmtse negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in tha original planned. community regulations and development agreement negotiated in 19911 believe Hoag should be required to take specific steps to comply with the limits initially established, Cottenemtion Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoagto install equipment to eliminate these plumes prior to allows g any f jrt er " development �yLC.t +v t,:� C,t.i.c \ct.ie sr. CCU" e ^1 #lt �L re.;,fc�d i ' L.t i.e'tk sit. Lower Campus Liahtins -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily hem off these lights, but has not yet proposed a long -term solution to this problem. i,andseanina —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presemittion to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing do-clopmettt at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. . Sincerely, t Address:' t 1 5 .1 Hoag Memorial Hospital Presbyterian Master Plan Responses to comments Letter 147 Diane and James Collings October 27, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ mjws \WwponUOOS \RTC\RTG012208.dw 3 -509 Responses to Environmental comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:w,q� Ne,wort%JOOS csTCwrc01220e.dm .3 -51D Responses to Environmental Comments Date: f t' ZF 1 D To: City of ldewport Beach Planting Department $E: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 148 12ECtV Pl,��� E=;A y tj4r OCT 3 12007 CITY oF N RTBWH I am writing to express my dap concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amoral the general plan. planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View -Park. Among my concern are the following: Noise - Residents living adjacent to Hoag ate subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively afl`mts our quality of fife. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hong should be required to take specific steps to comply with the limits initially established. C sera 1.uu_Plam - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling totter plumes, both of which are unsightly and degrade the quality of life tot residents and visitors to die Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any tn'ther development Lq!Ma CaLnxM Li tine - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. all' spa inn -We believe the hospital trust live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rites governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Envitorenamal Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. gin ly, Name: Address: to 6A 44, 2 IQ El Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 148 C. J. Gehlke October 28, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -irich box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three; 48 -inch box evergreen screen trees and new irrigation to provide added screening Of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \ProjeMu NmmnUJWSWTC�RTC•012M.dw 3.511 Responses to Environmental Comments Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Projects\New OnWW TC\RTC-01 22W.d= 3 -512 Responses to Environmental Comments Letter 149 i 1 Date: '., ` n r ' CRY NEWPORT EACH In: City of Newport Beach Planning Department E.E: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement far Hoag Hospital. Hoag is located in clean proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and i4ewpurt Boulevard, as well as other nearby surface strews and Sunset View Park Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should he required to take specific steps to comply with the limits initially established. Qwnemtioa Plartl --The cogeneration plant Hong built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes,prior to allowing any further development. Lower Camous Lighting — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem: Lstli4lscWm - -We believe the hospital must live by its promises, and that all the landsoaping promised during Hoag's presentation to the homeowners in early 2007 should be installed -in a 4 timely fashion prior to certification of the SEiKor approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely,35 a Name: Address: �s Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 149 Mrs. John Robinson October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: 1Proeem %ewPort00081RTCWTC012208.dw 3 -513 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unity Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Comments F; AProjeM \NOWPOrIVmB1RTCWTC•01220B.AOC &514 Respaues to Environmental Elsie: fio: City of Newport) each planning Department U: Impact of Hoag Hospital on Villa Balboa Residents Dew City Planner. Letter 150 RECENM BY PIANNM DEPAMMENT OCT 31 zw COY OF NEWPORT 9E," I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations., and development agreement for Hoag Hospital .Hoag is located in close pmximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the toitowing: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. 'This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cossater i n plant.- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes. both of which are unsiody and degrade the qualify of life for residents and visitors to the Sunset View Park. We believe the City should . require Hong to install equipment to eliminate these plumes prior to allowing any further deveiopmem. Lgwy Cap s t igghtny- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temponuiTy turn off these lights, but has not yet proposed a long -term solution to this problem: Lmds Wine -We believe the hospital must live by its promises, and that all the kodscaping - promised duringHoag's presentation w the homeowners in early 2W9 should he installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City mill include the above concerns in the upcoming Smppirreental Envirom memai impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Pack, and those who drive by Hoag on PCH .and'" Newport Boulevard. Sincerely, - ;Jame: l 1� t } Q Hoag Memoral Hospital Presbyterian Master Plan Responses to Comments - Letter 150 Leanne Cleveland October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of. the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and.new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ ProIe�%NmporNOWFiTCATC- 012208.doC 3 -515 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:�rgedsNmponWWRMATC - o1 E Mdm 3 -516 Responses to Environmental Comments Date: t2W ,A D: City of Niowport Besoh Planning Department . RE: impact. of Hoag Hospital on Villa Balboa Resident Dear City Planner, tter 151 M NT 1 am writing to express my deep concern regarding die impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development.agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, And is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: NiliM — Residents living adjacent to Hoag ate subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the liatits initially established. q&O_g a iaa plant — The cogeneration plant Hoag built on its lower oampus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to die Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prim' to allowing any further development. 14wer Catmma Ligbtine — Recently installed lighting systems an the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Tans scaniag -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the_SEIR or approval of any amendment to rules goveming development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of.nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: Iqulut"1 -=a 5 "� Address: 230 Lt l �. Lan e,. AJ 4 9-'7a-� M 4 Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 151 Munetaka Hasukawa October 26, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to CRy streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R. \PrgeW \Newport%JOW�ATC%RTG012208.doc 3 -517 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Proje NewpmNOOS1RTC%RTC•012208.dm 3.518 Responses to Environmental Comments Letter 152 /� OCT 31 X-77 Date: it ��++ d.' .- :� �, ... � '� iw� OF N T 8&0 . T_o: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns am the following: 'anise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lilt the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps tocompty with the limits initially established. C'oeaneration PiAnt.- The cogeneration plant Hoag built on its tower campus emits.combustion Products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development. t,owea �:tyg• i hilt -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has $ agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this pmblcm. l.andscanine. -Wc believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a lllr 4 timely fashitm prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name:,- "t Address: •'._, iii s, „� I?;,l:t +j �.J�ra '7J- ......:i �, 2 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 152 Regina M. Campbell October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by. Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the. cogeneration facility with an estimated installation of May 2008, pending CCC approval. Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retalning wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RM1Prc1eMkNewPW W008MQRTC•012M d= 3 -519 Responses 0 Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1 Prge =\NewoonlID08\RTCPRTC•012208.d% 3 -520 Responses to Environmental Comments Date: /0 se z.. 09 12: city of Newport Beach Planning Department BE. impact of Hoag Hospital on Villa Balboa Residents Dear City Phumar, Letter 153 =� �Peu8Y tIMEM OCT 31 1007 i I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations; and development agreement for Hoag Hospital. Hoag is Dated in close proximity to hundreds of residences, and is visible to visitors to our City traveling on pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basim ibis noise negatively affects our quality of life: I am stron ty sed to H uest to lift the sound limits SPOe fled in the original planned community whims steps to comply wt tmrts mtba y established. Cqu _carbon Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which am unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes or to allowing any further l otP4k j�ghhnn - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Bong has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. L -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Enviromnental Impact Report and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Patio, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Nam: L i,5 a, f<�i t Addross: Z16 � i Ile- i� Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 153 Lisa Kling -Ortiz October 28, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RiPrgect ew0ml�10DNRTCViTC-012208.dw 3 -521 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. q: �pmjedsWNmpa tl,OMRTCVgTC- 012208.dm 3 -522 Responses to Environmental Comments Date: 3 ��i To: City of Newport Beach Planning Department RR.: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 154 � ) M KNUFM I am writing to express my deep concern regarding the impael of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Npisc -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1942. I believe Hoag should he required to take specific steps to comply with the limits initially established. Co era .QpJ!J=n The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hong to install equipment to eliminate these plumes prior to allowing any further development. Low er C._,�amnus Lighter — Roeently installed lighting systems on the ]Door campus pmduce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily mm off these lights, but has not yet proposed a long -term solution to this problem. landscanin¢ —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's Presentation to the homeowners in early 2407 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in die upcoming Supplemental Envitonmental Impact Report, and will take clear action to protect the duality of life for residents of nearby communities, visitors to the Sunset View Patio, and those who drive by Hoag on PCH and Newport Boulevard. S lv Name:i�c�.iyf �tQ,lr �Rr-t Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 154 Pamela B. Ryan October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not apart of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber . light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • .Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1Proj =\Newport'JOMRTORTG012208.dw 3-523 Responses to Environmental Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as.part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RSProje \NewponWOWRTCIRTC-012208.dm 3 -524 Responses to Environmental Comments Data:. TO: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Whoa Residents Dear City Planner, . Letter 155 £ ITl r I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby midears, especially in light of due hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residenees, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. l.�gpperation Plant — The cogeneration plant Hoag built on its lower eampus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade die quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any Amber development Lower C stnml s i,iandna_ -- Recently installed lighting systems on the lower campus produce light mare suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long-term solution to this problem. LgA oaoinu —We believe the hospital must live by its promises, and that an the landscaping promised during Hoag's presentation to the homeowners in early 2001 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing . development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the.quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincere[ Addressl t i�tG£' 4�' tL�e r Aolle('A 'i2'3 2 4 Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Letter 155 Shelly R. Benedict for John H. Siroonian November 1, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAPr0J c \Ne.;nr[WO 0TQRT"1H N.dm 3 -525 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lotto screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed. 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Pmjeda Ne or1 JODB\RTMRTCG012208.dw 3-526 Responses to Environmental Comments Date: � r l__. � "' s.�;, To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 156 RECEIVED By ?IANMt4G DEPARTMENT OCT 31 24117 070. f am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to attend the general plan, planned community regulations, and development agreement for Hoag hospital. Hoag is located in close proximity to hundreds of residences, :utd is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park Among my concerns are the following: A;oisc -- Residents living adjacent to Hog are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1. am strongly opposed to Hoag's request to lift the sound limit¢ specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should he required to take specific steps to comply with the limits initially established. Cog@tlgfation P11— The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park We believe the City should require I loag to instal I equipment to eliminate these plumes prior to allowing any further deveiopmenL Lower Camnus Linhtitlg -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaoinrt —We believe the hospital must live by its promises, and that all the landscaping promised during.Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the Sr IR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, mid will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, W .. t Name. /:- '1.- *'`-is-.., Address: 7­7r.% f 2 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 156 Sandra Wolff October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 waft high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:wrogeM\NewponuooswrCRTCc 1MO.aoo 3 -527 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation. system to enhance visual quality, safety, and erosion. control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West. Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as .irrigation system installed in December 2007 for erosion.control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:Wr ms WmponWOD8\Rr0RTPO12208AM 3 -528 Responses to Environmental Comments Date: 10-k9,-67 12: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 157 11fCENED 8Y PiAN1V1rM dEPAiPiAWW OCT 312t al CffY OF NEMT BFACh I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recant requesrto amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the foIlowiag: Noise - Residents living adjacent to Hoag ate subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. o¢enerntion Plant -• The cogeneration plant Hoag built on its lower compug emits combustion products, as well as billowing cooling tower plumes, bout of which are unsightly and degrade the quality oflife for residents and visitors to the Sunset view park. We believe the City, should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Li¢htine •- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an aide directly adjacent to hundreds of homes. Hoag has agreed to temporarily tuns off these lights, but has not yet proposed a long -term solution to this problem. LandsCapine - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a. timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hong. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, 4 Name: Address: I \ G I -t C..L.C..Lx+j' Z 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 157 Michael Skog October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Troje NN"ponUW0 TC\RTG012208.tl 3 -529 Responses to Environmental Comments Hoag Memorial Hospital Aresbytenan Master Flan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added:visual. quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. + Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RiProjedsV *wporMOOMRTGVRTG012M.dw 3 -530 Responses to Envimnmentat Comments Date: d. '[q: City of Newport Beach Planning Department BE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 158 OCT 3 1 2007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. f believe Hoag should be required to take specific steps to comply with the limits initially established. C'oaenerunon Plant -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting — Recently installed fighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of bomes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landsoanina -Are believe the hospital must live by its promises, and that all the landscaping promised during Hong's; presentation to the horneowmers in early 2007 should be installed in a timely tashfon prior to certification of the SPIR. or approval of any amendment to ruler, governing development at.Hoag. I hope that the City will include the above concerns in the upcoming Supplements] Environmental Impact Report, and will take clear action to ptoteet the quality of life for residents of nearby communities, visitors to the Sunsot view Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, Name; Address: 2 3 4 Hoag Memonat Hospital Presbyterian Master Plan Responses to Comments . Letter 158 Suzie Kruse October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community . concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in. summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of, community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Pr*M\ OewpunU00BrRTC1RTC- OIUOB.dw 3 -531 Responses to EnOmmentat Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower .Campus to remove view obstructions from these residences. RAP mjedMNewpOrWO081RTMRTG012209.do 3 -532 Responses to Date: To: City of Newport Beach Pllatming Department U.- Impact of Hoag Hospital on Villa Balboa,Rosidenta Dear City Planner., Letter 159 OCT 31 1007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plea, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences. and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hong are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Coggneratipn Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development: Lowe Campus Lighting — Recently installed lighting systems on the lower caritpus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily nun off these lights, but has not yet proposed a long -term solution to this problem. Landfiopjrte —We believe the hospital must live by its promises, and that ali,the landscaping promised during Hoag's presentation to the homeowners in early 2009 ,Joule be installed in a 4 timely.fashion prior to certification of the SBIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park; and those who drive by Hoag on PCH and Newport Boulevard Sincerely, 1 Address: Hoag Memorial Hospital Presbyterian Master Plan Responsas to Comments Letter 159 Craig Ishihama October 26, 2007 Response? Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAProjert ewpor WWMTMRTG01220a.0oc 3 -533 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department M: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 160 E R MNIhtG I p"k'RIMEW 'i ll A1R � •• ; 1 am writing to "Press my deep concern regarding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: u' 4jM — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed. to Hoag's request to lift the sound limits specified in the original planned community regulation and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower___ .ampus Li¢bti na — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn of thew lights, but has not yetproposed a long -term solution to this problem. Landscaming —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEER or approval of any amendment to rules governing development at Hoag. I hope drat the City will include the above concerns in the upcoming Supplemental. Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities. visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: C1ji —lie 1, ^4+j tfn1� Address: iu "� . j v 1 .. �¢� � t,.p.c�,a�xu;h' I..r•�:� s, 2 3 El Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • . Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re- grade. the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and .enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ PrgetVWewVortWOWRTCATC-012208.dW 3 -534 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 160 Chi -Houng Chen October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines_ to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. p:, P,gens�NewpomoOswTc�Rrcoizzos.dw 3-535 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen .views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ ProjWslNewpoCU000 \RTC\RT0012208.doo 3 -536 Responses to Environmental Comments .,J%tte r 161 FLAMING DEPARTMENT I: I Date: > ' G7 CITY OF NEWPORT £3MCH 10: City of Newport Beach Planning Department : impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park Among my concerns are the following: Noise - Residents living adjacent to Hoag are mibjccted to relatively high levels of noise an a nearly continuous basis. This noise negatively affects our quality of life. I am strongly apposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower CatTlpl 1 hg tine - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution 10 this 3 problem. Landscaping -We believe the hospital must live by its promises., and that all the landscaping promised during Hoag's presentation to the homeowners in early -2007 should be installed in a timely fashion prior to certification of the SEIR.or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, Name: Yl 7 �s Address: Lj i i u. La vt. � 1 / f -90J ' eac 1',r t. %'2 G1. 3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 161 Simon Fangart October 25, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City. by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAPloje s%Neno0W0WRTC\RTC- 01 2209.dm 3 -537 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wail. • Installed twelve, 38 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to, be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. n:\Prgen \NGwporNOO WTCiRTC-012208.cbe 3.538 - Responses to Environmental Comments Date: —40 ('z; ep To: City of Newport Beach Planning Department RE: Impact of Ifoag Hospital on Villa Balboa Residents Dear City Planner, Letter 162 RECEPim BY PLANNING DEPARTMENT NOV 01 2007 I am writing to express my deep concern regarding die impact of Hoag Hospital on the quality of life of nearby residents. especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Huag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway- and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Nt2ise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established Cgaeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion Products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset view Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Catnous Lighting - Recently installed lighting systems on the lower campus produce light mare suitable far a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily mm of these lights, but has not yet proposed a long -term solution to this problem. 1Agdscanin_g - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoab s presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any arnendmcnt to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental. Impact Report, and will take clear action to protect the quality of life for residents of nearbycotumumities, visitors to the Sunset View Park, and those who drive by Hoag on.PCH and Newport Eso arc. Sincerely, / Nam: * ° S 5 ' 4(A o u Address: `� '� . rd Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 162 Ross Ribaudo October 30, 2007 Response l Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility. service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\aroon \ rewoor&JOO TCXRro•oi2zae.aa 3 -539 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus'to remove view obstructions from these residences. PSPrO1WS %NewpdnUO=FtTMRTC•012208.dw 3 -540 Responses to Environmental Comments Date: IQ: City of Newport Reach Planning Department U: Impact of Hoag Hospital on Villa Balboa Residents Den City Planner, Letter 163 .1 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the bo*tal's recent request to amend the general plan, planned community rcgutatiens, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns am the following: NO. Bel — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the actual limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. �o e>; �neratian Piatrt — The cogeneration plant Hoag built on its tower campus emus combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset view Pads. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further . development. i,�.�ry nr Came, _ us i.inbtina — Recently installed lighting system on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily mm off theso.lights, but has not yet proposed a long -term solution to this problem. Iaa&Ming —We believe the hospital mast live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a tingly fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I boo that the City will include lire above concerns in the upcoming Supplemental Environmental Impact Report, and will. take clear action to protect the quality of life for residents of rtearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Nam: CA A Address: 2 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 163 Sandra Sellani October 26, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of.May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RdProjeds lNewWrtU0WRTCIRTC-01 2208.dw 3.541 Responses to Environmental Comments Hoag Memonal Hospital Presbylenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of :green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:Nrroieaswewaom boewrcwrc•ai22oe.dw 3.542 Responses to Environmental Comments Date: October 27, 2047 To: City of Newport Beach Planning Department RE: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, -11 . OCT 31 2007 CITY OF NEVORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request.to amend the general plan, planned community regulations, and development agreement for Hoag Hospital, Hoag is. located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: SgI — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original p!anged community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take spec;; c steps to comply with the !imits initially established. Coecnprat;on Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as weli as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further deve!opnzent. b}tiet C.amvus Li¢ht — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes Hoag'= agreed to temporarily turn off these Eights, but has not yet proposed a long -term solution to this problem. Landscaptna —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 200, should be installed in a timely fashion prior to certification of the SEIR. or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report; and will take clear action to protect the quality of life for residents of nearhy communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH . and Newport Boulevard Changes and improvements to the Hoag Hospital property impacts all Condominium units at Villa Balboa, even more so are those units,as follows: 1) Units closest to the subject hospital property 2) those other units with higher elevation views. My condominium unit and many others, lying closest to the hospital's northerly property line are impacted even more so. Since ely yours, 270 Cagney Lane, Unit #205 Newport Beach, CA. 52663 } Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 164 Allan Slatin October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: TrojecaWewporlUW6diTCWTG012208.00c 3543 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R9PrC1O =%NeWKnUOMRTC1RTC- 0122MAOC 3 -544 Responses to Environmental Comments Letter 165 ��a,l� PIANtdlNtiz DEPARTMENT Date:. OCT 31 NOT 1g: City of Newport Beach Planning Department CPY Of N RT OCR RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep conccru regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, arid is visible to visitors to our City traveling on Pacific Cosa Highway and Newport Bontev!rd, . as well as other nearby surface street% and Sunset View Park; Among my concerns are the following: Noise — Residents living adjeecat to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Heag "s request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1492. I believe Hoag should be requitei'to take specific steps to comply with the limits initially established. CQ= gtlon Plant —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. I owel C„s i:jnhtin t — Recently installod lighting systems on the lower campus produce light mart suitable for astadium then for an area directly adjacent to hundreds of homes. Hoag has . agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaninrt We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be instalIed in a timely fashion prior to certification of the SEIR or approval of any amendment to roles governing development at Hoag. I hope that the City will inchaie the above concerns in the upcoming Supplemental Environmental Impact Report; and will take clear action. to protect the quality of life for residents of nearby oommunities, visitors to die Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Nano:.. z8 tf.., Gl77ic j Address: j 4 , Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 165 Gloria Sliney No date Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RdProleas \NewpWd JOOS\RTPRTC-01 2208.dm 3 -545 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments - Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry.area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty, trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projects \Newponl10 MTC\RTG012208.dm 3-546 Responses to Environmental Comments Date; /, ' To: City ofNcwport Beach Planning Department RE: Impact of Hoag hospital on Villa Balboa Residents Dear City Planner, Letter 166 RECE PLANNING a By OrT 3 2UV7 OffyOFNEPORrREACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality or life of nearby residents, especially in light of the hospital's recent request to amend the general . plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well As other nearby surface streets and Sunset View Park. Among my concerns are the following; Ngia — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affocts our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 102. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cggeneratiout Plant — The cogeneration plant Hoag built on its lower campus emits combustion . products, as well as billowing cooling lower plumes both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Bong to install equipment to eliminate these plumes prior to allowing any further development. Lower Ca_ pm us Li titlg -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has nm yet proposed a long -term solution to this problem. Lan n ?iU —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the S1:IR or approval of any amendment to rules governing development at Hoag. - I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report; and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Since�rc'l'�, Name: } i p 1f. N 1-t- ww) Jtjg, i Address: Ott C,'aC� la=th .0�24(, f. c"7I El Hoag Memor/al Hospital Presbytenan Master Plan Responses to Comments Letter 166 Richard Matte October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAProjWs \NewporW008\RTC\RTC•012208.dm 3 -547 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R_wroiWeu moAW0WRMRTG- 012208.dw 3 -548 Responses to Environmental Comments Date:_ lo: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Deai City Planner, Letter 167 RECEIVED BY MANNING DEPARNEN7 EMEM, �e I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Oise— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1'am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992,1 believe Hoag should be requited m take specific steps to comply with the limits initially established Cogeneration Plant— The cogeneration plant Hoag built an its lower campus emits combustion products, as well as billowing cooling towerplumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these planes prior to allowing any further development. Lower C:nmaus �igh-ing Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. I andseanina —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to ceitific ation of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCII and Newport Boulevard. Sincerely, r g . Name: � j r ','A v Y' ; Address: 2_ y , ''J1 a c f�f 1,- X� 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 167 Henry Wagner Jr. October 25, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \ProiWs\Ne omVMMRTC\RTG01UGB.wc 3 -549 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Prgems Newport\JOW\RTC\RTO -0l2 8.dm 3 -550 Responses to Environmental Comments Letter 168 RECENED By €TAWNY DEPARTMENT QCT 31, 2097 Date: ; f 1 7 IN OF NEVCQT VAC To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is lotted in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of tile. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1942. I believe Hoag should be required to take specific steps to comply with the limits initially established- Coaeneraki n4 Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. jower _ us Li t' - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for art area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn of these lights, but has not yet proposed a long-term solution to this problem. Landscap U - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2407 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environnenrtal Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Parse, and those who drive by Hoag on PCH and Newport Boulevard.. Sincerely. 4 Name: V Addresst 2,140 .0�. '2_047 Hoag Memorial HospW Presbyterian Master Plan Responses to Comments Letter 168 Douglas Dingwell October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Tmjec Nmpo r ffl "TCIRTC- 012206.000 3.551 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace, trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are .installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ProjWsWN w nUOWRTMRTC -0MQBA. 3 -552 Responses to Environmental Comments Date: FjZ-7,j Tg: City of Newport Beach Planning Department Letter 169 r RISE" RE: impact of Hoag Hospital on Villa Balboa Residents O UY NEWPORT Lt €I F Dear City Planner. 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in fight of the hospital's recent request to amend the general plan, planned community regulations; and development agreement for Hong Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to out City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hong's request to lift the sound limits specified.in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established.. ,rMcaiion Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing coaling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoeg to install equipment to eliminate these plumes prior to allowing any further development.. Lower Camnns Lighting— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than far an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off them lights, but has not yet proposed a long -term solution to this problem. —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 7007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns its the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag an PCH and Newport Boulevard,x r-<_. Sincerely, if Name: j J v 6 F I Address: ,�sT mot✓, r y 2 2 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 169 Judy K. Jehl October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Rroj c S \Ne.WnWD 8\RTC6 TC- 012208Am 3 -553 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ProleM \N"pon\, 08 TORTG0122M.dw 3 -554 Responses to Environmental Comments Hate: ty7DD r� Jo: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 170 OCT 31 2607 t ti t. I am writing to express my deep concern regarding the impact of Hoag :Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as Giber nearby surface streets and Sunset View Park Among my concerns are the following: of e - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C9geltaagjgn Pfau - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Carron f -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes, Hoag bas agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. 1,a.Pdi -We believe the hospital must live by its promises, and that all the landscapitng promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SE..IR or approval of any amendment to rules govermug development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Enviroumemal Impact Repon, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and fhtm wbo drive by 1-10ag on PCH and Newport Boulevard. Sincerely, Name: Address: "&fel L h��i�epffP�" �' ✓'r 2 3 n Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 170 Sambrima Gordon October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high- pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures.be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed.. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. a Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. a:wrale Newpoft 0JW ATCWTC -012208.dx 3.555 - Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAPrgeas \NewPOM00081RTQRTC-012208.d. 3 -556 Responses to Environmental Comments Letter 171 "='ID 9Y D' M4: M1R nf- r Date. t G" � OCT 3 T2; City of Newport Beech Planning Department CRY OF NEMPT BEA/a[_r BE: Impact of Hoag Hospital on Villa Balboa Residents L.f Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby rosidentsr, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proxirroty to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surfu;e streets mid Sunset View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise mgatively affects our quality of life. I am strongly opposed. to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as.well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower t^Mus Lighting -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an am directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these r lights /, but has not iyet proposed a long-g -term solution to this problern- k) 1 M j &,J 4 T9 i ° Landscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prier to certification of the SEIR or approval of any amendment to rules governing development at Hoag.. I hope that the City will include the above concems in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, J Name. Address: Charms A. lamb 280 Ca�ay Lane rti t3 l ewport , CA 92583 Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 171 Charles A. Lamb October 25, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master :Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: 1P, ojWs \N..Wn\J0091RTC%RTC- 0122M.d. 3 -557 Responses to Environmental Comments Haag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. A: v +,gensWOWPOruooewraarca12208.a« 3.558 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 172 OE PIANN ED pgR�TMENI OCT 3 f 21?G I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general . plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, . as well as other nearby surface streets and Sunset View Park. Among my concems are the following: Nobs&- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cosenergtipn Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. Vie believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. . I gwer campus Lightine- Recentty installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hong has agreed to temporarily trot off these lights, but has not yet proposed a tong -term solution to this Problem. Landsea ing -we believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a. timely fashion prior to certification of the SLUR or approval of any amendnnertt to rules goveming development at Hoag. I hope that the City will include the above concerns in the upcorn ng Supplemental Environmental Impact Report, and will Like clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park; and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: // �... Address; + i� sL !r a e�g y . rv2° ?a ,t t,, -zdn 2 3 Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 172 Pierre Masson October 27, 2007 Response! Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar. to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping.. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RhPrcgecwWewpodWOO WTCRTC•012208.dw 3.558 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 5 Please refer to Topical Response 3. The Draft EIR has recommended additional noise attenuation measures be applied to the loading dock: MM 3.4 -4 Truck deliveries to the loading dock area are restricted to the hours of 7:00 AM to 8:00 PM. It is noted that special situations may arise that require delivery outside of these hours. MM 3.4 -5 Sound absorption panels on the east wall of the loading dock shall be installed. Approximately 450 square feet of absorptive panels shall be used to cover major portions of the back wall of the loading dock area. R:TrojW5%W.pQWW8 \RTC%RTC -01 2209.ypc 3 -560 Responses to Environmental Comments . Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments The Noise -Foil panels by Industrial Acoustics or a panel with an equivalent or better sound rating shall be used. MM 3.4 -6 The trash compactor shall be relocated within the loading dock. The trash compactor and baler shall be enclosed in a three -sided structure. The walls shall be concrete block or similar masonry construction. The roof shall be lightweight concrete roof or a plywood surface with concrete tiles; a built -up roof with 5' 5" of insulation on the inside would be an acceptable alternative. The open side shall face away from the residents. Doors may be on the side of the enclosure facing the residents, but must be closed when the baler or compactor are operating. The compactor and baler should only be operated between the hours of 7:00 AM and 7:00 PM. MM 3.5 -7 "No Idling" signs shall be posted in the loading dock area and any. area where the trucks might queue. R:wrga.+s portWOOMC+RTC -01220e.dw . 3 -561 Responses to Environmental Comments Dare: -& 7 / 07 To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 173 RECEIVED BY PLANNING DEPAMENT OCT 3 x 20 fflzzr, l 1 i i am writing to express my deep concern regarding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport,BoulLvard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: - Noise - Residents living adjacent to Hoar are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Haag should be required to take specific steps to comply with the limits initially established. .990eraAbli Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, loth of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the (:ity should 2 require Hoag to install equipment w eliminate these plumes prior to allowing any further development. Uo- cr G=— -pu,_s Lighting - Recently installed lighting systems on the lower catnpus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed .to temporarily turn off these lights, but has not yet proposed a long -term solution to this 3 problem. Landscaping -tire believe the hospital must live by its promises; and that all the landscaping promised during f loag's presentation to the homeowners in earl) 2001 should be installed in a 4 timely fmbion prior to certification of the -SEIR or approval of any amendment to rides governing development at Hoag, I lope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of lift for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Si toly, till } 'Jame: � MA ( t Ca _101 it vt V:} J 4, Address: Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 173 Marla Jann Williams October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not apart of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facilityy upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:w,ojWBN ponuJDDMTcwTao722os.eoc 3562 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Proje=t NewpoAUDM\RTC \RTC- 01 2209.tloo 3 -563 Responses to Environmental Comments f Ig: City of Newport Beach Planning Department .-.Impact of Hoag hospital on Villa Balboa Residents Dear City Planner, Letter 174 G ps ac�,Ta I M LWJ . OF NMORI pc I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent.request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a neatly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in die original planned community regulations and development agreement negotiated in 1942: 1. believe Hoag should be required to take specific steps to comply with the limits initially establisha t oneneMDan Punt -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting Recently installed lighting systems on the lower campus produce light more suitable for a stadium than loran area directly adjacent to hundreds of homes. Hoag, has agreed to Itemporarily turn offthese lights, but has not yet proposed a long -term solution to this problem. Ga_nds= —We believe the hospital must live by its promises, and that all the landscaping ea� promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SE1R or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Tmpact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name:, Address: { .' a. °t% A 1, Hoag Memorial Hospital Presbyterian Masler Plan Responses to Comments Letter 174 Jeanne C. Davis October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postfights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1Projeas4NewponV0081RTC1RTC -012208.4 c 3 -564 Responses to Environmental Comments Hoeg Memorial Hospltel Presbytenap Master Plen Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This.landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R ;Pro OMWewPonuoosarrc�Rtc- oizzos.dM 3 -565 Responses to Environmental Comments Date: le: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 175 OCT 31, CiiY OF I am writing to express my deep concern regarding the impact of Hoag Hospital on the duality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling. on Pacific Coast Highway and Newport Boulevard. as well as other nearby surface streets and Sunset View Park Among my concerns are the following: NLphv — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. i am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plot t — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Campus Liahtine — Recently installed lighting systems on the lower campus product light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaoin!* —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeou ncrs in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents ofnearby communities, visitors to the Sunset View Path, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, f Name: }�4G j Address: l r � -k,4564 "A --e Ofiz�r 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 175 Ray Warren October 24, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1, Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 waft high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of. May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and .new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R;lprojeclxl pmNDDBMTCUiTGD /22DB.dx 3 -566 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Prof tls \NewponWMO%RTCIRTC•0122M.COo 3-567 Responses to Environmental Comments Date: -Z G - �- 1q; City of Newport Beach Planning Department Letter 176 OU 31 2C�i c5Y AF I RE: Impact of Hoag Hospital On Villa gal boa Residents DesrCityplawter, _-90 161n- atatln - v,atui"LC) h orb+e , h < <(y i am writing to exp my deep concert regiarding the impact of Hoag Hospital on the quaitty of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Part. Among my concerns are the following: NOiK — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a needy continuous basis. 111is noise negatively affects out quality of tire. I am strongly opposed to Hong's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the litmts • ihally established. C. c 3-k- r '-"C '+ I r > tv n r r 5 . �r of }C..C�ar �w .v GS�iervt� tta ^hC�1fSi.uy ,(:e{Y t Itvt7. ad�i `''1`ho ��eutera`�ioa plalti H ag burl[ on'i� owar campus Diners wmbusnon products, as well as billowing cooling tower plumes, both of which are unsigbdy and degrade the quality of life for residents and visitors to the Sunset View Patti. We believe the City should require Hoag to install equipment tq eliminate these plumes prior to allowing any further . c .� } c{ ci + development. i t e A t, a rt c. C l i f I'a I tx t' e'l N mnus a rStntin¢ — RecenOy installed lighvng systeatts on the tower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag bas agreed to tompotwily taro Off these lights, but has not yet proposed a long -tarn solution to this problemq��.](p a ' V) e v e t^ � � e d, r12 r tit e, V) E�Cj`r� Btilrly ,i1Cot2�l4t9 =a�L. Pt_t5 h,,I -, �� —Are believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homtOW11M in early 2007 should be installed in a timely fashion prior to ortification of the cEllk or § ppmvai}Of any apt dment o rules ovcmingti` r s, '1 dev.. i°'um :k -Y' Y'K i e:., c?.ctud} h:ce. <iwdi,5Cot5c -Add i:tna�;',[r�1"t'it�i:w I hope that the City will include the above concerns in the upcoming Supplemental _ Environmental impact Report and will take clear action to protect the quality of life for resrdents "; r of nearby communities, visitors to the Sunset View Park, and time who drive by Hoag orkPCH - and Newport Boulevard. { i'! f Sincerely. Ott m.[ ..i d, Name. t ( ' Address: `A 9 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 176 Jill Reiss October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt_the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Plojeo \NewportUWB\RTCWTC.012208.dm 3 -568 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and anew irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 5 CEQA Guidelines §15064(e), Determining the Significance of the Environmental Effects Caused by a Project, states: Economic and social changes resulting from a project shall not be treated as significant effects on the environment. Economic or social changes may be used, however, to determine that a physical change shall be regarded as a significant effect on the environment. Where a physical change is caused by economic or social effects of a project, the physical change may be regarded as a significant effect in the same manner as any other physical change resulting from the project. Alternatively, economic and social effects of a physical change may be used to determine that the physical change.is a significant effect on the environment. If the R:Wroj c We.+porNMB\RTC-rM- 1220e.dm 3 -569 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments physical change causes adverse economic or social effects on people, those adverse effects may be used as a factor in determining whether the physical change is significant. For example, if a project would cause overcrowding of a public facility and the overcrowding causes an adverse effect on people, the overcrowding would be regarded as a significant effect. No documentation has been provided to support the suggestion that the ongoing development of Hoag has negatively affected the property values of surrounding existing development. Response 6 Please refer to the response to Comment 4. R: \PrgeM\NewportWWs1 TC\A7C- 01 2208.doc 3 -570 * Responses to Environmental Comments ?,MZREC �r 177 XT 31201 Of RMORT RAN .Date: s� TTq, City of Newport Beach Planning Department W. Impact.of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and developmentogreement for Hoag Hospital. Hoag is located in close proximity m hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park Among my concerns are the followings Ngin— Residents living adjacent to Hoag arc subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of Ufa. I am strongly opposed to Hong's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established ggg0emtion Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Opus Liuhtina — RecenUy installed lighting systems on the lower campus Produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes.. Hoag has agreed to temporarily term off these lights, but has not yet proposed a long -term solution to this problem t M nirr - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2067 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental. Impact Rcport, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset view Path, and those who drive by Hoag on PCH sad Newport Boulevard. ( /f Sincerely, Name. /,, Gk s% R, S f"e :t 76 Pt Yi Address: Jc L mac' /r, /:Z ac. Z 6x 2 4 Haag Memonat Hospital Presbyterian Master Plan Responses to Comments Letter 177 John R. Stanton October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining. City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1ProjedslNewponUW81RTG�TC- 012208.dw 3 -571 Responses to Environmental Comments Hoag Memonat Hospftal Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are .installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:w roieaswe waonvooswrCarrC- 01220saoo 3572 Responses to EnWronmental Comments Date: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 178 OCT 3 1 2001 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and :Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: N.gj�t — Residents living adjacent to Hoag arc subjected to relatively high levels of noise on a nearly continuous basis, This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992, 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogee efation Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower CamnUa Litzhtine — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of horses. Hoag has agreed to temporarily turn of these lights, but has not ymproposed a long -term solution to this problem. Lmd4goping —We believe the hospital must live by its promises, and that all the landscaping' promised during Hoag "s presentation to the homeowners in early 2007 should be installed in a timely Cashion prior to certification of the SEAR or approval of any amendment to roles governing development at Hoag. F hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Surset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sinccrel Name: - MI V AVr1 L Address: .2 bo 6 ' ro c 2 3 0 Hoag Memorial Hospital Presbyterian' Master Plan Responses to Comments Letter 178 Frank Minano October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is.aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to.provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1PrgeasUVe 6QDOYPTC�RTC- 01220e.d= 3573 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:wrgedswewmo UO RTORTC- oi22M.dm _ 3.574 Responses to Environmental Comments Date: l- 19 Letter 179 T OCT 31 ZWt To: City of N ewpo rt Beach Planning Departmen t gy O i' gCA/tu 1 s UiF{Lft BF,: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to ereptess my deep concern regarding the impact of Hong Hospital on the quality of life of nearby residenM especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement fof Hoag Hospital'. Hoag is located in close proximity to hundreds of residences, and is visible. to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. d am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be requited to take specific steps to comply with the limits initially established. generation Plane— The cogeneration plant Hoag built on its lower campus emits combustion products; as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life fur residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. w Cam= LiahtijpS - Recently installed lighting systems on the lowereampus produce light nrorc suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily, turn off trtese lights, but has not yet proposed a long -term solution to this problem . Lsbdsce gttg —We believe the hospital must five by its promises, and that all the landscaping promitised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely Fashion prior to certification of the SEIR or approval of any amendment to rules governing development at :Hoag. . I hope that the City will include the above concerns in the upcoming Supplements] Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PM and Newport Boulevard Sincerely, Nam: Address: Vi� �� Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 179 John J. Houng October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views. of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Projects \NewponUJOOMRTCWTC- 012208.dm 3 -575 Responses to Environmental Comments Hoag Memorial Hospital Presbytertan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation . system at end islands in the west.parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are .installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. a: wroieasw4ewpoo000MRTCwrc -01220e.ax 3 -576 Responses to Environmental Comments Date: To: City of Newport Beach Planning Deparnnent IRE: Impact of Hoag Hospital on Villa Balboa Residents Dear City planner, Letter 180 OCT a 1 200, I am writing to express my deep concern regarding the impact of Hoag Hospital an the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following:. Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly apposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cggegerat wi Elam -The cogeneration plant Hoag built an its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower 7"1 dghtiita - .Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposers a long -term solution to this problem. Landscaping -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion Our to certification of the Si=lls or approval of any amendment to rules governing development at Hoag. 1 hole that the City will include the, above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby cetpannnities, visitors to the Sunset View park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, ` _I Name: 1`r_Y '1U_P Y' 45ZT-L:`72L_X _5`7� C� - -7_` _ Address: ,� /e; /H`Z_-c q2c��r 2 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 180 Ronald and Beverly Street October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is. provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility_ service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping.of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover,, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R ;WraJ \N@wport000MRTMRTC -01 2209.doo 3-577 Responses to Environmental comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. e: TrojWs %NewpodvooetaraarC- 01220.dm 3 -578 Responses to Environmental Comments Date: to- U -o-7 To: City of Newport Beach Planning Department RE: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 181 � tl i ri, E I am writing. W express my deep concern regarding the impact of Hoag Hospital on the quality of Life of nearbyresidents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard,. as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: NoiM - Residents living adjacent to Hoag arc subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life.. lain strongly opposed to Hoag's request to lift the sound limits specified in die original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with Cie limits initially established. Coaeneusuon Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which art; unsightly and degrade the quality of life for residents and visitors to the Sunsut View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development ower moue Liehtigg - Recently installed lighting system on the lower campus produce light now suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag bas agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscatrin¢ -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2697 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include tho above concerns in Enviroumental Impact Report, and will take clear aelit of nearby communities; visitors, to the Sunset Viev'Pa and.Newport Boulevard. Sincerely, Pointing Supplemental protect the quality of life for residents Id time who drive by Hoag on PCH Name. / / Address: 2,3 L . &,_ C L. 6 6 4 .Ei/�DY li t'G Oyu Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 181 Vladimir Khiteres October 26, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Plojw$ \NeWOOrt 008V9TC \RTG012208.Wc 3 -579 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west.parking lot to screen and soften views of the retaining wall. • Installed twelve, 3 6-inch box flowering trees and four. fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety,. and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide. added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from. West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R. Projects WewporkKMRTC\RTC -012208.E0C 3 -580 Responses to Environmental Comments Date; Tg: City of Newport Beach planning Departntcttt : Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 182 t i1 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity, to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Palk. Among my concerns are the following: oise— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life- I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned commuuity regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. C4aencrowon Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, (loth of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park, We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Li g tint; — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem.. LavAv jllg —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to eertifieation of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in. the upcoming Supplemental Environmental Impact Report. and will take clear action to protect the quality of life for residents ofnearby communities, visitors to the Sunset View Park, and those who dn.*Ye by Hoag on PCH and No4ort Boulevard, Sincerely„ Name: a `l' i`� }'Ct c Adores: t[ /' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 182 S. E. Stephanou October 27, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 4 8-inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening. of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant .flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\Projects\NewporD O08\RTCwrcm2zasaoc 3 -581 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace .trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:�Pmje=e NewponUD WRTCWTC-012206,dM 3-582 Responses to Environmental Comments Letter 183 MMM P PlJ4NPtl W MARTMkMT OCT a 1207 �a{� c A' ry�pc�y Date: Iii l + Lei6 i OF NEW l BEA Jg: City of Newport Beach Planning Department gg: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of Iife of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located.in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well another nearby surface streets and Sunset View Park. Among my concerns are the following: Noise— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992, f believe Hoag should be required to take specific steps to comply with the limits initially established. Concneration Plant —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further . development. Lower QmMlan Liahtine— Recently installed lighting systems on the lower campus produce light morn suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. LandMarling —We believe the hospital.rowt live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2(W should be installed in a Q timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming.Supplemental Environmental Impact Report, and will take:ciear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. SSiinnccere yy, Name: Jul)��r Address: t� Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 183 Melissa M. Quirk October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is.in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postiights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1Prgeas�Newpon000B RTORTC- 012208.doc 3.583 Responses to Environmental Comments Hoag Memorial Hospital Presbylenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot. in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unity Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility.from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required .height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAprg MWOWPOM� WMATc- ora2ae.dW 3584 Responses to Environmental Comments , Jetter 1 ;,1 s 'Emma I1ate: C9 OF N RE BKH lo: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City planner, I am writing to express my deep concern regarding the impact of Hoag hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concenns are the following: N, nice — Residents Living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of hfe. I am strongly opposad to Hoag's request to till the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. .o eneratiora,l'lan_t The oogenbtation Plant Hoag built on its lower campus amits combustion products, as well as billowing cooling towerplumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development. lower ' mnua .i &tine —Recc itly.installed lighting systems oti the tower campus produce light more so liable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily mm off these lights, but has not yet proposed a. long -term solution to this problem. La capmg —we believe the hospital must live Try its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be insta €led in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns is the upcorning, Supplemental Environmental Impact Report, and will take clear action toprotmt the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on pCH and Newpott Boulevard. Sincerely, Name: Address: i, Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 184 Jennifer Tukhi October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water consenting irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R : \Projeps \NewpW%JOOS\RTC\RTC•012 8AM 3 -585 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:wrgearweY.pa,vooe Vq=Rrc- m2zoa.dM 3 -686 Responses to Environmental Comments Letter 185 Date: .o lY C7t Ck t RECEWD BY ✓✓ PlA MNG DEPARTMEW To: City of Newport Beach Planning Department U� impact of Hoag Hospital on Villa Balboa Residents OCT 31 2901 Dear City Planner, , JTY aF NfWORT BEXH i am writing to express my deep concerti regarding the impact of oag p quality life of nearby residents, . especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling or. Pacific Coast Pliglitvay aid Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Nois — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe bloag should be required to take specific steps to comply with the limits initially established. ,o eneration Plant —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for recidems and visitors to tttc Sunset Vicw Pack. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower ( aniHu_.,s,_ ht pg— Recently installed lighting systems on the tower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds- of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Lndsgapmg —W a believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in carte 2007 should be installed in a timely AiRldou prior to cettification of the SLIR or approval of any amendment to rules governing development at ]-long. I hope that the City will include the above concerns in the upcoming Suppletncntal I.Uvimhnumtal impact ]report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Roag on PCH: and Newport Boulevard. f C.= Address: C, C- 102, 1 N ,).t..>V, QA (t -(aH 2 - -as �Le rd Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 185 Janice Carr October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1 Pm joosWewpmUJOOMRTMATC•012208.dM 3 -587 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Pmj,c \NewportV008 \RTC\RTC -012208.doe 3 -588 Responses to Environmental Comments PQ Box T221 hBN`(1L71ifIR:+ ^P? (.A #2fi58 � q 54f9' -act, Date: To: City of Newport Reach Planning Department ; Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 186 PECEIMI PLAMONG TS PAt "rw+i: -._ T am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets. and Sunset View Park. Among my concerns are the foliowing. Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a neatly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lilt the sound tfnnits specified in the original planned community regulations and development agreement negotiated in 1492. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - the cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Ly Sr CapVuA Liglttn¢ - Recently instilled lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. t.andscanir; -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SUR or approval of any amendment to toles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environments! Impact Report, and will take clear action to protect the quality of life for residents of nearby contmunitiess, visitors to the Sunset View Park, and those who drive by Hoag on PCH and .Ncwpon Boulevard. Sincerely ------ r Jf -&u Name. Address: 2 3 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 186 Deborah S. Calvert October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Projects \NewP00W0081RTC\RTC -0122 &dm 3 -589 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: 1P ,geds \Nmponl1009 \RTPRTC -012208,tl 3 -590 Responses to Environmental Comments Letter 187 RECEPAD &v gANNING DEPAItt w Fi T MT 312.1- t Date: !0/27 67 'C To: City of Newport Reach Planning Department MI; Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City tray cling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Ngise. - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. o eng@tean Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower C'amnus I,iitltt!3 -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium Than for an area directly adjacent to hundreds of homes. Hoag has 3 agrees! to temporarily turn off these lights, but has not yet proposed a long -wrtn solution to this problem. Lan a jgg -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 sbould be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those wbo drive by Hoag or PCH and Newport Boulevard Sineerelyr,� *lame: 0i'1-.v'�' G SONS 3 Addrexs: yf 1 o/ {�otilr5 /.<J+J6 „Ewitn&.T �bAGtt Csl 9aGv3 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 187 Steven C. Jones October 27, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Projects \NewpprN008 \RTCATG012208.doo 3 -591 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around. the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projects \Newpon\,MBNRTORTC -012208.dw 1 3-592 Responses to Environmental Comments Date: D To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on villa Balboa Residents Dear City Planner, Letter 188 OCT ,31 " I am writing to "press my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Ileag s request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specif €c steps to comply with the limits initially established. Coee,Il _ to iron Plant -Tie cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. the believe the City should 2 require Hoag to Install equipment to eliminate these plumes prior to allowing any further development. Lower Campus � - Recently installed fighting systems on the lower campus produce ligha . more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -tenu solution to this 3 problem. Ladtt_J&,c_,aglag-- tVe.bet:ieve the hospital must live by its promises, and that all the landscaping promised during }bag's presentation to the homeowner; in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIp . or approval of any amendmentto rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Envimnmeriml Impact Report, and will take clear action to protect the quality of lift for residents of nearby communities, visitors to the Sunset View Park, and those who drive by floag on PC" and Newport Boulevard. Sincerc v, 4,1 // Name: 62f'< &v'(. A;l Address: at;)c AA,,v! C,l;. # Jz';� Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 188 Geoff Boucher October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees,, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration . facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \ProjeMts ponV00B \RTC \RTC -M2 N.a 3 -593 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport. Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projects lNewponW0081RTC\RTC- 012208.tl 3 -594 Responses to Environmental Comments Date: 4 S %! To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa.Residents Dear City Planner, Letter 189 REC ol'T'T7 By MANNING ,'t :-- yq MEW OCT 31 i7 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coact Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Ngijq living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plan l `- The cogeneration plant Ilong built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park, W e believe the Guy should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. lower f:atnnttJ j"ng-- Recently installed lighting systems on the lower campus produce light snore suitable for a stadium than for an area directly adjac cnt to hundreds of homca. Hoag has agreed to temporarily torn off these lights, but has not yet proposed a long -term solution to this problem. ndvy:auing —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a sinrely fashion prior w certification of the SEIR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: $ K k u cy.• >i: Address: 2 El Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 189 Arthur Shapiro October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. qaP *je0sWewpo400081PTCNTG01220SAM 3 -595 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projetls \Newpo0U008 \RTC\RTC•012208.tl 3-596 Responses to Environmental Comments Date: t G_ To: City of Newport Beach Planning Department n: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 190 RECEfa17Wf plMNlNG MPARTMEN+ I am uniting to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences. and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. t am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1942. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade rite quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus lighting — Recently installed lighting system on the lower campus produce light more suitable for a stadium thin for an area directly adjacent to hundreds of homes. Iloag has agreed to temporarily turn off these lights, but has not yet proposed a long•ierm solution to this problem Lands .aping —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should he installed in s finely fashion prior to certification of the STIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCII and Newport Boulevard. Sincerely, Name: Address: 4 _ -V 63 2 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 190 Kathy Dewberry October 25, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:�Prgec W@wportW008\RTCWTG01220S.doc 3597 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1Prgec \NewpoM1 OOMRTCIRTC- 01 2208.dm 3 -598 Responses to Environmental Comments Date: AG � t To: City of Newport Beach Planning Department M: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 191 RECEIVED BY KANNING DEPAWMEW NOV 0 1 2007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hbspitA's reo t request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located itt close proximity to hundreds of residences-,, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noi — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of rife. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant— The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park, We believe the City should require Hoag to install equipment to eliminate these plumes prior o al towing any farther development. Lowq C Mplls Litaht -- Recently installed lighting systems an the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homts. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long- terrtt solution to this problem: I,andscanina -We believe the Hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SLIP or approval of any amendment to rules governing development at Hoag. .1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality orlife for residents of nearby cottununities, visitors to the Sunset View Park; and those who drive by Hoa¢ on PCH and Newport Boulev d. Sincerely, —" Name: 'rte. Gs r V, vl +hu t /7Cy Gt !f e� Address: l d 21v t-; Ue L t-.3. .!;oc 3 J # Nee r+ p..a ra -4 t C �i `i 2 L g 3 2 3 El Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 191 Parvin and Badi Moshayedi October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the, lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching, Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. a: \ProjWS\W .po ❑W008�ATCVRTC- 01220e coa 3 -599 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new. irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RiPro*M\Ne onl=VWCVRTC•012208Ac 3 -600 Responses to Environmental Comments Letter 192 RECEM BY 01ANNING DEPARTR+I M r, 1 Date: ? r '_. OF NEWPORT BEACH To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Haag Hospital nn the quality of life of nearby residents, especially in light of the hospital's recent request to amead:the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and lvewpoo Boulevard, as well as other nearby surface streets and Sunset View Park- Among my concerns are the following; >7aise — .Residents living adjacent to Hoag are subjected to relatively high levels of moisa on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community rtgubuiuns and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Liehtine -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Lai ulecatrine Ale believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2047 should be installed in a timely fashion prior to certification of the SEIR at approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming. Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard Sincerely, i i ..z fr Address:f , r Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 192 Evelyn Hoffman October Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. F:\ Projects \Ne ortV008WW1UC -01=8. O 3 -601 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport.Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for.December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:TmiecisWewport JDW\RTC1RTG0122M.doc 3 -602 Responses to Environmental Comments Letter 193 [*D R(�ENE gV PtA1JVr, pZwEM NOV 02 2441 Date: CBY OF NEWS BEACH T.Q; City of Newport Beach Planning Department RAF: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of -lamb _especially in -light of thaatos ML's_recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital- Hoag is located inclose proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Pant. Among my concerns are the following_ Nair, — Residents living adjacent to Hoag are subjected to relatively.high levels of noise an a nearly continuous basis. This noise negatively affects our quality of life: I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992: 1 believe Hoag should be required to take specific steps to comply with the limits initially established. C"osreateration Plant —The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lawns MPus L gtt g _ Recently installed lighting systems on the lower campus produce light more suitable for a staditmt than for an area directly adjacent to hundreds of hones. Hoag has agreed to temporarily torn of these lights, but has not yet proposed a long -term solution to this problem l.andscaoina —we believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SBIR or approval of any amendment to rules governing devekgrnwt at Hoag. I hope that the City will include pie above concerns in the upcoming SupplemcnW Environmental Impaa Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. sincerely, Name: f ccolwa Address: v J,,/ 2 191 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 193 Edwin J. Cowan No date Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update.Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following Information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they. felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R!�P oje =WewportV00BViTC1RTC- 01MOB.aoo 3.603 Responses to Environmental Comments Hoag Memorial Hospital. Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProjWsWewWftW 8 UORTC- 01 2208.dw 3 -604 Responses to Environmental Comments Date: _-L !'t To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Plattner, Letter 194 RECENEE) BY PLANNING DEPARTMENT t 1I a I am writing to express my deep concern regarding the impact. of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital, Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Paris. Among my concern are the following: Noise- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affect,, our quality of life. I ant strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Qggenerat[on Flant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park We believe the City should requite Hoag to instal I equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lialttinir - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -tern solution to this problem. LandscarjU -We believe the hospital most live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park. and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Marne: < _. k. r' . :.. ...... .... s .. � ,... Address �:�,� ..-„_� ,z��,_,_ s; 7 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 194 Olivia Sahagun October 30, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:WrojWSt NewportVW TC \RTC -01 2208.EOC 3-605 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the .West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. H:\ Projects WeWPOMJOOSWTC1RTC- 0122M.dw 3 -606 Responses to Environmental Comments Date: _q3 6 ' To: City of Newport Beach Planning Department. RE: impact of Hoag Hospital on Villa Balboa Residents Dew City Planner, Letter 195 RECENED 8Y p1ANMNG DEPARTMENT NOV 02 2001 I' 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Ctnud Highway and Newport Boulevard, as well as othm nearby surface streets and Sunset View Patio. Among.my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed fpti_ to specified in the original planned eonummity regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plutt — The rogencration plant Hoag built on its lower campus emits corn u 'F6{ - pCndtw,Ls, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 'S quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development- Lo u r Campus Liahfitua — Recently installed lighting systems on the lower campus produce light more suitable fora stadium than for an area directly adjacent to hundreds of homes. Roag has agreed to temporarily turn off these lights, but has not yet proposed a long-term solution to this problem. ian_s m 'n —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEiR or approval of any amendment to rules governing development at Hoag. _ 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View park, and thoso who drive by Hoag on PCH and Newport Boulevard, Sincere Name: Address,: 3 0 Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Letter 195 Jo Anne D. Burns October 30, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion. sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. AAPrgedSN"pomVMM ATG012208AM 3 -807 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R9Projeds Wewport000BWTCIRTG -012208.doo 3 -608 � Responses to Environmental Comments Date: ?; 1 -o To: City of \Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 196 RECEIVED SV PLANNING DEPAR"Mt Nov 05 2907 `Y p1tPQRi MAC I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences„ and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise- Residents living adjacent to Hoag arc subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lilt the sound limits specified in the original planned community regulations and development agreement negotiated in IM. I believe Hoag should be required to take specific steps to comply with the limits initially established. o enerali�n Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of lift for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lq.w Campus l.iahtinc -Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a Iong -term solution to this problem Landsqa in -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 20th should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I (tope that the City will include the above concems in the upcoming Suppicmental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitor to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, 41 ' 'e, i Name: L,-, 1•t ,e-. t ern. Address: ; .c Tr L C h(.e. wj,,eV-o, ,1, Cy 2 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 196 Jack Wheeler November 1, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Proje \Ne"0MW00B\RT0RTC -01 2z .d« 3 -609 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport.Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1Projego ewpoft%J"\RTCNTG 11 N.dm 3 -610 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 197 RECEM BY PtANNIN& DEPARTMENT rya I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, its well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise— Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits sWeifted in the original planned community regulations and development agreement negotiated in 1442. 1believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling lower plumes, both of which are unsightly and degrade die quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hong to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long - term - solution to this problem. t.gnljscx in —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2€07 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental hupact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who dove by Ilong on PCH and Newport Boulevard. // Sincerely, fF / 'Name: Address• ' J Hoag Memonal Hospital Presbytenan Master Plan Resoonses to Comments Letter 197 Anthony Rowe October 28, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:1 rojws\Newpoft 00 \RTC\RTG012208.dw - 3 -611 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projeds \NewponWO08 \RTCIRTC -012208.dm 3 -612 Responses to Environmental Comments Date: lid " Tg: City of Newport Beach Planning Department RB: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 198 RECEIVED BY PIANNING DEPARTMENT NOV 05 2007 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement forHoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly eominuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take Specific steps to comply with the limits initially established. Cogeneration Plant —'£he cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset. View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Catxg!ius Lirtirtm — Recently installed fighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hong has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this ptoblem. La dSt gaping —We believe the hospital must live by its promises, and, drat all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, 2 3 0 Name:.a.W. lY ' Address 2 3 0 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 198 Zeynel and Martha Hosafci October 29, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a.portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Projeds WBWponWO08 \RTC\RTC- 012208.doo 3 -613 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West "Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual q uality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Praj� ewponW0 RTCWTC•012208AM 3 -614 Responses to Environmental Comments 1, ry Mir: l �. � '-F- To: City of Newport Beach Planning Department U: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 199 RECEIVED BY PUNNING DFARTMENt Nov U5 2007 CITY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned eotmnunity regulations, =it development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents livuig adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. nis noise negatively affects our quality of life. 1 am strongly opposed to Heag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneggin n Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. k9wof Campus C.Igb — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this pmbiem. Landscavitu: —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amcndmcnt to rules governing development at Hoag. - I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby cotnmunifies, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, p Name: Ed 3 Address: C e IV ,} z i q , Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 199 Edith Hanlon October 30, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R9Prolens \New oft%JOWRTCRTC- 01220&d. 3 -615 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24-Inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation .system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ProjeM \NewponV 0O WTCiRTC -0122 .dm 3 -616 Responses to Environmental Comments r } Date:''..._.._. To: City f Ne rt Fieach Planning Department %E�. impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 200 RECENED BY P1ANNtNCM DEPARTMENT Nov o-3 2607 CITY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent: request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital.. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Ilighway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: N j§§ — Residents living adjacent to Hoag are subjected to relatively high levels of noise on e nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant ­'rhe cogeneration plant Iioag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should roquire Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Cgtlt s Lighting — Recentiv installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed: a long -term solution to this problem. Landscaping - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag, I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park. and those who drive by Hoag on PCH Address: fj &) �.in.�{ " lif �+� `1U 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 200 Seth H. Davenport October 30, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Proiem \Newpor1U008 \RTC\RT00012208.dw 3-617 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport. Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R ;Wrojws\W wpon0008 \RTMTC- 012208.doc 3 -616 Responses to Emironmental Comments Date: 10 S(v o� Letter 201 P`"`'= W NOV, 05 2007 19: City of Newport Beach Planning Department `Rtr t+e M !!if Tf Vf l ar s,A� $�: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding. the impact of Hoag Hospital on the quality of fife of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the followitW. Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogaaerotion Plant - The cogeneration plant Hoag built on. its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hong to install equipment to eliminate: these plumes prior to allowing any further development .I owM C_ tguq Light €nom - Recently installed lighting systems on the. lower campus produce light . more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscagimt -We believe the bospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include (he above concerns in, the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby contintinitics, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: E�Cnr'r^- Address: zoo A U Wed'i e Ce %e C,4 q7 A,&5 3. 4 Hoag Memorial Hospital Presbyterian Master Plan Letter 201 Donna Cook October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R iProje slNewpolUW RTGNTC- 012208, O 3 -619 Responses to Environmental Comments Hoag Memorial Hospital PresWenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as .part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West .Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of.green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Prgeosu�wpoft a"e RTMRTC•01 220e.doo 3 -620 Responses to Environmental Comments Date: iD Z9l o To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 202 RECENED By KANNING DEPARi'MEW NOV 05 2003 CITY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of.Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences; and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my coneems are the following: *T, oise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original,plauned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. C{�gnemtion Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset. View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. lower Recently installed lighting systems on. the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. ]long has agreed to temporarily turn off dim lights, but has not yet proposed a long -term solution to this problem. L4n¢agapjllg —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEER. or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and thane who drive by Hoag on PCH and Newport Boulevard. Sincerely, C�J � Nat �7� 21JQJ.�I Address: ,i4a -r,u2 - 35 9 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 202 Jay and Noelle Miranda October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2. Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright..Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\ Projem \HowportU009ViTORTG012209.dm 3-621 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • 'Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAP,oleM\Newpoft WO RTC\RTC•01@ O.dm 3 -622 Responses to Environmental Comments Date: lO s 3r,—o-7 To: City of Newport Beach Planning Department M-: Impact of Hoag Hospital on Villa ,Balboa Residents Dear City Planner, Letter 203 RECEIVED BY PLANNING DEPARTNEW NOV 05 2007 UY OF NEWPORT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: lvoi •e - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed 1 to Hong's request to lit 'the sound limits specified in the original planned community regulations and development agreement negotiated in 1492.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration PlaM The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling lower plumes, both of which are unsightly and degrade the quality of life for residenui and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development. owef ipus Li hg_tmg- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. [ andscaping -Wo believe the hospital must live by its promises, and that all the landscaping promised during Hong's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEiR or approval of any amendment to rules goveming development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, �Qs1 Address:& „ S 0 Hoag Memorial Hospitat Presbytenan Master Plan Responses to Comments Letter 203 Ryan Ross October30, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining. wall project. R: \PMeo $%N.eotlU008WTCNRTC-012209.dw 3 -623 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Projens\Newpod\JD RTC \RTG012208,dw 3 -624 Responses to Environmental Comments Date: _ w , To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, ,jter 204 PIANNIN& DEPART&M NOV 05 2007 F � r I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Haag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on PaciSc Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Voise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits. initially established. Cogeneration Plant- The cogeneration plant Hoag built an its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. i- -0wer Campus Lighting - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Haag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. l.andscaaing --We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2067 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules goveming development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, - Address: Ep✓ it Ld f-,." j� L/ Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 204 Jacquelyn Janzen October 27, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R,Tmjws\NewpodU0081 TC\RTC- 012208.dm 3 -625 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. RAProjedsWewponU00 iTORTC012208.d« 3 -626 Responses to Environmental Comments Date: 4,J/ t f To: City of Newport Beach Planning Department Rg; Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 205 I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned .community regulations, and development agreement for.Hoag hospital. Hoag is_ located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific. Coast Highway and Newport Boulevard, as will as other nearby surface streets and Sunset View Park, Among my concerns are the following:. else — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basic. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations 1 and development agreement negotiated in 1992.1 believe Hoag should he required to take specific steps to comply with the limits initially established CQgMMgicn Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to elimiuste these plumes prior to allowing any further development. Lower Camous Lighting — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area diroctly adjacent to hundreds of homes. Hoag has agreed to tomperadly turn off these lights, but has not yet proposed a long -term solution to this problem. Lartdscaning —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's pracsntation to the homeowners in early 2067 should be installed in a timely fasbion.prior to certification of the SEIR or approval of any amendment to rules goveming development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Pant, and those who drive by Hoag on PCH and NewpoR Boulevard. Sincerely, Name: r =�1 Address: d � £ tL ✓^ -}� -.1 Sft f (f! l �'��$ At J,LF�fFI._,: 3 0 Hoag Memorial HospYal PresWerlan Master Plan Responses to Comments Letter 205 F. C. Shaw October 31, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:\Proje V4ewponWOMarC\RTC•012208.dm - 3 -627 - Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four . fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are. installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wildflowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1Rmietl5 Newpod00081RTCWTCG012208.dm 3-628 Responses to Environmental Comments Letter 206 RECERED BY PLANNING DEPARTMENT Date: at I' 07 NOV (05 2967 To: City of Newport Beach Planning Department C!'Y OF NEWPORT BEACH RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general Ohm, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: ,Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I ain strongly opposed to Hong's request to lift the sound limits specified in the original planned community regulations an opnten a -me e o is e in 1992. 1 believe Hoa sou o Flo cornplr with the limits mina y establtshed.- Qggo Plant -The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. I believe me City should r- uireHoaa to install equipment to eliminate these plumes prior to allowing smy further developtnem. Lower Campus Liahtins W_ Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to ten ararily to off these lights, nt h s not yet roµyaed a n -term solo "on ie;this p nble �' !Y't -°Y' oh4a", fi�#yyJ�"ii- ,as�o.�r _ an 9--we elievc must live q its promises, and that SIl the landscaping 4 promised during Hong's presentation to the homeowners in early 2007 should be installed in a rimer fashion prior tr certification of tho SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcorning Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCIi and Newport Boulevard. Sincerely, � ?Name: �O n +aC Address: l4* Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 206 Janice and Charles Sparrer October 31, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R:Tmje=e NewconW"o RTOM-01 zz0e.doc 3 -629 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R9Proiws Wewpon \IOOB1RTORTC-012208.dm 3 -630 Responses to Environmental Comments Letter 207 RECEIVED BY PLANNING DEPARiMENI NOV 05 2007 Date: _._._._ CITY OF NEWPORT BEACH T_s: City of Newport Beach Planting Department JtF: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences. and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations 1 and development agreement negotiated in 1992. l believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plgrlt - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park:. We believe the City should 2 require floag w install equipment to eliminate those plumes prior to allowing any further development. wor Campus Lighting -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hong has agreed to temporarily trim off iliese lights, but has not yet proposed a long -term solution to this 3 problem. Lana � � , -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should W installed in a 4 timely fashion prior to certification of the SE1R or approval of any amendment to rules governing. development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard, Sincerely, 4 y - w 2 ?' Address. , , Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 207 Kenneth Arenson No date Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. a:wNee=\Newpm WD08,Rrcwrc-012208AW 3 -631 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. •; Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\Proje \LS porWGOS \RTC \RTC- 012208.dm 3 -632 Responses to Environmental Comments RECESV 6 4etter 208 Pl AJdNIt, }Ayti SST ROV 05201 Data: ff'..'_a_ SIT, C* NE R3 50 To: City of Newport Beach Planning Department RE: impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital, Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Npig — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further development. I over -=Ills IJ frog - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. landscaping —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SLIR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental tuviromncmal Impact Report, and will take clear action to protect the quality of life for residents of n=by communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: '. Address: s Hoag Memorial Hospital Presbyterian Master Plan Letter 208 Jeff Gregory October 30, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be. adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the. cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Proj acts \NewponV008V TC \RTG0122M.doc 3 -633 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:WmjeaMewpmR10 RTORTC -012 08.dm 3.634 Responses to Environmental Comments Letter 209 RECENED BY ANNING DEPARTMENT Noy u) Z007 � Date: „- Vi 1 IVvVP � RT 3FAC t To: City of Newport Beach Planning Department XF,: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag hospital. Hoag is located in close proximity to hundreds of residences, and is visible w visitors to our City arnvcling on Pacific Coast Highway and Newport Boulevard, as well as other natty surface streets. and Sunset View Park. Among my concerns are the following: Not - Residents living adjacent to Hoag are subjected to relatively high levels of noise it nearly continuous basis. This noise negatively affects our quality of life. 1 seer strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant -The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should 2 require Hoag to install equipment to eliminate these plumes prior to allowing any further - development. L w -Ca- nr�s i hting - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily tuna off these lights, but has not yet proposed a long -term: solution to this problem. Landsc1VLng -.We believe the hospital must live by its promises. and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a Q timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental. Environmental Impact Report., and will take clear action to protect the quality of life for residents of nearby uonnnun,ities, visitors to the Sunset View Park, mid those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: KcC.i' -. Address: -/1 3 i' t-V '� :...)- .w....''� « c?.? 1 �, fV ffct,@-h `"'#• -'� "�/YC ] �G'# -i'Li- '% /'L �� � � C.. J i3 f t �: c.��c.�:� �. �,��i�• . Hoag Memorial Hospitel Presbyterian Master Plan Responses to Comments Letter 209 Carol DeRoche November 1, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAPTojwswewponuW RTC \RTC-01 2208.dm 3 -635 Responses to Environmental Comments Hoag Memonal Hospital Presbyterian Master Plan • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. a:wroledswewpohW MRTDRTC- 0122OM= 3.636 Responses to Environmental Comments Letter 210 iiibaudo 2 ti Cilgvey Lane No. 320 Newport Beach, CA 92663 16 May 2007 RECENED BY PLANMNG DEPARiMEM NOV 0 12007 Mr. James Campbell - Senior Planner City of Newport Beach CffY OF fYEMRI BEACH 3300 Newport Blvd. Newport Beach, CA 92663 Re: Hoag Hospital Master Plan Amendment Dear Mr, Campbell, As a resident of 260 Cagney Lane for the past 24 years I must strongly protest the proposed amendment to the Hoag Hospital Master Plan. Usually hospitals request that the noise level be kept down in their zones, i.e. "Quiet Please Hospital Zone`. Hoag is requesting just the opposite. Since 1992 we at Villa Balboa have been subjected to constant construction along two of our borders. We have tried to cooperate with their plans, but our patience is wearing thin. No other community in the city of Newport Beach has had to live with these conditions for such a long period of time; and, we have at least 4 to 5 more years of this type of activity to contend with. Over the years we have had some noise problems on the service road; but nothing that was not addressed and corrected. Having been to almost every meeting regarding the Hoag Hospital Plan, including Parks Commission, Planning Commision, City Council Meetings, and every other meeting called by Hoag, I have learned that sometimes the issue presented by the hospital is somewhat of a diversion from the real issue. The loading dock noise i-s something that hasn't changed in all the years I have been here, therefore I strongly feel the real issue lies somewhere else. I firmly believe the hospital is looking for a way to justify the fact that they cannot meet the noise restriction at the power plant (cc- generating facility), and this is a way to circumvent that problem. The plant should not have been built in the first place. If you check you will find that the 2 facility probably exceeds the 55136 noise level and that. is the real reason the hospital is asking for this amendment. Their response is that "We are still testing'. I understand that recently measurements have been taken at the co-generation site. We had people present at that time and the 5513b level had been exceeded. Mr. James Campbell- Senior Plainer page two 5 -16-07 Please give this your attention. It is a very important issue to all who live in Villa Balboa, Villa Versailles and Newport Crest. S er Y Ynurs, Ross Itibaucla :b Hoag Memorial Hospital Presbyterian Master Plan Letter 210 Ross Ribaudo May 16, 2007, Received November 1, 2007 Responsel Hoag is an existing medical facility that has been located in the City on the Upper Campus since 1952. The existing Master Plan adopted by the City in 1992 identified on buildout over approximately 20 years (year 2012); the proposed Master Plan Update anticipates buildout in 2018. Thus, the long -tern buildout of Hoag has been assumed for many years. The City's Noise Ordinance requires that all noise - generating activities be limited to the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on Saturdays. No noise - generating activities shall occur on Sundays or national holidays in accordance with the City of Newport Beach Noise Ordinance., Response 2 With respect to the existing cogeneration facility, the Noise Ordinance regulations apply to this use because this facility is not a mechanical equipment operation that would be regulated by the current Development Agreement. Residential areas that are within 100 feet of the Hoag property line would be protected by the Zone 3 — Mixed Use Residential criteria. The noise criterion for Zone 3 is 50 dBA (Leq) during the night and 60 dBA during the day. The noise levels for the cogeneration facility are below the nighttime criteria of 50 dBA contained in the Noise Ordinance. With the current equipment in operation, the noise levels generated by the cogeneration facility are in compliance with the Noise Ordinance at Villa Balboa. Please also refer to Topical Response 1. R:1ProjedsWe poNVJ 08 iTC1RTC•012208.dm 3 -637 Responses to Environmental Comments lorb /�07 Letter 211 ftil t4 Y Date: V dir n : City of Newport Beach Planning Department C11Y®i e (a ,� np : Impact of Hoag Hospital on Villa Balboa Residents R! j�� Dear City Planner, I am writing to express my deep concern regarding the -impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Haag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling an Pacific Coast Highway and Newport Boulevard, as well as Wier nearby surface streets and Sunset View Park. Among my concerns are the following: Sgim -- Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly apposed 1 to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992,1 believe Hoag should be required to take specific steps to comply with the limits initially established. oae±±e »tion Plane - The cogeneration plant Hoag built on its ]ewer campus emits combustion produets, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Li tine - Recently installed lighting systems an the lower campus produce light more suitable for a stadium than for an area directly adjacent to aundrods of homes. Hong has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution m this problem. Laudscanin¢ -We believe the hospital must live by its promises, and that all the landscaping 4 promised during Hoag's presentation to the homeowners in -early 2007 should be installed in a timely fashion prior w certification of the SEER or approval of any amendment to odes governing development at Hoag. I hope that the City will include the above concerns in theupcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Haag on PCH and Newport Boulevard. Sincerely, Name: 1'.�ll~•t IFti�"% � -71cZ O rzw 1-0 7. Address: . Irt t > 1 Jn-,/, 611 % � `�l z� I ' �� H066 T6 'TEIm kfvv "�, -TKT `? j i�J�. ✓'Y�IJr�:. r�.5r ",r` rt, `�" ?^,v�C"r 5 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 211 Mary Petropoulos October 25, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R.1Projeos\NewporNOW8 RTQRTC -012 08.dw 3 -638 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Response 5 At Hoag, 20 trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. B:WroiwsWewponU"9 TCWTC- 01 22NAW 3 -639 Responses to Environmental Comments Date: To: City of Newport Beach Planning Department C i. `ry9 N4 Impact of Hoag Hospital on Ville Balboa Residents Dear City Planner, 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the ity of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located inclose proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Letter 212 Naise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to lift the sound limits specified in the original. planned community regulations 1 and development agreement negotiated in 1942. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park: We believe the City should require Hoag to install equipment to eliminate these plumes poo. to allowing any further development. bower Calrtp — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Ixndscaning —5'Ve believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a. timely fashion prior to certification of the SEIR or approval of any amendment to roles governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sl1iGCltClir�/ r f >':✓P f ,e; �7� Name: Address: 4 / F //ttom f F 2 rd Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments Letter 212 Scott Mitten October 26, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: \Project \Nmpor00008\RTC \RTC- 012208.dw 3 -640 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ Projects \N"portWOWRTC%RTCG012208.doc 3.641 Responses to Environmental Comments Letter 213 �-J A /Iffi J I 14 17? �-J A /Iffi 'Ail I 14 17? 'Ail I ZK� 079-t 10 f ee, —5; , JUIX ;74/ Az, /lL f Kv rin A / ty Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 213 Scott Mitten October 26, 2007 Responses With respect to property values, CEQA Guidelines §15064(e), Determining the Significance of the Environmental Effects Caused by a Project, states: Economic and social changes resulting from a project shall not be treated as significant effects on the environment. Economic or social changes may be used, however, to determine that a physical change shall be regarded as a significant effect on the environment. Where a physical change is caused by economic or social effects of a project, the physical change may be regarded as a significant effect in the same manner as any other physical change resulting from the project. Alternatively, economic and social effects of a physical change may be used to determine that the physical change is a significant effect on the environment. If the physical change causes adverse economic or social effects on people, those adverse effects may be used as a factor in determining whether the physical change is significant. For example, if a project would cause overcrowding of a public facility and the overcrowding causes an adverse effect on people, the overcrowding would be regarded as a significant effect. No documentation has been provided to support the suggestion that the ongoing development of Hoag has negatively affected the property values of surrounding existing development. With respect to carcinogens, please refer to Section 3.3, Air Quality, of the Draft EIR which includes a health risk assessment. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. R: \Projec \NW ponU008 RTC1mC•012208.dac 3.642 Responses to Environmental Comments Nancy A Knight 270 Cagney Lane, No. 301 I Newport Beach, CidiR)rnia 92663 October .23, 2007 James Campbell, Senior Plwiner City of Newport Beach 3300 Newport Blvd. Nowport. Beach, CA 921663 Re: floag Hospital SEIR f)ear Mr. Campbell, 111�lvrtF,% OCT C111YOA �q -;*7 Letter 214 I uas dismayed to read the Supplemental Environinental lrnpjct R-epiIl lAlhinit-ted by Hoag Hospital. I am particularly conccnw-d --w-'r 6 I II- - t, 'i- I-- 5 Wf: 'ZI request to amend the general plan with respect io noi--ie T-b01,'- were ncgotiated in 1992 in ocdet to give some" pro-lection �O lix, residents. Floag should be required to take whio�ner ;Aqns come into compliance with the noise limits in the general plarl. Ano(her source of concern is the cogeneration plant. The Njfld;!I� :-,iAl'is o . ��T'd " ugly. The recent coat of paint is a slight but the ,�c scs rec -n promised to Villa; alboa residents 11,ist Nl-arch has yet vo 'aPpe'U. fje 2 plumes emitted by the cooling towers are onsi PlIv. ThWvL- is available to correct the plumes and most cities Vc.quirc 'such n-,'Vtd . UO!on before allowing the construction of cogeneration plants in a t:-sidte'mbal af e,i. f Contrary to the assertion in the Noticc or Akff-�Jabiliiy, the rocinll construction of new parking on the lower campus has r1sulted in si-;nlfi E C -"IFIk new sources of lighting and glare. The lights cuv so bright residents �W-)' 3 turn on their lights to read. The lights adversely affiect tbost� %vku Sonset View Park in the evening. Before the City grants any amend,"Ino to the general plan I hope it wilt require Itiodifica-lion lights. of the I I hope the City will take the action 1IeCeSSaTy LO pl-011--ct the quOity ofH,1- 11>r nearhyresidents and visitors in considerine, Hoag's r"Joesm Vury troi-N y-ouq. �� -�14� , kc--' Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 214 Nancy M. Knight October 23, 2007 Response 1 Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping, including landscaping at the cogeneration facility. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation R: \Pr*cs\NewpWW008\RTC \RTC- 01MO.Ow 3 -643 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. R:\Projects\Ne 0GMQ008\RTQATG012208.dw 3-644 Responses to Environmental Comments Date: So: City of Newport Beach.Planning Department Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 215 I am writing, to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to Our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise - Residents .living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cou„gration Plant - dire cogeneration plant Hoag built on its lower campus emits combustion. products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Cam1us Li&m& -- Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes, Hoag bas " agreed to temporarily turn off the li ts, b was n yet pro a long sot to to (III's t Tce+ p problem. ����� ys✓t�Gf�Yu ?veivoby q �' t ear eve o as tt must live b romtses, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing, development at Hoag. i I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will lake clear action to protect the uali of life for residents of nearby communities, visitors to the Sunset View Park, and those w o drive 67 oag on and Newport Boulevard, Sincerely R yl �/ Y i�+ r f-f4ie- t` i:cl 470 Name: j- d{� �C9 artlt py{,�` Address: i J' 3 4 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 215 Linda and Ed Sherman October 27, 2007 Responses Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R9ProleCS \N"PGnW008\RTCIRTG012209.dm 3 -645 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Projeo \Nmpod " \RTC\RTC- 01 2208.dw 3 -646 Responses to Environmental Comments Date: October 29. 2007 I o_ City of Newport Beach planning Department RI?: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner. Letter 216 RECEIVED er PANNING DEPAMMEW NOV O1 2QQ7 � , i am writing to express my deep concern regarding the impact of Hoag Hnspital on my residence at 210 [.file Lane 11314, Newport Beach. Ca.. In light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located just steps away from my residence at the 210 Lille €.anc Building. Among my concerns are the following: NRisc — The location of my home is adjacent to Hoag and as such 1 am subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affect.-, my quality of life. I am 1 strongly opposed to Hoag's request to lift the sound limits specified in the original planted community regulations and development agreement negotiated in 1992. 1 believe Hong should be required to take specific steps to comply with the limits initially established. Cogeneration 1'laflt - - -- The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life Ibr residents and visitors to the Sunset View Park. We believe the City should 2 require Hong to install equipment to eliminate these plumes prior to allowing any further development. I.owerCampus LiZ41ing -- Recently installed lighting systems an the lower campus produce light more suitable for a stadium than nix an area directly aijncent to hundreds of homes. Hoag bas agreed to temporarily turn off these Eights, but. has not yet proposed a long -teat solution to this problem. i.andscapting - - - -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should he installed in a timely fashion prior to certification of the S61R or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hong on PCH and Ne"rt Boulevard, L314---- Newport Beach, Ca. 92663 G! J.H. SIFROONIAN, INC. 2756 N. PARKWAY DRIVE, FRESNO, CALIFORNIA 93722 CORPORATE OFFICE (55s) 271S-1110 FAX (559) 275-3557 Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Letter 216 John Siroonian October 29, 2007 Response 1 Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. RAPtge=Newponll00 T0RT"1MS.dm 3 -647 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Pmjeds \Ne nUOOeRTMRTG012MAOe 3 -648 Responses to Environmental Comments Dr. Paul Wolotsky 270 Cagney Lane, Unit 114 Newport Beach, California 92663 949 - 642 -6033 October 30, 2007 City of Newport Beach Planning Department Attu: James Campbell, Senior Planner 3300 'Newport Boulevard Newport Beach, California 92663 RE: impact of Hoag Hospital on Villa Balboa Residents Dear Mr. Campbell and the City Planners: Letter 217 RECENED ®y Pt"NING DEPARTMENT NOV 01217 UY OF NW RT BEACH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents (of which I am one), especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: • ise -1 and other residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life_ I am sttvttgly opposed to HoaWs request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established • Cc+aeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park I and other residents believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. • Lower Caws Lighting - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily rum off these lights, but has not yet proposed a long -term solution to this problem. • fandscaoinit -I and other residents believe the hospital trust live by its :promise`;, and that all the landscaping promised during Hoag`s presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard Thank you very much for taking the time to understand my views on the matter. 4�� Paul Wolotsky, MD, Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 217 Paul Wolotsky October 30, 2007 Response l Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. R: Projects \NewP0AW008WTDRTC- 012208.doc 3.649 Responses to Environmental Comments Hoag Memonat Hospital Presbytenan Master Plan Responses to Comments • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six' months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:wmjwswewpoft OMB\RTCwrC- m220e.dm 3 -650 Responses to Environmental Comments Letter 218 BY �N D ANttWFfv CITY NOV 01 M7 October 30, 2007 CITY O c /9 ! i� 'ht To: The city of Newport Beach Planning Department ld RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planter, My parents first moved to Villa Balboa in 1995 because they Mt that it was the perfect place to retire when that time came. Back in 1995, Villa Balboa was picture perfect. Their unit, which faces the ocean, had a view of Sunset View Park with landscaping that extending out, which blocked the view of Pacific Coast Highway (PCH). This resulted in Villa Balboa being a quiet gated community with a perfect ocean view. After some time however, construction began, which cut away most of the landscaping next to Sunset View Park, which resulted in an increase in noise level which came from PCH. (This was noise on top of all the construction noise that has been going on.) Furthermore, more noise was created by the cogeneration plant that was built. My parents feet they have been more than reasonable in dealing with all the noise due to the content construction, the noise from PCH, and the cogeneration plant„ However, now, Hoag has requested to amend the sound limits so they can make more noise. This is just unacceptable. To subject the residents of Villa Balboa to more noise substantisfly interferes with the enjoyment of our property. The noise level currently is even too loud; therefore, to allow Hoag to increase the noise level would be unreasonable. Another area that has impacted my parents is the interference in the ocean view that they loved so much. While it was a perfect view before, now, depending on what time of day you step out, either you will see the ocean or you will see a huge puff of smoke which obstructs the whole right side of our view. This was the main reason my parents fell in love with Villa Balboa And now slowly, Hoag is taking away their perfect dream home piece by piece. Back in 2005, my parents received a letter from l,angson'frigg, the Vice President for Facilities Design and Construction for Hoag Hospital. The letter stated, "The steam is a by- product of the testing, both will be eliminated once the Co- Generation plant is in full operation." 1 still frequently sac steam coming out of the plant and this letter was fom 4 2005. Either Hoag is still conducting tests, or they can not keep their promise and therefore, they must ask the city to amend the restrictions placed upon them. 7'o grant such requests by Hoag would be a serious injustice to the residents of Villa Balboa and the hundreds of people who walk through Sunset View Park. In conclusion, my patents hope that the City of Newport Beach will understand the burden the Villa Balboa Residents have gone through and will consider these burdens when evaluating what actions to take regarding Hoag's requests. Due to the fact that English is not the primary language of my parents, if you have any questions regarding this letter, please contact Jimmy Lee at 949 -502 -0971. 1 thank you for your time. Best regards, Jimmy Lee Representing Dal and Young Lee 200 Paris Lane Unit 210 Newport Beach, CA 92663 Hoag Memodal Hospital Presbyle/ian Master Plan Responses to Comments Letter 218 Jimmy Lee October 30, 2007 Responsel With respect to existing noise levels from existing roadways and Hoag, please refer to Section 3.4, Noise, of the Draft El R. Please also refer to Topical Responses 1 and 3. Response 2 Please refer to Topical Response 3. Response 3 Please refer to Topical Response 1. Response 4 Please refer to Topical Response 1. R9ProjeCSWe.p nWOOMTCVRTG012208.dw 3 -651 Responses to Environmental Comments V,. _S6/. zO� 1A<ai —P Rz . 218 �ew#�sori,��,.e�c�i,�aPf�ovdu 926b3 RECENED Better 219 PLANNING DEPARTMEw OCT 31 2�;'.i UY OF NP,` ?EACN } �y+.n,Nvv ,.+{ -a.. �9k�b^, >,t„^�anntw•„n <.:,..,�, ,f.,d�"�%y�nrz.i`rn.���.G- Hoag Memonal Hospital Presbytenan Master Plan Responses to Comments Letter 219 Verna D. Mattox October 27, 2007 Responsel With respect to the cogeneration facility, please refer to Topical Response 1. While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting and landscaping of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. With respect to the landscaping of Hoag, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 200710 provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. R: \PrOJWSlNewponUID RTC\ATC -012 W.000 3 -652 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request* of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. SAPmjeosW .portl10 TMRTC•01P2 sd. 3.653 Responses to Environmental Comments Letter 220 November 3, 2007 frG. 141rcr�, Mr. James Campbell, Senior Planner Np ,1 krt City of Newport Beach �� /I aV 1fffJ� Planning Department �f OF 330 Newport "d. 9266 3 i Newport Beach, CA 92663 D �1 4.� Re: Hoag Master Plan Amendment Dear Mr. Campbell: I am writing this letter on behalf of myself, and my husband, Maurice Quirk. - We presently reside at 200 Paris Lane, #213, in this beautiful city of Newport Beach, Our condominium, which we own, is located within the Villa Balboa/Seafaire complex. My home is on the 2N° floor, and is situated directly over Hoags Co- Generation Plant. I am writing this letter in hopes that you, the Mayor, and the City Council will hear our pleas for help I i I I want to first say that I feel that Hoag Memorial Hospital is a wonderful hospital facility. Should I need medical attention, it is the only place that I would want to be. However, Hoag Hospital has made the choice to be a dreadful, spiteful neighborto our community, and to our residents, in the following paragraphs 1 will tell you the facts, as I see them, and why I feel this to 1 1 be true. At the same time, I am pleading with you not to approve the amendments Hoag is asking to J} amend, with _regards to the 1992 Hoag Master Plan. A year ago, our Villa Balboa Board of Directors elected and appointed a Hoag Executive Committee to interface with Hoag Memorial Hospital. Our committee, as you are well aware, has tried, through numerous meetings with the Newport Beach Planning Department, the Mayor, Hoag officials, and Government Solutions to try and work together, as good neighbors, to rive in Peaceful harmony. Unfortunately, to no avail, no accomplishments have been made. Therefore, I would like to address the following subjects with respect to the amendments Hoag is asking to change, with regards to the 1992 Master Plan: (1) Co- generation Plant (2) Noise Levels (3) t.ighting (4)Government Solutions, (1) Cogeneration Plant At the time the co- generation plant was under construction, our community was Invited to participate in meetings held at the Hoag Conference Center. These meetings were run by Debra Legan, Hoags Vice President of Marketing & Corporate Communications, as well as Mr. Langston Trigg, in charge of their Facilities and Design Center. At these meetings, when we questioned Mr. Trigg regarding the vapors, condensation, plumes, gases,etc, that were being emitted by this facility, we were told that this was happening only during the "testing stages' of the plant. Once the plant was operational, we were told, we would see none of this. Well, Mr. Campbell, I wake up every morning to this, I see it every day, every afternoon, every evening, and even in the early hours of the AM. R is constant! I had an opportunity to question Mr- Trigg about this, in spring of this year, and I asked him point -blank about this issue. His answer to me was, and I quote him °well, what i told you was that it wouidn t be all the time." Mr. Campbell, this is an untruth, and only one of the many, untruths and beliefs that Hoag has bestowed on our community. I have first - hand knowledge to know that technology is available to fix this problem. However, Hoag continues to insist that such technology does not exist whatsoever!!!! H It is atso my understanding that Hoag was quite possibly offered the opportunity to install such technology, prior to the construction of the facility. Evidently they cared little about the health of nearby 2 Cont. neighborhoods with their decision not to implement this technology. Hoag Hospital, whose primary purpose in life is concerned with health, needs to consider the health of our Villa Balboa residents. The pollutants, gases, emissions, plumes,etc. that are emitted by this co- generation plant are dirty, disgusting, and harmful, to say the least. if Hoag Hospital cares so much about technology to improve patient heaith....do they not care about us ? ?? I guess nottlll! In addition, Hoag should consider that they have ruined some of the beautiful ocean views that existed not long W. This is so true, In my casel In addition, what about the views to be seen from the yet- to- be developed Sunset View Park ? ? ? ? ?? Those beautiful views no longer exist! Something must be done to remedy this situationlH (2) Noise levels On many occasions, during Hoag construction, I have been awakened prior to 6 AM in the morning, most recently two weeks ago, on a Saturday morning. Trucks arrived on the lower campus prior to 6 AM in the moming, to resurface the large parking area lust north of the new child care facility. When we tried to discuss this issue with Hoag, we were made out to be liars, Mr. Campbell. Even when we have date /time stamped pictures to address the fact, we are told that no, noway did this happen ...... ............ .itjust didn't occur .............. .Well, Mr. Campbell, this did happen...... and it happens on an extremely regular basis. Hoag chooses, unfortunately. to just thumb their noses at us111111!!! MI IEI The noise levels that Hoag is asking for amendment on, in this SEIR, should never be ralsedilil Would this be acceptable in other areas of Newport Beach? ? ? ? ?? I don't think so Hoag has asked that there be no noise level controls in the loading dock/trash areas, 4 which are adjacent to the Villa Balboa property. How dare they ask for this? ? ? ? ??? This is totally unacceptable for this wonderful city of Newport Beach, that we live in!I Wouldn't granting them this concession, set a precedent for other areas of Newport Beach ? ???? (3) Lighting on the lower campus. A couple of months ago, lighting was installed In the parking lot of the lower campus area, in which ! live. When it was turned on, it was so bright that I could sit in my unit and read a newspaper. Something must be done to address this issue ........... this is not acceptable, whatsoever!!!! We have asked Hoag if we can help them with this Issue, by making suggestions regarding the lighting. Hoag again chooses to totally ignore us, and once again thumb their noses at us. Again, this lighting situation must be fixed 1111! (4) Government Solutions For the last year, we have met regularly with Hoag's PR firm, Government Solutions. They would graciously come to our board meetings, bring cookies, and show slides and charts /drawings, of all of the wonderful ways that Hoag was going to work with our community, as good neighbors. Well, Mr. Campbell, after all of the "dog and pony show" meetings with Government Solutions, as well, as regular meetings with our committee, now of these "good neighbor" policies have been put into place. Wouldn't all of the $$$$ that Hoag has spent on Government Solutions, have been put to better use addressing the small amount of issues that we have with the hospital????? Mr. Campbell, i would respectfully hope that this SEIR is not approved, as written, and that Hoag will make some attempt to become a better neighbor to our community of Villa Balboa, as well as to the City 1 of Newport Beach. Hoag should try to live in better harmony with its surrounding neighbors, so that we II} 7 can all enjoy peaceful existence upon this earth. Thank you so much, and please, Mr. Campbell, Mr. Mayor, and city Council, hear our pleas for helpl!!! I Sincerely, 'z Mrs. Gloria Quirk 200 Paris Lane, b213 Newport Beach, California 42663 (714) 403-8686 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 220 Gloria Quirk October 30, 2007 Responsel The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1 as well as Section 3.3, Air Quality, of the Draft EIR which addresses air quality and health risk. Response 3 The City's Noise Ordinance restricts all noise - generating activities to the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on Saturdays. No noise - generating activities shall occur on Sundays or national holidays in accordance with the City of Newport Beach Noise Ordinance. The City Police Department or the Code and Water Quality Enforcement officers should be notified of any violations of the Noise Ordinance. Response 4 Please refer to Topical Response 3. Response 5 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 6 The opinions of the commenter are noted. Response 7 The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. R.WrojMsWeWPOM 06\RTCWTC -0122 SA. 3 -654 Responses to Environmental Comments October 29,2W7 City of Newport Beach Planning Department ATTN: James Campbell, Senior Planner 3300 Newport Blvd. P.O. Box 1768 Newport Beach, CA 92659 -991 RE: Impact of Hoag Hospital on Villa Balboa Residents Dear Mr. Campbell, Letter 221 RECEMD BY PLANNING DEPARTMeW NOV OS 2007 CITY OF NEWRORT BEACH I live in Villa Balboa at 950 Cagney Lane #108, Newport Beach. I am very about the impact of Hoag Hospital's recent request to amend the development agreement of 1994 with Villa Balboa and the other condominium complexes that neighbor them. For this reason. I am writing you today. I have lived in Orange County all my life. I was a first -time homebuyer and purchased my unit in 2001. 1 was so happy to live in beautiful Newport Beach and made this major financial decision based on information regarding future development In the immediate area provided to me based on information from this agreement. It was my understanding that this was a fair agreement that allowed Hoag Hospital growth and at the same time preserved the quality of life of the nearby residential areas. Now I am alarmed to team that Hoag Hospital is proposing to change the agreement, which already provided for significant future growth for them. We want to be good neighbors to this prestigious local hospital; however, we expect the same respect and consideration for the area's residential land -use issues in return. I believe their plans will be harmful to both the residential areas that neighbor them and the city of Newport Beach as a whole. I believe that there are limitations on the growth that the property tan support and that growth is already reaching the breaking point. Higher noise levels, increased traffic, greater "industrial" lighting and landscaping issues, as well as the cogeneration plant emission concerns all negatively impact the residential and park areas adjacent to Hoag Hospital. I believe it could also ultimately negatively impact the patients and clients of the hospital as well. I want to add my voice to the concerns that the Villa Balboa Community Association and other residents have raised for inclusion in the Supplemental Environmental Impact Report, so that a fair and appropriate decision can be made. I sadly see the quality of life in all of Orange County declining every year due to greater congestion, noise levels, development, and loss of "green' areas (i.e. trees, grass and vegetation areas). We need our city planners and government officials to help us maintain a beautiful Orange County. Sincerely, Karen Kimball 950 Cagney Lane #108 Newport Beach, CA 92663 Hoag Memorial Hospital Piasbylenan Master Plan Responses to Comments Letter 221 Karen Kimball October 29, 2007 Response 1 As a point of clarification to the commenter, the proposed Master Plan Update Project does not allow for any additional square footage at Hoag beyond what was approved by the City in 1992. The proposed project would allow for up to 225,000 sf of approved but not constructed square footage to be reallocated from the Lower Campus to the Upper Campus. The proposed project would not result in greater levels of noise or traffic (see Sections 3.4 and 3.2, respectively, of the Draft EIR). With respect to lighting and landscaping, while not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting and landscaping of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. With respect to landscaping, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. RdProjeds \Ne.wnrt JO0B RTCIRTC- 012208.dw 3 -655 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. With respect to the cogeneration facility, please refer to Topical Response 1. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. R: \PrgeM \Ne on00081RTC\RTC•012208.tl 3 -656 Responses to Environmental Comments Mr. and Mrs. Richard Fisher 240 Nice Lane #106 Villa Balboa Newport Beach, California 92663 Mr. James Campbell Senior Planner 3300 Newport Blvd. Newport Beach, Ca 92658 -891 Dear Mr. Campbell; Letter 222 RECEND BY November 1, 2007 PIANNING DEPARTMENT NOV 05 2001 CITY OF NBRRT BEACH As new residents of Newport Beach, I a writing to express our concern regarding the impact Hoag Hospital's request to change pre- existing regulations will have on the Villa Balboa neighborhood. We moved into this outstanding development. because of its high standards and excellent quality of life. Now Hoag Hospital wants to lift the sound limits originally agree upon, renege on previously promised landscaping agreements and has a poor solution to the lighting problem on the lower campus parking lot. Additionally, I am very concerned about the cogeneration plant's emission. The hospital should install equipment that would eliminate these plumes, before continuing with development. When moving to this community we had expectations that the city and Hoag Hospital would value Villa Balboa, Sunset Park and the surrounding area. It is my hope the city will not allow Hoag Hospital to amend the regulations and development agreements, but rather the city will have Hoag Hospital meet the obligations it has to the neighbors, Thank you in advance for your serious consideration of my request. Sincerely; j :vim , r �jdf =j e' Christine fisher f; Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments Letter 222 Christine Fisher November 1, 2007 Response 1 With respect to noise, please refer to Topical Response 3. With respect to the cogeneration facility, please refer to Topical Response 1. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium: Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. R: \Pmjeas \Newpon\J"\RTC\RTC -0122 .d. 3 -657 Responses to Environmental Comments October 30, 2007 James Campbell, Senior Planner City of Newport Beach Planning Dept. 3300 Newport Blvd Newport Beach, CA 92658 Letter 223 aecen� sv �LANMNG DEpp:WW NOV 05 2001 Cffy OF NEPORT BEACH Dear Mr Campbell, I am a homeowner in Villa Balboa and have watched first hand for years the development below the bluff by Hoag Hospital. I am concerned about the impact of their new phase of development on the villa balboa community, as well as all residents of Newport who use sunset bluff park. The cogeneration plant is still very loud and unsightly, and has not been adequately screened with landscaping. Because of the dramatic removal of dint below the bluff, the fire access concrete drive is continually cracking and settling. The lighting of the lower campus is way to bright, and not appropriate near residential dev. Hoag Hospital has not been forthcoming with information Regarding the new building below the bluff. Many of my neighbors have expressed similar concerns 1 } } And hope some concensus can be reached between villa Balboa, Hoag hospital, and the city of Newport beach. We hope the city will make available any future development drawings to the liason committee from villa Balboa. Thanks for your time! Alan Lamb 210 lille lane #207 Newport beach, ca 92663 6 cont. Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 223 Alan lamb October 30, 2007 Responsel The potential environmental impacts of the proposed Master Plan Update Project are addressed in the Draft EIR. Response 2 With respect to the existing cogeneration facility, the Noise Ordinance regulations apply to this use because this facility is not a mechanical equipment operation that would be regulated by the current Development Agreement. Residential areas that are within 100 feet of the Hoag property line would be protected by the Zone 3 — Mixed Use Residential criteria. The noise criterion for Zone 3 is 50 dBA (Leq) during the night and 60 dBA during the day. The noise levels for the cogeneration facility are below the nighttime criteria of 50 dBA contained in the Noise Ordinance. With the current equipment in operation, the noise levels generated by the cogeneration facility are in compliance with the Noise Ordinance at Villa Balboa. Please also refer to Topical Response 1. While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wail. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. R:\Pmjeds \Ne p W J0081RTCWTC- 012208,dm 3 -658 Responses to Environmentai Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as . irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 3 Studies were conducted throughout the progress of Hoag's Lower Campus leveling project. Soil movement measurements were taken prior to, during and after the construction of the retaining wall and no measure of movement was indicated. To the best of the ability to monitor, no correlation was found between the cracks and Hoag's project. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. R-. Troiws�NewponV006WTC %RTG012208.dO 3-659 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Response 5 Hoag had proposed Outpatient Building and associated parking structure on the Lower Campus. These structures were proposed to be adjacent to the Cancer Center. Hoag subsequently eliminated these buildings from consideration, notified Villa Balboa that the building and parking structure would not be constructed, and has no current plans to revive plans for these facilities. Response 6 The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. R:wrojwswN monU"o RTCwrC- oizzos.mo 3 -660 Responses to Environmental Comments Letter 224 �� lal iAe rn�o;Ma �_ xnw� seA v;r�s�ar 19�t4.192xrz't��'. lG��27%b'7 < `� lvli,ov+trRCir fnf� d . ..... iry J!Grxii6f REC EWDBY L � �6zll, .Censor / tier ± S e,z yr/ e3h�c PL4NNNG 6EPARTNlFW p. o, I3� 176b" NOV 01 2007 CpOFNaftRT..BMCT ... �1M Gi iC.�.i4BM� � pV) /�G �16c}(3.... CGf7.YYliJf,,.l� 44 /rt CEVST lX�. �isaq p.�..�'. J .0 c/ °rf{.nd T�'o� f�.�g �ras3 ✓.>.� 1 ' �ja.+ -r Ppn�`�. is o,)(,,. ft,��.• t�f lnionj /!i�!/• 5a< /r.d /,� %r.w iTi .FM�s+ /�Ji [. ... CYeY ��•�//7GaT� .�` ✓r+or..F'� H! C/ /Yn ��f ny C.� . 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Fnr.,.+G°s' I .,� lq.U�6°iF�. h,mp ds �[•4,srlsrs+soi.a �ci� 4 �s ..�� J,ry �•,r:., : w.,d aL..�„ orJ�' r'�c7 .%, � r,� �.c��?er'� �.��` �.. � � �i�b�rcl •�ti. f+%7 �s'?++�v,�cr xala �t--r� /+'s°J.sr.� Y#� Co C:/..•.�.�c� �-i%'� .. t..o i�f ra..�ro�' S 1 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 224 Shahen Askari October 27, 2007 Responsel Under the existing provisions of the PC Text, mechanical equipment noise generated from Hoag Hospital shall not exceed 55 decibels (dB) at all Hoag property lines. This noise restriction, which was established prior to the creation of the City's Noise Element and Noise Ordinance, is proposed to be eliminated. Instead, noise generated at Hoag would be governed by the City's Noise Ordinance, except as otherwise provided in paragraphs 1 and 2 below and as depicted on Exhibit 2 -5 (see Section 2.0, Project Description, Exhibit 2 -5 of the Draft EIR). The applicable noise standard at the Hoag property line adjacent to the loading docks shall be as follows: 2. Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles shall be exempt from any applicable noise standards. In addition, the grease pit cleaning, which is exempt from the City's Noise Ordinance because it is a maintenance activity, would occur on a Saturday between the hours of 11:00 AM and 3:00 PM. Existing and proposed noise limits are as follows: 7AM- :10pA9 `. Dayflmia 10.:13[1 Nighltl7 -7 AM .. A Leq (15 min) 70 dBA 58 dBA 2. Within the loading dock area, delivery vehicles and the loading and unloading of delivery vehicles shall be exempt from any applicable noise standards. In addition, the grease pit cleaning, which is exempt from the City's Noise Ordinance because it is a maintenance activity, would occur on a Saturday between the hours of 11:00 AM and 3:00 PM. Existing and proposed noise limits are as follows: Please also refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is R: \Prged \Newport000B\RTC \RTC -012208. o 3 -661 Responses to Environmental Comments Proposed Limit Noise source ::: durrerlt Limit (dBA). Mechanical Equipment at West 55 Legs 70 Leq (Day)158 Leq Tower & Ancillary Building (Night) Loading Dock (delivery vehicles 60 Leq Exempt and the loading/unloading ops.) 80 Lmaxb Loading Dock (non - delivery 60 Leq 70 Leq (Day) /58 Leq operations) 80 Lmaxb (Night) Grease Trap Exempt Exempt Cogeneration Plant (nearest 60 Leq (Day)/50 Leqb 60 Leq (Day) 150 Leq residence) (Night) (Night) a Existing Development Agreement b Based on Mixed Use Residentlal standard contained in Noise Ordinance Please also refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is R: \Prged \Newport000B\RTC \RTC -012208. o 3 -661 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation R: Prgep \W.pon\JOMRTORTC -01220&. 3 -662 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus,.and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 5 With respect to property values, CEQA Guidelines §15064(e), Determining the Significance of the Environmental Effects Caused by a Project, states: Economic and social changes resulting from a project shall not be treated as significant effects on the environment. Economic or social changes may be used, however, to determine that a physical change shall be regarded as a significant effect on the environment. Where a physical change is caused by economic or social effects of a project, the physical change maybe regarded as a significant effect in the same manner as any other physical change resulting from the project. Alternatively, economic and social effects of a physical change may be used to determine that the physical change is a significant effect on the environment. If the physical change causes adverse economic or social effects on people, those adverse effects may be used as a factor in determining whether the physical change is significant. For example, if a project would cause overcrowding of a public facility and the overcrowding causes an adverse effect on people, the overcrowding would be regarded as a significant effect. No documentation has been provided to support the suggestion that the ongoing development of Hoag has negatively affected the property values of surrounding existing development. With respect to health, a health risk assessment was prepared and is summarized in Section 3.3 of the Draft EIR. R: \PmjeM \NewponWOO "RTC -012 08.d. 3 -663 Responses to Environmental Comments N� ELetter 225 OCT MMWG 312007 To: City of Newport Beach Planting Department October 27, 2007 Re: Hoag Hospital and Its Impact on Villa Balboa Residents Dear City Planner. Please be aware that what Hoag Hospital is requesting is not in the best interests of the Villa Balboa Residents. Our unit at Villa Balboa is the largest investment that we have and we need to protect it. The noise that one is subjected to on a daily basis atkets our life. Please do not lift the sound limits that were established in 1992. The Cogen plant is billowing plume. Why does the City not require Hoag to install equipment to eliminate these plumes? Please do not allow any further development. The lower campus lighting is way to strong for the homes in the area. What happened to the promised landscaping? I attended the meeting that promised it would be installed in a timely fashion. Please review carefully any amendment to Hiles governing development at Hoag. l t is 1 imperative that you be fair to the residents of Villa Balboa. We believe in Hoag Hospital and are grateful that we have such an outstanding facility. We are aware that they have all the power and money needed to do as they wish. Please insist that they pay attention to our community. We need your help and support. Sincerely, Josh Milhaan Paula Millman 200 Paris Law #215 5 Hoag Memorial Hospital Presb}nerien Master Plan Responses to Comments Letter 225 Josh and Paula Millman October 27, 2007 Responsel Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual R:\ Projeds WewpoftWOWRTCIRTC- 012208.dm 3 -664 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual. quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 5 The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. fislProjeC \NewponU009aTMATC- 01 2206.dm 3 -665 Responses to Environmenta! Comments Letter 226 " BY '�'2%A PIANNfNG OCT 31 2001 10126107 -ITY 0 NEVORT BEACH Dear caypumAw, o*vd%&q"aucy of Ufeof nearby mdz� a4tpr m"cJv*wuqhta*t&AtA4 by ?toat?(ojpdm4 YowPr'*�*"-fl� NO'r ha� �dla#LY&Of mi#AJ4 4npmXth&ownerje6f *tocondolk 2 of PCf( av, brxLvtt6Wy don& a4%& weO%o"uie%Pecr d%at dw 1,11�110' 2007 010%4&be, 4 dwsFIR orapprova2lof M*W Na4" V. Scb4&&dbeCry 260 Caf+wy La A& #225 NowporV$Oachi CA 92663 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 226 Nancy V. Schiefelbein October 26, 2007 Responsel Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of. the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual R.'PmjeCSV4e .n\JOWRTgara01220e.mc 3 -666 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \Projects\N xpWWOMRTC1RTG012208.dm 3 -667 Responses to Environmental Comments November 4, 2007 James Campbell Senior Planner City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92663 Dear Jim, Letter 227 L.. R RUNYON 200 PARIS LANE, #208 NEWPORT BEACH, CA 92663 I offer the following comments for consideration by the Planning Commission in response to the Draft Supplemental Environmental Impact Report - Hoag hospital Master Plan Amendment. I have Co- Chaired the Villa Balboa -Hoag Liaison Committee since its inception in 2006. In that capacity I and members of the Committee have met in excess of 50 occasions with various members of the Planning Department, Mayor Rosansky, a variety of management level employees of Hoag Hospital, several members of the Hoag Board of Directors, Hoag President, Dr. A£able, members ofHoag's public relations firm, Government Solutions, Inc. (GSI) and numerous neighborhood groups, in at attempt to develop a close working relationship with Hoag in order to achieve a balanced effort in working together for our mutual well being. Our initial meetings were viewed as constructive with some. degree of optimism that Hoag Hospital would be open to working with the approximately 1000 residents of Villa Balboa and the approximately 500 residents of our sister association, Versailles. We attempted to work closely with GSI principals and Hoag personnel to reach points of agreement on how both Hoag and our associations could work together to bring a sense of harmony to our mutual objectives. Members of our Committee frequently expressed our recognition that Hoag Hospital offers superb health care services to the greater Newport Beach Community, with the hope that Hoag would adopt the same sense of commitment to recognize the importance of numerous qualit<, of life issues for the 1.500 residents in extremely close proximity to Hoag's on -going construction activities. Sadly, during the past two months we have come to learn that most of the issues we have explored with Hoag, including those we reviewed with Dr. Afable and members of his Board in early 2007„ and those that were promised to us at a meeting hosted jointly by our Committee and principals o£GSI in March 2007 have not been resolved and there appears to be no meaningful evidence that many of the issues have been given serious consideration. (I will address a number of those issues below.) Our most recent letter to Dr. Afable, hand delivered in September, still remains unanswered after the passage of some seven weeks. Our Committee, and residents of our community, now believe that Hoag's efforts may have been merely a ploy to pacify us during these past many months with little genuinely sincere motivation to work together amicably toward the greater good of both Hoag Hospital and our 1500 residents. Consequently we must now approach Hoag's request for modification of the Master PIan adopted in 1992 with the recognition that while Hoag is well recognized for its health care services it simply refuses to adopt any reasonable commitment to working harmoniously with its neighbors and for the benefit of visitors to Sunset View Park, as well as visitors to Newport Beach arriving from the north via West Coast Highway. Our initial optimistic hopes have been dashed by the multitude of disappointments we have experienced. Trimming of Trees Our early meetings with Hoag representatives, combined with efforts of other Villa Balboa residents eventually resulted in the trimming of trees that exceeded rooflines of buildings on the lower campus.. The effort to accomplish this end bad been on -going for well over twelve years as documented in the local press. The Planned Community Text (PCT), to which Hoag is a primary party, contains a provision that requires Hoag to maintain tree heights that do not exceed rooF7ines_ However, Hoag simply refused to address this matter, in spite of nurerous well - documented requests to do so. Only when Hoag planned to submit a request to amend the PICT did it give any consideration to trimming trees. This type of attitude has been symptomatic throughout our Committee's attempts to negotiate a number of tither mitigation matters that Hoag has refused to address, including matters related to noise and aesthetics, even though a number of practical mitigation suggestions have been offered. While some mitigation measures suggested by the Committee have been endorsed by Hoag representatives, virtually none have been completed.. In some cases we have found that promised actions have not been pursued even though stated as factually being true by Hoag representatives. For example an application to the California Costal Commission for landscaping enhancements that we were told had been submitted was subsequently proven to be untrue_ Unfortunately, this type of behavior pattern has been repeated on several occasions. Scope of Concerns There are numerous issues that are of concern to Villa Balboa residents and our concern on behalf of visitors to :sunset View Park. the forthcoming Sunset Ridge Park, the greater Newport Reach community and visitors to our City_ In particular we are concerned about 2 issues associated with air quality, land use, traffic /circulation, noise and aesthetics, especially with respect to the impact on views. The First three of these issues, air quality, land use and traffic/circulation are, for the most part, rather technical in terms of the impact of Hoag's activities on each of these matters. For the most part we feel that the technicalities of these issues are best left to experts who can address them appropriately in light of the various standards that have been established by governmental authorities. We recognise their importance, but do not posses the in -depth understanding to address effective mitigation measures. Accordingly, t have elected not to further address those 2 cunt. issues here but I do wish to preserve my right to do so at a later date. The more substantive matters of immediate importance to the multiple entities cited above include the impact of noise and aesthetics. 'These are issues of vital importance to maintaining the quality of life that all residents of Newport Beach have the right to expect. These are also matters which Hoag has, by and large, failed to take seriously. Noise ]sues The proximity ofHoag's buildings, and its development activities, to Villa Balboa residences substatially elevates this issue to one of the utmost importance. Peace and quiet in one's residence is often considered a "homeowner's birthright." While Hoag effectively shields its patients from significant noise levels; it does so at the expense of its neighbors by placing noise emitting activities at the perimeters of its property lines with virtually no consideration of its neighbors. From unloading dock activities and grease - trup cleaning at its western property line to the elevated noise levels emitted from the cogeneration plant near the Superior property line, Hoag has effectively placed these offensive activities as far away as possible from the routine of its day to day activities with virtually no meaningful attempt to meet the mitigation requirements of the PCT. When combined with nearly perpetual construction activities commencing in the early 1990's and continuing for at least another ten years residents of Villa Balboa will be exposed to a quarter of century of Hoag construction, with the likelihood that it will continue thereafter. While various mitigation measures were included as part of the PCT Hoag has failed to abide by its established limitations since the inception of the document. Unfortunately, absent the PCT required annual reviews by the City Council, Hoag has been successful in evading compliance. The SEIR clearly demonstrates the excessive noise levels. And now Hoag wishes to attempt to continue evasion of noise levels negotiated with the Villa 4 Balboa Owners Association in conjunction with the City of Newport Beach. Villa Balboa residents are simply unwilling to accept this outward hostility promulgated by floag. Rather than mitigating the noise levels Hoag has chosen to ask that the acceptable noise levels be raised hardly a display of a neighborhood- friendly concern. The recently constructed cogeneration facility also emits noise levels substantially above the current limitations. Again, rather than. addressing the problem Hoag has decided to simply abolish the sound limits. 'Ibis is also offensive, particularly in light of the fact that the cogeneration plant runs 24 bows per day, seven days a week, and 365 days per 5 year. With prevailing on -shore breezes noises from the plant drift into the Villa Balboa residences throughout the still of the early morning hours causing sleepless nights. Unfortunately Hoag's position an this matter, while unarticulated, appears to be, "learn to live with it." This takes on the appearance of yet another demonstration of a less than 5 Cont. congenial and constructive attitude of Hoag towards its neighbors. Aesthetic Issues Quality of life issues are also extremely important in the consideration of aesthetic matters. As before, Hoag has chosen to minimize the significance of these issues. All would agree that Hoag's upper campus entry and visual treatments are'exemplary. From the superb architecture to the excellent landscaping and the soft night lighting the Hoag Hospital entrance is award winning. Unfortunately, the lower campus, far away from the mainstream of Hoag "s patients is a hodge -podge of mismatched architecture, and some outright eyesores. Cogeneration Plant The most appalling example of Hoag's lack of consideration for neighbors is the cogeneration plant, located near the intersection of Superior and Pacific Coast Highway. This monolithic, industrial -like facility is unlike any other hpilding along PCH in the City of Newport Beach. Its appearance is atrocious and purposefully relegated to the farthest point on Boag property away from the upper campus showcase. It defies any meaningful attempt to reach an acceptable level of design for a widely traversed mute through the entire City and yet its appearance has gone unmitigated for in excess of two years. The smoke -like condensate plumes and the exhaust stack heat plumes are a community disgrace to visitors to Newport Beach, visitors to Sunset View Park, those who will visit Sunset Ridge Park and the greater.IjTewport Beach Community. Yet, Hoag refuses to deploy effective and feasible, proven mitigation measures — an inconceivable posture in light of the available technology both now and, more importantly, at the time of the design and construction of the facility. In the view of many Newport Beach residents such a building should never have been allowed within the City, especially in light of the multitude of different ways an auxiliary power supply could have been deployed. Hoag must be made to comply with all mitigation measures regarding plume abatement prior to consideration of any further development activities. Landscaping Hoag's lower campus landscaping is an example of failed promises. In early 2007 at a meeting co- hosted by the Villa Balboa -lloag Liaison Committee and Floag representatives, residents in attendance were told that Hoag had filed an application with the Coastal Commission requesting permission to significantly enhance the landscaping 8 provisions for the massive asphalt parking lot on the lower campus and to address an enhanced appearance of the cogeneration building. The homeowners were assured that the "canopy of trees" in the parking lot would provide substantial mitigation for the vast amount of vegetation that was destroyed when the bluff area soil was removed to provide for the parking lot. Further, the audience was told that the application would also provide for a lattice - framework on the east side of the cogeneration plant that would be planted with ivy, thus partially masking the massive industrial -like facility. The Committee recently learned that such an application was not filed. This serves as yet another g conk example of the deceptive practices that have been employed, completely undermining any attempts of the Committee to reach agreement on matters with Hoag. When asked about this misrepresentation approximately six weeks ago Hoag. representatives stated that they would look into the matter. As of this date no response has been received. Numerous "Temporary Buildings" and Storage Containers The lower campus parking area between the newly constructed child care center and the cogeneration plant is a haven for so-called "temporary buildings" and storage containers. A "temporary building" is a misnomer and deceptive in light of the fact that Hoag plans to leave these "temporaries" in place for at least 15 years and perhaps longer if allowed to do so. The "tempos Ties" do not meet the architectural requirements of the PCT nor do the innumerable storage facilities that are an array of metal containers of yellow, green, . tan blue, grey and other colors, with advertisement signs attached to sides, and some with lights shining upward at night (also in violation of the .PCT). No stretch of the 9 imagination could ever deem 15 year facilities as "temporary." Since these facilities are permanent, rather than temporary, within any reasonable guideline, they should be uniformly painted, located in a confined space and camouflaged with a flat roof covering to hide their industrial appearance:. This mitigation measure is both practical and feasible, but has been rejected by Hoag. Newly Installed Lower Campus Parking Lot Lights The most recent evidence of Hoag's egregious pursuits has been evidenced by the newly installed lighting on the lower campus parking lot expansion. On the Thursday evening before Labor Day weekend Hoag turned on newly installed lighting on the lower campus parking lot expansion. Within a matter of minutes Villa Balboa residents were overwhelmed by the stadium -style lighting — unbelievably bright halogen -type white lights with a huge amount of spillover, rendering it possible to read inside many Villa Balboa residences without any additional lighting. 10 Rather than limiting the height of the light poles and placing them closer together, combined with amber type lights commonly utilized on both the upper campus and on the immediately adjacent .PCH,Hoag chose to utilize the most offensive type lighting imaginable. As a result of the vast outrage lodged with the Committee by residents, leading to immediately contacting Hoag the next day, the lights were turned off in order to pursue modifications. Wouldn't it have made more sense to consider the impact on residents, Sunset View Park visitors and users of the bike path BEFORE installing the contemptible lighting? In conclusion, left to its own will and dictates Hoag Hospital has effectively ignored many of the provisions of the Planned Community Text at the expense of its immediate neighbors at Villa Balboa and Versailles, visitors to the Sunset View Park, those who utilize the bike path, residents across Superior, visitors to Newport Beach arriving from the north via Pacific Coast Highway and the greater Newport Beach Community. Hoag has also chosen to minimize, perhaps ignore, the good faith efforts of Villa Balboa - Hoag Liaison Committee's attempts during the past year to work toward a resolution of the many issues addressed above. 11 We are saddened that an organization like Hoag, so highly recognized for the delivery of excellent health care, has chosen to treat its neighbors and the greater Newport Beach community with disdain. Hoag has chosen to ignore the mitigation requirements of the PCT. Accordingly Nye respectfully request .that Hoag.Hospital not be allowed to pursue any amendments to current agreements until it has satisfactorily implemented all feasible mitigation measures currently set forth. When this task has been completed it will then be possible for the City of Newport Beach to consider its request to amend the Master Plan, with appropriate required and monitored mitigation measures that are associated with the further pursuit of planned expansion. Thank you for the opportunity to express the above concerns Sincerely, G2?� L.R. Runyon Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 227 L. R. Runyon November 4, 2007 Responses At Hoag, 20 trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 2 The topics of air quality, land use, traffic /circulation, noise, and aesthetics are addressed in the Draft EIR for the proposed Master Plan Update Project. Response 3 The Draft EIR evaluates the proposed project's relationship to adjacent land uses and proposes, where feasible, appropriate mitigation to assure compatibility (see Draft EIR, pages 3.1 -12 and 3.1 -13. It should be noted that the Upper Campus of Hoag inclusive of the loading dock area were constructed prior to the construction of any of the Villa Balboa or Versailles condominiums. Everyone that has acquired property within this area has done so knowing that the property was adjacent to Hoag and fully aware of the daily noise generated. The Draft EIR acknowledges that the only area for which noise exceeds the City Noise Ordinance at neighboring receptor sites is in the vicinity of the loading dock. Numerous efforts have been made over the past few years to come up with feasible mitigation that could reduce noise in this location to applicable standards. No feasible mitigation has been developed that can accomplish this, but a number of other measures have helped reduce the noise in this location and all of this have been, or will be, implemented. The loading dock and the activities that are located within the loading dock area were so located to support the materials management functions of the hospital. Shipments, for example, must be received on the Upper Campus nearest to the primary medical uses of the hospital to avoid transportation redundancies in transporting essential supplies (including medical supplies, pharmaceuticals, transplantable devices, food, and linens) from the Lower Campus to the Upper Campus where these supplies are used. Furthermore, entrance to the loading dock in its present location provides for the least amount of shared traffic with passenger cars that use the two main entrances to Hoag on West Coast Highway and Hospital Road; additionally, related to traffic, the current loading dock location does not conflict with Emergency traffic whereas relocation to any other roadway would conflict with ambulance, paramedic and fire traffic, jeopardizing patient health and safety. Also, the current loading dock location is proximate to existing hospital paths and the building network of corridors such that relocation would require significant reconfiguration of the physical plant and would significantly adversely affect hospital operations. Relocation of the loading dock to the Lower Campus would also conflict with the State of California Office of Statewide Health Planning and Development (OSHPD) mandates due to the distance to the primary hospital facilities. Finally, any relocation of the loading dock or its essential activities (e.g., box crusher) would require major demolition and construction of new facilities (both new loading dock facilities and facilities that would have to be rebuilt elsewhere to accommodate a new loading dock) —this in and of itself would be a project subject to CEQA review and would have its own environmental impacts. It should be noted that West Hoag Drive through the Upper Campus has restricted hours (gated from 8:00 PM to 7:00 AM) to minimize R :TrWactswewoonWOMRTCwrC- mzzae.doo 3 -668 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments activity near residences (see Final EIR No. 142, page 4 -60). The City will continue to require this restriction (see Draft EIR, page 3.4 -35). With respect to the grease trap, the Newport Beach Noise Ordinance is presented in three sections of the Municipal Code: Sections 10.26, 10.28, and 10.32. Section 10.28 "Loud and Unreasonable Noise" is what is often referred to as a "Nuisance Ordinance" because it does not contain any specific noise level limits. It prohibits "the making, allowing, creation or maintenance of loud and unreasonable, unnecessary, or unusual noises which are prolonged, unusual, annoying, disturbing and /or unreasonable in their time, place and use are a detriment to public health, comfort, convenience, safety, general welfare and the peace and quiet of the City and its inhabitants." The specific provisions of Section 10.28 were revised substantially by the City in 2001, but the concept of the section was unchanged. Sections 10.28.040 and 10.28.045 regulate construction noise and property maintenance noise. These Noise Ordinance sections limit the hours of these activities to daytime hours. Section 10.32 "Sound Amplifying Equipment' regulates the use of sound amplification equipment and provides for permitting of sound amplification equipment. The City considers grease trap cleaning a property maintenance activity. Property maintenance occurring between the hours of 7:00 AM and 6:30 PM Monday through Friday or between the hours of 8:00 AM and 6:00 PM on Saturday is exempted from the Noise Ordinance criteria. Therefore, the grease trap cleaning is exempt from the Noise Ordinance limits as long as it occurs during these hours. Property maintenance activities are prohibited on Sundays and federal holidays (see Draft EIR, pages 3.4 -11 and -12). Although the grease trap cleaning is exempt from the City's Noise Ordinance because it is a maintenance activity and maintenance occurs during hours stipulated by the Noise Ordinance, the hours for maintenance have already been changed to occur on a Saturday between the hours of 11:00 AM and 3:00 PM. With respect to the existing cogeneration facility, the Noise Ordinance regulations apply to this use because this facility is not a mechanical equipment operation that would be regulated by the current Development Agreement. Residential areas that are within 100 feet of the Hoag property line would be protected by the Zone 3 — Mixed Use Residential criteria. The noise criterion for Zone 3 is 50 dBA (Leq) during the night and 60 dBA during the day. The noise levels for the cogeneration facility are below the nighttime criteria of 50 dBA contained in the Noise Ordinance. With the current equipment in operation, the noise levels generated by the cogeneration facility are in compliance with the Noise Ordinance at Villa Balboa. Please also refer to Topical Response 1. Response 4 The City has conducted formal reviews of the Development Agreement but they have not been conducted annually. The last formal annual review was conducted on June 28, 1999. The annual review is to include a detailed report of compliance with the various conditions and mitigation measures contained within the Mitigation Monitoring Plan. Although the City has not requested or set a formal annual review proceeding since 1999, the City has required Hoag to submit project status reports; reports have been provided to the City for the period of January 1, 1999 through December 31, 2003, the period January 1, 2004 through June 30, 2006, and the period July 1, 2006 through April 30, 2007. Despite the lack of formal annual reviews, the public record contains the various project status reports as well as City - prepared documents verifying compliance with applicable mitigation measures. Response 5 Please refer to Topical Response 1 and the response to Comment 3. R:\ Ptoleds \Neweon\J008\RTC\RTC'012208Aao 3 -669 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Response 6 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Hoag has also increased the landscaping in the Lower Campus. As summarized by Hoag • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation R:1ProjecU \Ne.P.IW008\RTCRTC•0122M.dw 3.670 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. Twenty trees have been removed and over 50 trees have been trimmed in the last six months, A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. .Response 7 Please refer to Topical Response 1. Response 8 Please refer to the response to Comment 6. Response 9 The comment suggests that portable buildings used during construction and temporarily located on the Lower Campus are not portable or temporary and should be accounted for as permanent facilities. Per City regulations, the construction- related buildings are temporary as they are "readily transportable;" each of the subject buildings is easily movable without the use of housemoving or similar equipment, but rather can be moved by attaching trailer -type wheels directly to the frame of the building or can be carried on a typical motor vehicle (see Newport Beach Municipal Code §20.03.030). Because construction projects have been ongoing at Hoag for the past several years, the construction- related buildings have been located on the Lower Campus for some time. However, the time duration does not change the nature of these buildings from temporary to permanent. As such, the City considers the construction- related buildings to be temporary structures. With regard to efforts to improve the appearance of these temporary buildings during the construction phase, the construction trailers on the Lower Campus are used by contractors working on a number of facility projects on Hoag's main campus. The number of trailers varies depending on the level of construction activity. The trailers are being consolidated in one R: \Projws \NewporNoo81RTC\RTC-01 =8.dw 3 -671 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments location near the west end of the Lower Campus. Hoag has provided stringent guidelines to its contractors to keep the area orderly and to not store equipment or supplies on the roof of the trailers. With respect to landscaping, please refer to the response to Comment 6. Response 10 Please refer to the response to Comment 6. Responseii The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. R: \Pr*je ewpoft 1JW V7TC\RTC- 01220B.dw 3 -672 Responses to Environmental Comments Letter 228 RECENED BY PLANNING DEPARTMENT NOV 0 s 2007 CITY OF NEWPORT BEACH Erik W. Thurnher, MD, CFP Co- chairman of the Villa Balboa -Hoag Liaison Committee 200 Paris Lane 4308 Newport Beach, CA 92663 November 2, 2007 James Campbell Senior Planner City of Newport Beach 3300 Newport Blvd. Newport Beach, CA 92663 Dear Jim, I am writing to express my very deep concern about the impact of Hoag Hospital on the quality of life of surrounding residential communities and on visitors to the Sunset View Park and Consolidated View Park. At this time, Hoag is requesting an amendment of the Planned Community Development Criteria (PCDC) and Development Agreement (DA), which together have governed Hoag's development activities and certain aspects of it daily operations on its upper and lower campus for the last 13 years. These documents contain a range of protections and mitigation measures intended to protect nearby residents, while also giving Hoag fairly wide latitude to develop its property. Unfortunately, it has been the experience of the residents of the Villa Balboa and Versailles residential communities, that Hoag has often not lived up to the specific measures required of them, or to the overall spirit, of these documents. Among the areas of concern are the following: Cogeneration Plant In 2005 Hoag completed construction of a 4 megawatt cogeneration plant on the western terminus of the lower campus. When at full capacity, this plant will generate electricity equivalent to that needed to power 4,000 homes. While the residents of Villa Balboa and other nearby communities accept that this plant is beneficial to hospital's healthcare 2 mission, and therefore do not dispute Hoag's right to construct a power facility, we are shocked and dismayed at its scale, and at the complete lack of meaningful mitigation measures employed to limit its impact on the quality of life of the cormnunity. Beyond its great bulk and industrial appearance, the plant emits condensate plumes which sometimes tower hundreds of feet in the air, and are so opaque as to block views of the ocean and Newport peninsula from the Sunset View Park and Consolidated View Park, as well as from Villa Balboa and Newport Crest. Further the plant's generator engines emit large exhaust plumes; which further disrupt views, and which often drift into the park and nearby residences. A plant of this type might be expected in an industrial area, but certainly not in the middle of Newport Beach within several dozen feet of a public park 2 Cont. and a large residential community, and directly adjacent to a scenic highway corridor. The construction of the plant in its current form seems to show that Hoag takes a very narrow view of its interests, and does not seemed concerned in a meaningful way with the quality of life of the wider community. The "band - aid ".approach Hoag has taken so far with respect to these problems is not helpful. In order to correct this situation, Hoag needs to institute robust measures to mitigate the cooling tower and exhaust stack plumes, and to improve the overall appearance of the plant. Noise The PCDC and DA wntain special sound limits which were carefully negotiated by the City, Hoag, and the community. These sound limits reflect the fact that Hoag is a "24(7" operation, and these operations have the potential to seriously degrade the quality of life for residents in Villa Balboa and Versailles. The simple fact is that Hoag has never fully complied with the noise limits in critical areas near the loading dock and in adjacent areas along the western edge of the upper campus, Since the construction of the cogeneration plant, Hoag has also been in violation of the noise requirements of the PCDC and DA on the lower campus. Now Hoag proposes to simply lift the noise limits altogether. This is completely unacceptable to the residents of Villa Balboa and Versailles. Not only must the sound limits be retained going forward, but new measures must put in place to ensure Hoag is in compliance with these rules. Aesthetics and Landscaping In late 2006 and early 2007 the Villa Balboa -Hoag Liaison Committee conducted multiple meetings with Hoag personnel and with Government Solutions Inc ( "GSI "), Hoag's public relations firm, in an effort to solve a range of aesthetic issues. In these meetings, Hoag promised a number of mitigation measures related to aesthetic and other issues, including the following: I) Landscaping around the cogeneration plant, including a lattice work "mask" that would help shield views of the plant, and offset its tremendous bulk. 2.) Removal of the fence which Hoag built at the top of the bluff above die cogeneration plant (in violation of the PCDC), and its replacement with new fence below the bluff line. 3.) The planting of a wide range of landscaping in the new lower campus parking lot, including a "canopy of trees" that would help soften the huge area o f asphalt which makes up the lot. 4.) An effort to consolidate and screen fiom view the huge jumble of "temporary" buildings, storage containers, and work sheds which are unsightly and have occupied a large area of the lower campus for many years (and will remain in place for many years going forward). 5.) Shielding of a number of outdoor lights on the lower campus which are not downward pointing, and which. cause significant spill over into nearby residences (in violation of the PCDC). 6.) ,Serious consideration and study of ways to mitigate the cooling tower plumes from the cogeneration plant. 7.) Removal or trimming of certain trees on the tower campus which were blocking views in violation of the PCDC. 4 cons With exception of item 7 above, none of these promises have been fulfilled. In some cases, the no discernable attempt at all has been made to follow through, while in others some partial steps have been taken, but fall short of what was promised. For instance, Hoag is planting some Iandscaping in the new lower campus parking lot, but not nearly to the extent depicted in drawings shown to residents during a presentation by I3oag and GSI in March of this year. In recent months, Hoag has stopped communicating with Vista Balboa through GSI, and we do not know if the remaining steps that were promised have been abandoned by Hoag, or merely delayed. In any case, this has been intensely frustrating to residents, and unfortunately typifies much of the interaction we've had with Hoag over the years. In conclusion, we all. admire Hoag Hospital as a top - flight health care provider. The hospital employs many fine people at all levels and is an asset to our community. Unfortunately, the hospital has not shown the community the same level of concern it shows for it patients. Until Hoag comes into frill compliance with both the letter and the spirit of the PCDC and DA, and works to mitigate die impacts of noise and of the cogeneration plant, and other aspects of its facilities and operations, I am opposed to granting any amendment to these documents, or to any other rules or regulations governing Hoag Hospital. D Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 228 Erik Thurnher November 2, 2007 Response 1 With one exception, Hoag has complied with all applicable project features and mitigation measures identified in Final EIR No. 142. Mitigation measure 41 contained in Final EIR No. 142 and reprinted on page 3.4 -32 of the Draft EIR relates to mechanical equipment at Hoag and requires that the noise from the exhaust fan at the West Tower (which was assessed as part of Final EIR No. 142 and found to be exceeding 55 dBA) be reduced to "acceptable levels" and that noise from new mechanical equipment be "mitigated in accordance with applicable standards." The applicable standards in this instance would be the 55 dBA as measured at the Hoag property line set forth in the PC Text. It is acknowledged in the Draft EIR at page 3.4-25 that rooftop equipment on the Ancillary Building and equipment on the third floor of the West Tower do no meet the 55 dBA PC Text limitation. Hoag has continued to explore various options and implement various mechanisms to achieve the required noise limit and the City has closely monitored their activities over the past number of years. The Draft EIR discusses in detail plans for these particular areas designed to reduce noise levels not only to within the 55 dBA limitation contained in the current PC Text but also to within the new noise limitations included as part of the proposed Master Plan Update Project (see Draft EIR, page 3.4- 25 -26). Mitigation Measure 41 from Final EIR No. 142 is to be replaced by new Mitigation Measures 3.4 -2 and 3.4 -3 (Draft EIR, page 3.4 -34) which will ensure that the proposals to reduce existing and future noise from mechanical equipment on the Ancillary Building and West Tower is reduced to within the new noise limitations incorporated into the proposed Master Plan Update Project. With the replacement of Mitigation Measure 41 from Final EIR No. 142 with new Mitigation Measures 3.4 -2 and 3.4 -3, mechanical equipment noise would be mitigated. The City is not aware of any other project features or mitigation measures that have not been carried out. If the commenter is aware of any, they need to identify them. Response 2 Please refer to Topical Response 1. Response 3 The Draft EIR evaluates the proposed project's relationship to adjacent land uses and proposes, where feasible, appropriate mitigation to assure compatibility (see Draft E1R, pages 3.1 -12 and 3.1 -13. It should be noted that the Upper Campus of Hoag inclusive of the loading dock area were constructed prior to the construction of any of the Villa Balboa or Versailles condominiums. The Draft EIR acknowledges that the only area for which noise exceeds the City Noise Ordinance at neighboring receptor sites is in the vicinity of the loading dock. Numerous efforts have been made over the past few years to come up with feasible mitigation that could reduce noise in this location to applicable standards. No feasible mitigation has been developed that can accomplish this, but a number of other measures have helped reduce the noise in this location and all of this have been, or will be, implemented. The loading dock and the activities that are located within the loading dock area were so located to support the materials management functions of the hospital. Shipments, for example, must be received on the Upper Campus nearest to the primary medical uses of the hospital to avoid transportation redundancies in transporting essential supplies (including medical supplies, pharmaceuticals, transplantable devices, food, and linens) from the Lower Campus to the Upper R: woo )epswewPOrtUooewrcwrc- 01 220e.aoc 3 -673 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments Campus where these supplies are used. Furthermore, entrance to the loading dock in its present location provides for the least amount of shared traffic with passenger cars that use the two main entrances to Hoag on West Coast Highway and Hospital Road; additionally, related to traffic, the current loading dock location does not conflict with Emergency traffic whereas relocation to any other roadway would conflict with ambulance, paramedic and fire traffic, jeopardizing patient health and safety. Also, the current loading dock location is proximate to existing hospital paths and the building network of corridors such that relocation would require significant reconfiguration of the physical plant and would significantly adversely affect hospital operations. Relocation of the loading dock to the Lower Campus would also conflict with the State of California Office of Statewide Health Planning and Development (OSHPD) mandates due to the distance to the primary hospital facilities. Finally, any relocation of the loading dock or its essential activities (e.g., box crusher) would require major demolition and construction of new facilities (both new loading dock facilities and facilities that would have to be rebuilt elsewhere to accommodate a new loading dock) —this in and of itself would be a project subject to CEQA review and would have its own environmental impacts. It should be noted that West Hoag Drive through the Upper Campus has restricted hours (gated from 8:00 PM to 7:00 AM) to minimize activity near residences (see Final EIR No. 142, page 4 -60). The City will continue to require this restriction (see Draft EIR, page 3.4 -35). With respect to the existing cogeneration facility, the Noise Ordinance regulations apply to this use because this facility is not a mechanical equipment operation that would be regulated by the current Development Agreement. Residential areas that are within 100 feet of the Hoag property line would be protected by the Zone 3 – Mixed Use Residential criteria. The noise criterion for Zone 3 is 50 dBA (Leq) during the night and 60 dBA during the day. The noise levels for the cogeneration facility are below the nighttime criteria of 50 dBA contained in the Noise Ordinance. With the current equipment in operation, the noise levels generated by the cogeneration facility are in compliance with the Noise Ordinance at Villa Balboa. Please also refer to Topical Response 1. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting and landscaping of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Hoag has also increased the landscaping in the Lower Campus. As summarized by Hoag • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. R: \Pmjea \NewpmfUW8\RTC\RTC- 01 2208.d. 3 -674 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Resoonses to Comments • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope .behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. fnstallation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent R:\ Projects \NewpW\J"\RTCVITC- 012208.dm 3 -675 Responses to Environmental Comments Hoag Memorial Hospital Presttyterlan Master Plan Responses to Comments residents to the north of the Lower Campus to remove view obstructions from these residences. Response 5 The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. R:wrajed \NewmrP -W TMTCro122ae.dm 3.676 Responses to Environmental Comments Letter 229 W- maillp fiompwingn s0ssoeiatM& TSG Independent Property Management Inc. PiAP"W WABTMEW 27129 Caile Arroyo, Suite 1802, San Juan Capistrano, CA 92575 (949( 48 i -0555 • Fax (949( 481 -0556 NOV 05 2i01 October 30, 2007 NEWPORT City of Newport Beach Pla ( nsing Department CITY OF 8KH ATIN: James Campbell, Senior Planner 3300 Newport Blvd. Newport Beach, CA 92658 RE: UWFACT OF HOAG HOSPITAL ON VERSAILLES RFSMEM DBr City Planner: On behalf of the residents, the Board of Directors for the Versailles Homeowners Association would like to express their deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, plarated community regulations, and development agreement for Hoag Hospital. Ilceg is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among our cancers are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. We are strongly 1 opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992. We believe Hoag should be required to take specific steps to comply with the limits initially established. Couenerauien Plant — The cogeneration plaot Hoag built an its lower campus emits combustion products, as well as billowing coaling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. landso om — We believe the hospital must We by its promises, and that all the landscaping 3 promised during Hoag's presentation to the nearby homeowners in early 2007 should be installed in a timely fashion prmr too certification of the SAE1R or approval of any amendment to rules governing development at Hoag. We hope that the City will include the above concerns in the upcoming Supplemental Eavirommentaf Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Parir, and those who drive by Hoag on PCH and Newport Boulevard. X770N OF THE BOARD OF DIRECTORS THE VERSAILLES HOMEOWNERS ASSOCIATION Account Executive Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 229 Versailles Homeowners Association October 30, 2007 Responsel Please refer to Topical Response 3. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual quality screening and erosion control as part of completing the Lower Campus retaining wall project. • installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation R:TrciemS mpo&JOOSVRTC'RTC- 012208.dW 3 -677 Responses to Environmental Comments Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:TPrgectsWewponV0 RTCVATC- 012208.dw 3 -678 Responses to Environmental Comments Date: Jg: City of Newport Beach Planning Department $E: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 230 n p�nyryG e ANT NOY 26 PTO/ 07YOFNEWOTBkH I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's twain request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Pads. Among my concerns are the following: — Residents living adjacent to Hoag atesubjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am Strongly opposed to Hoag's request to lift the sound limits specified in the original planned oosununiry regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cnaeneration Plant — The cogeneration plant Hoag built on its tower campus emits combustion _products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoeg to install equipment to eliminate these plumes prior to allowing any further development i,ower Cantons Litdhtimmt — Recently installed fighting systems on the lower campus produce light more suitable for a sta liutn than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet pmposad a long -term solution to this problem. ggpjpg —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2tm7 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in tine upcoming Supplemental Eir itortmental Impact Report, and will take clear action to protect die quality of life for residents of nearby conammWe% visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Name: i�mrviz�'�r Address: ,290 r`'lii{ Gn Hoag Memonal Hospital Presbyterian Master Plan Responses to Comments Letter 230 Dan Murphy November 11, 2007 Responses Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48-inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual R?Pmj�S \NewpoNW" \RTCi C•o122oa.dw 3 -679 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. p9Prgeoswewp 680 Responses to Environmental Comments Letter 231 NOY 3 C 2007 Date: h /2,70 12: City of Newport Beach Planning Department BE. Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, , I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard. as well as other nearby surface streets and Sunset View Park. Among my concerts are the following: Noi — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development j over Campus Liehtine— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaoin¢ —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to Lutes govern ing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerel Name: Address: Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 231 Rena Allen November 27, 2007 Response 1 Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in .November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual R:\ Projects \NewpoOWOMRTCIRTC-012208.dm 3 -881 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R.W,ojeC \Ne oOWOOMTORTC- 012206.4. 3 -682 Responses to Environmental Comments Letter 232 Date:�� To: City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents t Dear City Planner, I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of M of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Paris Among my concerns are the following: oise - Residents living adjaeem to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations 1 and development agreement negotiated in 1992. I believe Hoag should be required to take specific steps to comply with the limits initially established. Coiteneration Plant - The cogeneration plant Hoag built on its lower campus arnits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors o the Sunset View Park We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. tower Camous Ligbting -Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet Proposed a long -team solution to this problem. Laedsc narin_s -We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules govern ing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincere) t � Name: C j_�4 ,1 S JZ U +4 t /-• Address: r, j L j L L- L,;v Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 232 Chris Kuhta November 20, 2007 Responsel Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual RVrgeds \Newport 008\RTCIRTC- 01 2208.dm 3 -683 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. . • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:1Prt cts\NmpmN00B1RTPRTG01220B.dx 3 -684 Responses to Environmental Comments ppLetter 233 RNG DEp pT % P . PiANNttd(� pEPAR1MEiYP � NOV 20 � 0 /��} I1Y OF NEWPORT` y s'-�- Data: !! .d� f1 �. Tact 0 City of Newport Beach Planning Department $ lmpad of Hoag Hospital on Villa Balboa Residents Dear City Planner, i am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general Plan, planted community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard. as well as other nearby surface straps and Sunset View Park. Among my concerns are the following: K0jM — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly cwmirmous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations 1 and development agreement negotiated in 19911 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade die 2 quality of life for residents and visitors to the Sunset View Park, We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Cammus Liahtina —Recently installed lighting systems on the lower campus produce light 1 more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has } 3 agreed to temporarily . turn off these lights. but has not yet proposed a long -term solution to this J problem. Lap ing —We believe the hospital must live by its promisek and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 Rely Mama prior to certification of the SEIR or approval of any amendment to rules govern ing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. j} f Sincerely, j p¢" Name: 1 Address' dart �i %GS r t� c'01 t .JiL� I Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 233 Pat Fiducia November 5, 2007 Responses Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility.. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual R:\ Pmj em\NewWn\J�RTCIRTC- 01220B.dw 3 -685 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower. Campus retaining wall project. e Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. e Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. e Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. e Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. e Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. e Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unity Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. e install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. e Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. e Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. Response 5 With respect to noise, please refer to Section 3.5, Noise, of the Draft EIR and Topical Response 3. With respect to property values, CEQA Guidelines §15064(e), Determining the Significance of the Environmental Effects Caused.by a Project, states: Economic and social changes resulting from a project shall not be treated as significant effects on the environment. Economic or social changes may be used, however, to determine that a physical change shall be regarded as a .significant effect on the environment. Where a physical change is caused by economic or social R: \Proieaswewc onuooaXRTGuAM- ai2zos.dx 3 -666 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments effects of a project, the physical change may be regarded as a significant effect in the same manner as any other physical change resulting from the project. Alternatively, economic and social effects of a physical change may be used to determine that the physical change is a significant effect on the environment. If the physical change causes adverse economic or social effects on people, those adverse effects may be used as a factor in determining whether the physical change is significant. For example, if a project would cause overcrowding of a public facility and the overcrowding causes an adverse effect on people, the overcrowding would be regarded as a significant effect. No documentation has been provided to support the suggestion that the ongoing development of Hoag has negatively affected the property values of surrounding existing development. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. RVrojeMrs New nWD$ATC\RTG012208.dw 3.687 Responses to Environmental Comments Date: jo: City of Newport Beach Planning Department $F,: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 234 f�4M 'dQV 2p11T0� C1ly OF t 78ks IV I am writing to express my deep concerti regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunsct View Park. Among my concerns arc the following. Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hong's request to lift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific ,s,{{teps to comply with the limits initially established. ,.r;lk :`.4-.4 e +..,: A ". --X=' M- tfJ -cze f .�it.£"'a.A^- ;4s�i, s=..,i..,!, ��•,.•�L rrw,..+p,1.° ?.8�¢, w.i....' Coeeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling towerplumes, both of which am unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing-any further _ ..—__ Lower Campus Li tine — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet reposed a long -tern solution to this problem.;�,af t Landscanina —We believe the hospital must live by its promises, and that all the landscaping promised during Hong's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby comrmnitics, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, f' . ,: v Address: �, x_G,_e_ V 1 1 J. } Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 234 Verna Huson November 11, 2007 Response 1 Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual R:1PmiectsWewpc DOSS TCVHT"12208.dw 3.688 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R9ProjWs\Newporf000MTC \RTC- 012208.doo 3 -689 Responses to Environmental Comments Cate: /1[03110-7 Tg; City of Newport Beach Planning Department M: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 235 RECE °WvnuNG t BY NOV 16 &31 C'I`OF jVfftpT,MC 't I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan. planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pack Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park, Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planted community regulations I and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plan t— The cogeneration plant Hoag built on its lower campus emits combu tic products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Carrmus Lighting— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has - 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution a this problem. Landscaping —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, 4-�kr" j, , -- Name: j inoiq )V- Cie,) Address: > o c �� 1,,5 Lnn f led Haag Memorial Hospital Presbyterian Master Plan Letter 235 Linda M. Chen November 13, 2007 Responses Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following .information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual A:Troje= Nevpo&J008%RMRT"17208.Wc 3 -690 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unity Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R.'P.je s\NmpoAU"o RTC6RO0122o .doo 3.691 Responses to Environmental Comments Date- D: City of Newport Beach Plaming Department Rte: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 236 Plp RECE "D BV NNG pE BTIN&Ni NOV 16 2007 CflYOFNFWOT8EACy I am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's ascent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to out City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. 1 am strongly opposed to Hoag's request to Iift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Lighting— Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag bas agreed to temporarily turn off these tights, but has not yet proposed a long -term solution to this problem. Landscaping —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certification of the SEER or approval of any amendment to rules governing development at Hoag. I hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely.: ✓f,/ // �.:�� r Name: 4)'11&(61 Address: .�,tU t..rdi,Z L,�"i''( " l., 1 Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 236 Anne Christensen November 1, 2007 Response 1 Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual R: \Projec M"ponNWff \RTCWTC- 01 2208.dw 3 -692 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: PrOjWS%ewpon0008WTC\RTC -012 W.dm 3 -693 Responses to Environmental Comments Date: —4- (j D.. City of Newport Beach Planning Department RE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 237 RECEIDEVED gy PIANNH+1E PgRY1. A.. Nov 16 Zoe? CITY OF NEWPORT 6EACy 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to upend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns are the following: Noise - Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. I am stiongly opposed to Hoag's request to Fift the sound limits specified in the original planned community regulations and development agreement negotiated in 1992.1 believe Hoag should be required to take Specific steps to comply with the limits initially established Cogeneration Plant - The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower campus Lighting - Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn of these lights, but has not yet proposed a long -term solution to this problem. Landaping -We believe the hospital must live by its promises, and that all the landscaping Promised during Hoag's presentation to the homeowners in early 2007 should be installed in a timely fashion prior to certi ficetion of the SEIR or approval of any amendment to rules governing development at Hoag. 1 hope that the City will include the above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: Address: ') O tt { ) } L, Hoag Memonat Hospital Presbyterian Master Plan Resoonses to Comment: Letter 237 Anne Christensen November 1, 2007 Responsel Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (COG) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending COG approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending COG approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual RTTCr eM\NewoonuJOWRT"TC -0122oe.dm 3-694 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed .twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:�ProlectslNewponUOOB\RTC \RTC -0122CRAW 3 -695 Responses to Environmental Comments Date: la: City of Newport Beach Planning Department BE: Impact of Hoag Hospital on Villa Balboa Residents Dear City Planner, Letter 238 RECEIVED By PLANNING DEPARTMENT NOV 16 2007 CITY OF NEWPORT BEACH 1 am writing to express my deep concern regarding the impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible b visitors to our City traveling on Pacific Coast Highway and 'Newport Boulevard, as well as other nearby surface streets attd Sunset View Park. Among my concerns are the following: Noise — Residents living adjacent to Hoag are subjected to relatively high levels of noise on a nearly continuous basis. This noise negatively affects our quality of life. i am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations and developmett agreement negotiated in 1992.1 believe Hoag should be required to take specific steps to comply with the limits initially established. Cogeneration Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing coaling tower plumes, both of which are unsightly and degrade the quality of life for residents and visitors to the Sunset View Park We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development Lower Camnus Li tins — Recently installed lighting systems on the lower campus produce light more suitable for a stadium than for an area directly adjacent to hundreds of homes. Hoag has agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem Landscnning —We believe the hospital must live by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2gt17 should be installed in a timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag.. I hope that the City will include the above concerns in the upcoming Supplemental . Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely, Name: i L. } Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments Letter 238 Jeanne Gehle October 30, 2007 Responsel Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen/soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual fl ?Pmjec \NewWnWJOWRTCWTC•012208.000 3-696 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R: \ProiWS\WwOOM0008\RMATC- 012208.000 3 -697 Responses to Environmental Comments Letter 239 RECEfvEp BY AANNiNG DEPAki09ENf November 9, 2007 To: City of Newport Beach Planning Department NOV 7037 (�j' 1 RE: Impact of Hoag Hospital on Villa Balboa Residents '+�t+ % OF NE O T ACR � Dear City Planner, G bji I am writing to express my deep concern regarding We impact of Hoag Hospital on the quality of life of nearby residents, especially in light of the hospital's recent request to amend the general plan, planned community regulations, and development agreement for Hoag Hospital. Hoag is located in close proximity to hundreds of residences, and is visible to visitors to our City traveling on Pacific Coast Highway and Newport Boulevard, as well as other nearby surface streets and Sunset View Park. Among my concerns me the following: Noise - Residents living adjacent to Hoag are subject to relatively high levels of noise on a nearly Continuous basis. This noise negatively affects our quality of life. I am strongly opposed to Hoag's request to lift the sound limits specified in the original planned community regulations 1 and development agreement negotiated in 1992. 1 believe Hoag should be required to take specific steps to comply with the limits initially established. Coueneratian Plant — The cogeneration plant Hoag built on its lower campus emits combustion products, as well as billowing cooling tower plumes, both of which are unsightly and degrade the 2 quality of life for residents and visitors to the Sunset View Park. We believe the City should require Hoag to install equipment to eliminate these plumes prior to allowing any further development. Lower Campus Liabtina— Recently installed lighting systems on the lower campus produce light more suimble for a stadium than for an area directly adjacent to hundreds of homes. Hoag has 3 agreed to temporarily turn off these lights, but has not yet proposed a long -term solution to this problem. Landscaoine — We believe the hospital must live. by its promises, and that all the landscaping promised during Hoag's presentation to the homeowners in early 2007 should be installed in a 4 timely fashion prior to certification of the SEIR or approval of any amendment to rules governing development at Hoag, I hope that the City will include die above concerns in the upcoming Supplemental Environmental Impact Report, and will take clear action to protect the quality of life for residents of nearby communities, visitors to the Sunset View Park, and those who drive by Hoag on PCH and Newport Boulevard. Sincerely,. Einar G. Lindholm 950 Cagney Lane #203 Newport Beach, CA 92663 Haag Mamonal Hospital Presbyterian Master Plan Responses to Comments Letter 239 Einer G. Lindholm November 9, 2007 Responsel Please refer to Topical Response 3. The opinions of the commenter are noted and will be taken into consideration by the City's decisionmakers. Response 2 Please refer to Topical Response 1. Response 3 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding lighting of the Lower Campus. As such, the following information is provided. Hoag is in the process of redesigning the lighting plan for the Lower Campus to convert all parking area lights to high - pressure sodium. Lighting was installed in summer 2007 on a portion of the Lower Campus proximate to the cogeneration facility and adjacent parking areas. Villa Balboa requested the lighting fixtures be adjusted as they felt the new lighting was too bright. Hoag is in the process of obtaining City approval to replace the 400 metal halide fixtures with 250 watt high pressure sodium fixtures, which provide a monochromatic or amber light source similar to City streetlights. Additionally, the light located on the upper level of the cogeneration facility service road is proposed to be replaced with florescent postlights with motion sensor switching. Once City permitting is obtained for these new fixtures, they will be installed. Response 4 While not a part of the proposed Master Plan Update Project, the City is aware of community concerns regarding landscaping of Hoag. As such, the following information has been provided to the City by Hoag to summarize existing and proposed landscaping. • Installed five, 48 -inch box evergreen screen trees and new irrigation in November 2007 to screen /soften the views of the west end of the cogeneration facility. • Submitted plans to the California Coastal Commission (CCC) for permission to install three, 48 -inch box evergreen screen trees and new irrigation to provide added screening of the cogeneration facility area with an estimated installation of May 2008 pending CCC approval. • Submitted plans to the CCC to attach a green, metal screen lattice structure and plant flowering vines to cover the green screen on the east wall of the cogeneration facility in order to provide additional screening and softening of specific views of the cogeneration facility with an estimated installation of May 2008, pending CCC approval. • Installed additional shrubs, groundcover, and new irrigation system to the slope behind the cogeneration facility upon completion of the retaining wall project in November 2007 to provide added visual quality and erosion control. • Installed 24 trees, shrubs, and ground cover plantings and new water conserving irrigation system on the cogeneration facility in November 2007 to provide added visual R:1 Proeos \N"poM1V006ViTORTC- 01220.dm 3-698 Responses to Environmental Comments Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments quality screening and erosion control as part of completing the Lower Campus retaining wall project. • Installed eight, 24 -inch box evergreen screen trees in November 2007, at the base of the west parking lot to screen and soften views of the retaining wall. • Installed twelve, 36 -inch box flowering trees and four fan palm trees and irrigation system at end islands in the west parking lot in November 2007, to provide increased shade and visual enhancement to the parking area, with additional parking area trees to be installed in the future as construction needs in the area are completed. • Installed 550 bougainvillea shrubs in November 2007, as part of the Lower Campus retaining wall project, for color and to soften of views along the top of the retaining wall. • Requested an Approval In Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, ground cover, and a new irrigation system to enhance visual quality, safety, and erosion control. To be installed in January 2009 pending City and CCC approval. • Installed 17 trees, shrubs, groundcover, and new irrigation system in December 2007 around the new Child Care Center to provide added visual quality, parking area screening and building drop -off and entry area definition. • Replace trees, shrubs, and groundcover and enhance planting areas as part of the Lower Campus utility upgrade project to improve and unify Hoag landscaping along the West Coast Highway frontage after utilities are installed. Installation tentatively scheduled for December 2009, pending City AIC and CCC approval. • Install approximately 870 linear feet of green screen lattice along the West Coast Highway frontage to screen views of the west parking lot and cogeneration facility from West Coast Highway. This landscape project is in preliminary design with installation tentatively scheduled for December 2009 pending City AIC and CCC approval. • Hydroseeding of native groundcover including coastal wild flowers and grass, as well as irrigation system installed in December 2007 for erosion control and enhanced visual quality. • Twenty trees have been removed and over 50 trees have been trimmed in the last six months. A portion of these trees were trimmed to comply with the required height limits of the Lower Campus, and a portion were trimmed or removed at the request of adjacent residents to the north of the Lower Campus to remove view obstructions from these residences. R:\ProjeasS ewporll100MTC�TC- 0122M.do 3 -699 Responses to Environmental Comments Hoag Memorial Hospital PresWenfen Master Plan Responses to Comments SECTION 4.0 CLARIFICATIONS AND REVISIONS EXECUTIVE SUMMARY The summary of the Development Agreement amendment commencing on page 1 -3 and continuing to page 1 -4 of the Draft EIR has been modified and is incorporated into the Final EIR as follows: Development Agreement Amendment. As a part of the project, the Applicant is requesting a Development Agreement Amendment to allow up to 225,000 sf of authorized development to be transferred from the Lower Campus to the Upper Campus. Noise generated at Hoag would be governed by the City's Noise Ordinance except as otherwise noted. An amendment to the Development Agreement would also provide for an extension of the term, an increase in the public benefits through the payment of a proposed Development Agreement fee of $3 million for City public works improvements, designation of the City as the point of sale for major hospital equipment purchases and allow for a one -time waiver of the administrative fee for the issuance of health care revenue bonds, apd eli.Minate wgneeesswy . Although not a party to the original Development Agreement, the California Coastal Commission (CCC) would review and approve the Development Agreement. PROJECT DESCRIPTION Page 2 -1 has been modified and incorporated into the Final EIR as follows: West • Villa Balboa and Versailles at the Bluff Condominiums • Superior Avenue • Additional multi - family development west of Superior Avenue Page 2 -2 has been modified and is incorporated into the Final EIR to be consistent with Table 2- 2: ... Table 2 -2 identifies existing land uses on the Upper and Lower Campuses. There is currently 890,005 sf of medical and medical - related uses at Hoag, of which 701,866 698,121 sf are inpatient, outpatient, and support uses on the Upper Campus and 188,149 sf of outpatient and support uses on the Lower Campus. Therefore, of the remaining 450,233 456.968 sf of approved but not constructed uses, 63,493 67.228 sf could be developed on the Upper Campus and 389,740 sf could be developed on the Lower Campus. Page 2 -8 has. been modified to delete the listing of the South Coast Air Quality Management District ( SCAQMD) as a responsible agency. This listing was inadvertent as the SCAQMD is not a responsible agency for the Master Plan Update Project as the cogeneration facility is not part of the proposed Master Plan Update Project. Page 2 -8 is incorporated into the Final EIR as follows: • The California Coastal Commission • California Department of Transportation (Caltrans): Encroachment Permits R: \Prgeas \Ne pWNOM \RTCIRTC•012208.dm - 4-1 Clarification and Revisions Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments • California Office of Statewide Health Planning and Development (OSHPD) • State Water Resources Control Board (SWRCB): NPDES Permit LAND USE The following narrative has been provided as clarification to page 3.1 -18 and is included in the Final EIR as follows: 3.1.5 CUMULATIVE PROJECTS IMPACT ANALYSIS The findings of cumulative impacts have not changed since Final EIR No. 142. The proposed Master Plan Update Project is located in an urbanized area. The development is consistent with the development in the surrounding developed area. Significant impacts with regard to land use generally result from inconsistencies with adopted land use plans and land use incompatibility. The City of Newport Beach General Plan contains all of the land use assumptions for the build out of the City, and acknowledges the urban nature of the area surrounding Hoag as well as the institutional nature of Hoag. As is concluded in the Draft EIR, the proposed project is consistent with the General Plan and as stated in Final EIR No. 142, `there are no impacts associated with other reasonably foreseeable projects" (see page 5 -7). AIR QUALITY Tables 3.3 -5, 3.3 -6, 3.3 -10, 3.3 -11, 3.3 -12, 3.3 -13, 3.3 -14, 3.3 -15, and 3.3 -17 have been modified and are incorporated into the Final EIR as follows: TABLE 3.3 -5 EXISTING (2007) HOAG EMISSIONS Source Pollutant E606s•dns Qbsldag) CO; VOC NOR,:-, t PM10 " ..:PM2.5 SOx' Vehicular Trips 1,533.1 161.7 303.0 15.8 11.2 1.5 Natural Gas Consumption 2.8 0.7 16.7 0.0 0.0 0.0 On -Site Electrical Generation 742 79.2 49.5 49.5 14.9 14.7 8.9 1 Q Total Area Emissions 4~,609.3 1.615.1 212.0 369.3 30.7 26.0 3 6 2.5 SCAOMD Thresholds 550 55 55 150 55 150 Note: Totals may not equal the sum of components due to rounding. Source: Mestre Greve Associates 2007. R:1PrgeasWewponUJODMRTC \RTC- 0122M.dm 4.2 Clarifications and Revisions Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TABLE 3.3 -6 EXISTING HOAG EMISSIONS COMPARED REGIONAL EMISSIONS TABLE 3.3 -10 YEAR 2015 HOAG EMISSIONS: NO ADDITIONAL DEVELOPMENT Source . PollutafHEmissions (tbslday) *41. 1bWdayf NOV CO ` VOC:.: NOx';? PM10: MI$ . .. SOX; Vehicular Trips 808.1 90.3 152.9 14.2 9.8 _ 1.5 Natural Gas Consumption 2.8 0.7 16.7 0.0 0.0 0.0 On -Site Electrical Generation 73:2 79.2 49.5 49.5 14.9 14.7 0,0 1.0 Total Emissions AR4 4- s901 140.6 219.1 29.1 24.5 4 c -r SCAQMD Thresholds 550 55 55 150 55 150 Exceed SCAQMD Thresholds? Yes Yes Yes No No No a Year 2015 vehicular emissions are assumed to be lower than Year 2005 vehicular emissions due to the fact that higher emission vehicles would be phased out. Note: Totals may not equal the sum of components due to rounding. Source: Mestre Greve Associates 2007. TABLE 3.3 -11 YEAR 2015 HOAG EMISSIONS WITH EXISTING MASTER PLAN APPROVED LAND USES (FINAL EIR NO. 142) Source -' PollutafHEmissions (tbslday) CO.: ' `: VOC NOV PMtO..:.. PM2.5 sox Vehicular Trips 1,568.5 175.3 296.7 27.6 19.0 2.8 Natural Gas Consumption 4.2 1.1 25.4 0.0 0.0 0.0 On -Site Electrical Generation 4.46.6 158.5 99.1 99.1 29.7 29.4 0.0 2.0 Total Future Emissions With Existing Master Platt ii,m .3 1.731.2 275.5 421.2 57.4 48.5 2,8 18 Note: Totals may not equal the sum of components due to rounding. Source: Mestre Greve Associates 2007. R:iPrOieaswewponUW$g RrcwrC- 01220s.doc 4-3 Clarifications and Revisions Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments TABLE 3.3 -12 YEAR 2015 HOAG EMISSIONS INCREASE WITH EXISTING MASTER PLAN APPROVED LAND USES (FINAL EIR NO. 142) ?;' Seenarfa Pollutant Emisaions (IhsJday) CO ._ ;' . Yf3 .: N0X .: PMtO'. %, PlM$ b i' SOx; Existing Uses in 2015 884.1 890.1 140.6 219.1 29.1 24.5 4.6 2.� Existing Master Plan 8uildout 1,7-19:2 1.731.2 275.5 421.2 57.3 48.5 24 4_8 Change In Emissions 8364 841.1 134.9 202.0 28.2 24.0 1_4 2_4 SCAQMD Thresholds 550 55 55 150 55 150 Exceed SCAQMD Thresholds? Yes Yes Yes No No No Note: Totals may not equal the sum of components due to rounding. Source: Mestre Greve Associates 2007. TABLE 3.3 -13 YEAR 2015 HOAG EMISSIONS WITH THE PROPOSED MASTER PLAN UPDATE PROJECT R:\ Prged6W ewponNW8 \RTC\RTC- 012208.dm 4 -4 Clarifications and Revisions Pollutant Emisslolls jHWday) CO VOC:: NOx PM70 . Rib 51, f SOx Sout Vehicular Trips 1,317.2 147.2 249.2 23.2 16.0 2.4 Natural Gas Consumption 4.2 1.1 25.4 0.0 0.0 0.0 On-site Electrical Generation 146.6 99.1 99.1 29.7 29.4 &8 158.5 Total Future Emissions with the 1,467.. 9 247.4 373.6 53.0 45.4 2.4 Proposed Master Plan Update 1.479.9 4,4 Project Notes: Assumes the full reallocation of 225,000 sf from the Lower Campus to the Upper Campus. Totals may not equal the sun of components due to rounding. Source: Mestre Greve Associates 2007. R:\ Prged6W ewponNW8 \RTC\RTC- 012208.dm 4 -4 Clarifications and Revisions Hoag Memorial Hospital Presbytenan Master Plan Responses to Comments TABLE 3.3 -14 YEAR 2015 HOAG EMISSIONS INCREASE WITH PROPOSED MASTER PLAN UPDATE PROJECT Scenario Poltutard Emissions (1t1s/day} CO VOC' NOx - PM10 . PM2.6 SOx Existing Conditionsa 884-4 890.1 140.6 219.1 29.1 24.5 44 2_5 Proposed Master Plan Update Project 4;4878 1.479.9 247.4 373.7 52.9 45.4 24 4.4 Change in Emissions 6838 589.8 106.8 154.5 23.8 20.9 0.9 2.2 SCAQMD Thresholds 550 1 55 1 55 1 150 55 1 150 Exceed SCAQMD Thre sholds? Yes I Yes I Yes I No No I No ' Year 2015 vehicular emissions are assumed to he lower than Year 2005 vehicular emissions due to the fact that higher emission vehicles would he phased out. Notes: Assumes the total reallocation of 225,000 sf from the Lower Campus to the Upper Campus. Totals may not equal the sum of components due to rounding. Source: Mestre Greve Associates 2007. TABLE 3.3 -15 FUTURE EMISSIONS EXISTING MASTER PLAN COMPARED TO PROPOSED MASTER PLAN UPDATE PROJECT Condition Pollutant Emissions (lbs/day) CO '' VOC': NOx .: :' PM10 ;;: PM24, $Qx Year 2015 with Approved Land Use (Final EIR No. 142) 4,740.2 1 731.2 275.5 421.2 57.3 48.4 24 4_8 Year 2015 with Proposed Master Plan Update Project 4-083,9 1,479. 247.4 373.7 52.9 45.4 2,4 4.4 . Difference -251.4 -28.1 -47.6 -4.4 -3.0 -0.5 Lower Emission with Proposed Master Plan Update Project? Yes Yes Yes Yes Yes Yes SCAQMD Thresholds 550 55 55 150 55 150 Exceed SCAQMD Thresholds? Yes Yes Yes No No No Notes: Assumes the total reallocation of 225,000 sf from the Lower Campus to the Upper Campus. Totals may not equal the sum of components due to rounding. Source: Mestre Greve Associates 2007. TABLE 3.3 -17 PROPOSED MASTER PLAN UPDATE PROJECT EMISSIONS COMPARED TO REGIONAL EMISSIONS Scenario Pollutant Emissions:(tons/day) ::: CO VOC . NOx PM10 '. PM2.5 ...Sox.. Proposed Master Plan Update Project 0724 0.740 0.124 0.187 0.026 0.023 0:80 -1 0.002 2020 SCAB 2,414 584 532 318 - 76 Project as % of SCAB 0.03046 09307% 0.0212% 0.0352% 0.0082% - 8:8042- °,6 0.0029% source: Mestre Greve Associates 2007. R: Troioas�Newpon V008NRTORTG01220S.doc 4-5 Clarifications and Revisions Hoag Memorial Hospital Presbyterian Master Plan Responses to Comments NOISE Page 3.4 -5 has been modified and incorporated into the Final EIR as follows: Section 10.26.035, "Exemptions,' presents noise sources that are exempt from the provisions of the Noise Ordinance. The following sentence will be added at the end of the paragraph following Table 3.4 -1 on page 3.4 -6 and incorporated into the Final EIR as follows: The City of Newport Beach exterior and interior noise criteria is given in terms of 15 minute Leq and Lmax noise levels. The noise levels specified are those that are not to be exceeded at a property from noise generated at a neighboring property. Noise levels are to be measured with A- weighting and a slow time response. Greater noise levels are permitted during the day (7 AM to 10 PM) than during the nighttime period (10 PM to 7 AM). If the measurement location is on the bounda ubetween two The last paragraph on page 3.4 -7 has been corrected and incorporated into the Final EIR as follows: Previous measurements at the residences of concern have ranged between 46.1 dBA and 49.8 dBA. These levels are below the City's Noise Ordinance limit of 50 dBA for nighttime levels at sensitive receptors. The addition of the fourth cooling tower is expected to raise the overall noise level to between 46.7 and 50.4 dBA. The operation of a fourth cooling tower is not part of the proposed Master Plan Update Project because the cogeneration facility is already permitted and no further approvals from the City are required for this facility to operate. Therefore, the operation of the cogeneration plant becomes a Noise Ordinance compliance issue. That is, the City would need to take measurements once the fourth cooling tower is operational and determine if it is in compliance with the Noise Ordinance. Should the City determine the cogeneration facility is not in compliance, Hoag would need to correct the situation to maintain compliance with the Noise Ordinance limits. PuFther, The last paragraph on page 3.4 -11 has been corrected and incorporated into the Final EIR as follows: At approximately 9:45 AM... Therefore, the noise level at Site 1 during the pumping operations is, perceptibly, almost four times greater, and the noise level at Site 2 was more than two times greater than permitted by the Noise Ordinance limit. During grease pit cleaning, the 80 dBA Lmax limit was exceeded 3 times at both FaeRitefing sites Site 1 but not at Site 2. In all cases, these were instantaneous exceedances due to an impact noise such as dropping a tool or other large object or the release of air pressure in the diesel truck brake system. R:\ Pr ciMs \NeWponU00B\RTC\RTC-012209.d. 4-6 Clarifications and Revisions 20 0 20 40 60 60 100 feet Note: Approximate area for cover. Sides 4 and 6 would need to remain open to allow trucks ingress and egress to the dock and to keep road open for other service vehicles and users. Drawing is conceptual for preliminary analysis purposes only. Opening through Side 4 becomes critical area for residences. EwNR (Inside to Outside) Calculation Sheet based an MJ Spreadsheet v0.1, Hoag Hospital, Newport Beach Bon Terra - Dana Privitt REPORT N06 -261 FRED / MIKE; September 2006 CASE ] : Loading Dock Cover (18' high) BUILMNOELEMENT AREA(ftA2) EWNR COMMENTS 10A(- EWNRIIO Side 1188.0 50 enclosed(buildiag) 0.01188 Side 2 990.0 50 caelowd (dock) 0.00990 Side 3 936.0 50 enclosed (building) 0.00936 Side 4 1296.0 0 open 1296.00000 Side 5 990.0 50 enclosed (join wall at PL) 0.00990 Side 6 1350.0 0 open mo.00" Roof /Ceiling 6400.0 26 bugLUpovermetsl 16.07607 TOTAL AREA(fM2) 13150A 2662.11711 Distance (to roaQ: 75 Radiating Area (roof): 64W Composite Transmission Loss: 6.9 SPECTRAL ADJUSTMENT: 0.0 dB SAFETY MARGIN: 0.0 dB ESTIMATED NOISE REDUCTION 6.9 but it is critically dependent on observer location 2 . Note: Overall average noise reduction, but will be worse at some locations. EWNR Load Dock Cover Page 1 of 1 }Hoag Hospital, Newport Beach Bon Terra - Dana Privitt REPORT q045-261 FRED / MIKE; October 2006 Sound Pressure Level oil dBA at feet Critical Fra . Hz) 500 Noise Level at 50' #NUMI MacPoint Hoag Load Dock Dock - perim barr Dist. dBA 3 #NUM! 10 #NUM! 25 #NUM! 50 #NUMI 100 #NUMI 150 #NUM! 175 #NUM! 200 #NUM! 225 #NUM! 230 #NUM! 300 1 #NUM! BARRIER PREDICTION WORKSHEET, POINT SOURCE Last Update: 5.25.99 dBA Dist. 48 #NUM! 49 #NUM! 50 #NUMI 51 #NUM! 52 #NUM! 53 #NUM! 54 #NUMI 55 #NUM! 60 #NUMI 65 1 #NUMI Note: Sheet was used to determine the wall height necessary to get a 13 dB reduction for the loading dock noise. The required barrier height for 13 dB NR stayed almost exactly the same. From manipulating the distance to the barrier, this appears to be because for the upper scenario, (DX to BARR = 125), the barrier is very close to the observer, while for the lower scenario (DX to BARR = 65), the barrier is quite close to the source. The worst case location for the barrier (DX to BARR = 105) is between these, as shown (for reference only) in the middle scenario. APPENDIX B EXISTING AND PROPOSED PC TEXT EXISTING AND PROPOSED DEVELOPMENT AGREEMENT Exhibit C HOAG MEMORIAL HOSPITAL PRESBYTERIAN PLANNED COMMUNITY DEVELOPMENT CRITERIA AND DISTRICT REGULATIONS Recommended for Approval by the Planning Commission February 20, 1992 Adopted by the City Council City of Newport Beach Ordinance No. 92 -3 May 26, 1992 TABLE OF CONTENTS I. Introduction II. General Notes III. Definitions IV. Development Plan V. District Regulations VI. Sign Program VII. Parldng Program VIII. Landscape Regulations Ix Site Plan Review Page Number 1 2 4 b II 20 22 24 27 f4as =4 IM i EXHIBITS Page Number 1. Planned Community Development Plan 7 2. Internal Circulation C) 3. Development Criteria 15 TABLES 1. Statistical Analysis 10 2. Parking Requirements 23 May 74 1992 ii I. INTRODUCTION The Hoag Memorial Hospital Presbyterian Planned Community District in the City of Newport Beach has been developed in accordance with the Newport Beach General Plan. The purpose of this Planned Community District is to provide a method whereby property may be classified and developed for hospital- related uses. The specifications of this District are intended to provide land use and development standards supportive of the proposed use while ensuring compliance with the intent of all applicable .regulatory codes. The Planned Community District includes district regulations and a development plan for both the upper and lower campuses of Hoag Hospital. fn general, over the long term, the upper campus will become oriented primarily towards emergency, acute and critical care (predominantly inpatient) uses and the lower campus will be developed with predominantly outpatient uses, residential care and support services. Whenever the regulations contained in the Planned Community text conflict with the regulations of the Newport Beach Municipal Code, the regulations contained in the Planned Community text shall take precedence. The Municipal Code shall regulate this development when such regulations are not provided within these district regulations. All development within the Planned Community boundaries shall comply with all provisions of the Uniform Building Code and other governing building codes. May 2Q IM II. GENERAL NOTES 1. Water service to the Planned Community District will be provided by the City of Newport Beach. 2. Development of the subject property will be undertaken in accordance with the flood protection policies of the City of Newport Beach. 3. All development of the site is subject to the provisions of the City Council Policies K -5 and K-6 regarding archaeological and paleontological resources. 4. Except as otherwise stated in this text, the requirements of the Newport Beach Zoning Ordinance shall apply. The contents of this text notwithstanding, all construction within the boundaries of this Planned Community District shall comply with all provisions of the Uniform Building Code, other various codes related thereto and local amendments. 5. All buildings shall meet Title 24 requirements. Design of buildings shall take into account the location of building air intake to max -mina ventilation efficiency, the incorporation of natural ventilation, and implementation of energy conserving heating and lighting systems. 6. Any fire equipment and access shall be approved by the Newport Beach Fire Department. 7. New mechanical appurtenances on building rooftops and utility vaults, excluding communications devices, on the upper campus shall be screened from view in a manner compatible with building materials. Rooftop mechanical appurtenances or utility vaults shall he screened on the lower campus. Noise shall not exceed 55 dBA at all property lines. No new mechanical appurtenances may exceed the building height limitations as defined in these district regulations. May 26. 1992 2 8. Grading and erosion control shall be carried out in accordance with the provisions of the City of Newport Beach Grading Ordinance and shall be subject to permits issued by the Building and Planning Departments. 9. Sewage disposal facilities within the Planned Community will be provided by Orange County Sanitation District No. 5. Prior to issuance of any building permits it shall be demonstrated to the satisfaction of the Planning Department that adequate sewer facilities will be available. Prior to the occupancy of any structure it shall be further demonstrated that adequate sewer facilities exist. 10. Mass grading and grading by development phases shall be allowed provided that landscaping of exposed slopes shall be installed within 30 days of the completion of grading. May 26, IM 3 III. DEFINITIONS Buildina Elevation: 1. a vertical distance of a building above or below a fixed reference level, i.e., MSL (mean sea level). 2. a flat scale drawing of the front, rear, or side of a building. Building Envelope: the volume in which a building may be built as circumscribed by setback lines and maximum allowable building heights. Building Height: the vertical distance measured from the finished grade to the highest point of the structure. At all points, the height measurement shall run with the slope of the land. Emergency Room:. a service and facility designated to provide acute emergency medical services for possible life threatening situations. East Aid: low acuity medical treatment for non -life threatening situations. General Plan: the General Plan of the City of Newport Beach and all elements thereof. Grade: for the purpose of determining building height: 1. Finished - the ground level elevation which exists after any grading or other site preparation related to, or to be incorporated into, a proposed new development or alteration of existing developments. (Grades may be worked into buildings to allow for subterranean parking.) 2. Natural - the elevation of the ground surface in its natural state before man-made alterations. 3. Existing - the current elevation of ground surface. Inpatient s: hospital patient services which require overnight stay. Landscape Area: the landscape area shall include on -site walks, plazas, water, rooftop May 24 1992 4 landscaping.and all other areas not devoted to building footprints or vehicular parking and drive surfaces. Mean Sea Level: a reference or datum mark measuring land elevation using the average level of the ocean between high and low tides. QmWatient Uses: hospital patient services which do not require overnight stay. Residential Care: medically - oriented residential units that do not require the acuity level generally associated with inpatient services but require overnight stays. Site Area: for the purpose of determining development area: 1. Gross - parcel area prior to dedications. 2. Net - parcel area after dedications. Special Landscaped Street: West Coast Highway is designated as a special landscaped street, containing special landscape requirements. ,Streets: reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular rights -of -way. May 26, IM 5 IV. DEVELOPMENT PLAN haracteristics The upper campus of Hoag Hospital is located on a triangular site of approximately 1757 acres and is bounded by Newport Boulevard to the east, Hospital Road to the north and existing residential developments (the Versailles and Villa Balboa /Seafaire condominiums) to the west. The lower campus is located north of West Coast Highway, south of the Versailles and Villa Balboa /Seafaire Condominiums, west of Newport Boulevard and east of Superior Avenue. It contains approximately 20.41 acres and adjoins the upper campus at its eastern boundary. The upper campus is, and will continue to be, oriented towards inpatient functions, while the lower campus will be developed with predominantly outpatient, residential care and support services. Development Plan The Planned Community Development Plan for Hoag Hospital is shown on Exhibit 1. From 1990 to 2015, many of the existing buildings shown on the Development Plan for the upper campus may be redeveloped in order to functionally respond to the needs of the Hospital and conform to the requirements of State agencies. The Development Plan includes a 0.8 acre view park adjacent to the bike trail between the lower campus and the Villa Balboa /Seafaire Condominiums. This view park includes a twenty -foot wide linear park area adjacent to the bike path (approximately 0.5 acres) and a consolidated view park at the westerly edge of the property (approxi- mately 03 acres). A bike trail connection is also provided between the existing bike trails at the northern and southern boundaries of the lower campus. Access to the lower campus will be from West Coast Highway and Superior Avenue, as well as from Hospital Road, via the upper campus. Exhibit 2 shows the internal circulation for Hoag Hospital. The Development Plan does not specify building locations or specific hospital related uses. Instead, a developable area is identified based on the regulations established for this Planned Community District. Because of the dynamic nature of the health care industry which leads to rapid technological changes that effect how health care services are delivered, the Development Plan for Hoag Hospital sets development caps as a function of allowable densities established by the Newport Beach General Plan. M" A IM LEGEND I., AREA OF DEVELOPMENT uM s._.... a. CoAfff glpttftA7 n PLANNED COMMUNITY DEVELOPMENT PLAN L_ i J UHIBIT HOAG MEMORIAL HOSPITAL PRESBYTERIAN M• 24 IM Ax �. J • The statistical analysis (Table 1) provides a summary of a potential development profile for Hoag Hospital. In order to provide flexibility for the hospital to respond to changes in the health care industry, while at the same time ensuring that trip generation restrictions are adhered to and the overall development cap is not exceeded, this Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis. For example, if changing hospital needs necessitate the development of additional outpatient uses, this development would be allowed, consistent with the Development Plan, as long as a corresponding adjustment in square footage m— trip generation for another use were to occur. This Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis (Table 1) as long as the development limit (i.e., square feet) or the trip generation limit for the peak period (as identified in the Environmental Impact Report) established within each phase of development is not exceeded. Adjustments to the Development Plan may be allowed if the total square footage or trip generation allowed in the current phase of development is exceeded, if the total development or trip generation allowed under the Development Plan is not exceeded. Mmy 24 IM 8 LEGEND mPRIMARY ACCESS (SIGNALIZED) ® SECONDARY ACCESS ® SERVICE ACCESS PUBLIC CIRCULATION STAFF I SERVICE CIRCULATION MqA lm VEHICULAR ACCESS �HOAG MEMORIAL h I - wcr can Cf-__ .I 3 i mo W- 0 L Ii I I N ExNlerc z NM/. �.I• \�1�1•N Table 1 STATISTICAL ANALYSIS' use 5Quare Feet Lower Campus Existing: Outpatient Services (Hoag Cancer Center) 65,000 Child Care 7,800 Subtotal: 72,800 Phase I: Outpatient Services 115,000 Support Service 55,000 Administrative 30,000 Subtotal: 200,000 Phases II & III: Subtotal: 305,089 Total Lower Campus 577,889 Upper Campus Exdstine. 480,000 Phase I: Outpatient Services 25,000 Inpatient 115,000 Subtotal: 140,000 Phases II & III: 145,349 Total Upper Clunvus 765,349 GRAND TOTAL 1,343,2383 I Full deve"Mcm of the upper and taxer campuses is anticipated to occur over an appWXiMlc M -year period and will likcly occur in three, seven -year phases. 2 Up to So% of the existing upper campus may be redeveloped by master plan buildout 3 Based on development allowed under the General Plan at a floor area ratio to gross site arcs of W for the lower campus and lA for the upper rumpus. Building Bulk limit for the lower campus is 0.90 for all structures which includes above grade covered parking. May 26, 1992 10 V. DISTRICT REGULATIONS The following. regulations apply to all development within the Hoag Hospital Planned Community. The individual uses listed under the five permitted use categories is not an exhaustive list. Other hospital- related uses which fit into the five permitted use categories are allowed by definition. Prior to the issuance of a building permit, plot plans, elevations and any other such documents deemed necessary by the Planning, Building and Public Works Departments shall be submitted for the review and approval of the Planning, Building, and Public Works Departments. � �#-U 1. Lower Campus May 26, IM a) Hospital facilities, including, but not limited to: i. Outpatient services: • Antepartum Testing • Cancer Center • Skilled Nursing • Rehabilitation • Conditioning • Surgery Center • Clinical Center • Day Hospital • Back and Neck Center • Biofeedback • Breast Imaging Center • CT Scan • Dialysis • EEG /EMG /NICE Laboratory • First Aid Center • Fertility Services • G.I. Laboratory • Laboratory • Magnetic Resonance Imaging • Nuclear Medicine • Occupational Therapy • Pediatrics • Pharmacy • Physical Therapy • Pulmonary Services 11 May u, rvss • Radiation Therapy • Radiology • Respiratory Therapy • Sleep Disorder Center • Speech Therapy • Ultrasound ii. Administration: • Admitting • Auxiliary Office • Business Offices • Information • Registration • Patient Relations • Social Services iii. Support Services: • Employee Child Care • Health Education • Power /Mechanical /Auxiliary Support and Storage • Food Services • Cashier • Chapel /Chaplaincy Service • Conference Center • Dietitian • Gift Shop • Laboratory • Medical Library • Medical Records • Pharmacy • Engineering/Maintenance • Shipping/Receiving • Microwave, Satellite, and Other Communication Facilities iv. Residential Care: • Substance Abuse • Mental Health Services • Extended Care • Hospice Care • Self or Minimal Care • Congregate Care 12 V. Medical /Support Offices b) Methane gas flare burner, collection wells and associated system components. c) Accessory uses normally incidental to hospital development. d) Temporary structures and uses, including modular buildings. 2. Upper Campus a) Hospital facilities, including, but not limited to: i) Inpatient uses: • Critical Care • Emergency Care Unit • Birth Suites • Cardiology • Cardiac Care Unit • Intensive Care Unit • Mother /Baby Unit • Surgery/Waiting Rooms • Radiology • Laboratory • Pharmacy ii) Outpatient services as allowed on the lower campus iii) Administrative uses as allowed on the lower campus iv) Support services as allowed on the lower campus v) Residential care as allowed on the lower campus vi) Heliport (subject to Conditional Use Permit) b) Accessory uses normally incidental to hospital development. c) Temporary structures and uses, including modular buildings. May 24 IM 13 B. Prohibited Uses Lower Campus a) Emergency Room b) Heliport C. Maximum Building Height The maximum building height of all buildings shall be in accordance with Exhibit 3 which established the following height zones: 1. Upper Campus Tower Zone - maximum building height not to exceed the existing tower (235 feet above mean sea level). 2. Upper Campus Midrise Zone - maximum building height not to exceed 140 feet above mean sea level. 3. Upper Campus Parking zone - maximum building height not to exceed 80 feet above mean sea level, exclusive of elevator tower. 4. Lower Campus Zone, Sub -Areas A, B, C, F and G - within each sub -area no building shall exceed the height of the existing slope and conform to the range of maximum building heights indicated on the development criteria Exhibit 3. 5. Lower Campus Zone, Sub -Areas D and E - maximum building height shall not exceed the height of the existing Hoag Cancer Center (57.5 feet above mean sea level). D. Setbacks Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3. 1. Setbacks will be provided along property boundaries adjacent to the Villa Balboa / Seafaire Condominiums, as defined below: a) Upper campus western boundary setback shall be the prolongation of the westerly edge of the existing cafeteria /laboratory building to the points of intersection with the easterly curb line of the existing service drive, then continuing along said line of the existing service drive. b) Lower campus northern boundary, all of which will have a 20' minimum building setback. May 26, IM 14 LEGEND ED =--WMW--*arMfMW HI El--- --S�� ei Mer 26. 1992 2. The setback on West Coast Highway easterly of the hospital entry signal shall be 15 feet. In addition, vertical articulation shall be required for buildings easterly of the signal within 150 feet of the West Coast Highway frontage, as follows: 1st Floor: Up to 18 feet in height no additional articulation is required. If the 1st floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2nd Floor. 2nd Floor (up to 37 in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 20 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 25 feet. The setback on West Coast Highway westerly of the hospital entry signal shall be 45 feet. In addition, vertical articulation shall be required for buildings westerly of the signal for buildings within 150 feet of the West Coast Highway frontage, as follows: 1st Floor: Up to 18 feet in height no additional articulation is required. If the 1st floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2nd Floor. 2nd Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 55 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 65 feet. In order to avoid any future structures in this area (within 150 feet of West Coast Highway) from presenting an unacceptable linear mass, no single structure shall be greater than 250 linear feet in width. Additional- ly, 209o' of the linear frontage within 150 feet of West Coast Highway shall be open and unoccupied by buildings. 16 ., 10% of the linear length of height zones A and B as viewed from the existing bicycle /pedestrian trail, exclusive of that area adjacent to the consolidated portion of the view park, shall be maintained as view corridors between buildings. These requirements may be altered for individual buildings, if requested by the hospital, through the site plan review process defined in Section IX. 3. There will be no building setbacks along the boundary with CalTrans east property at Superior Avenue and West Coast Highway. 4. A 20 foot setback from property line shall be provided along Newport Boulevard from Hospital Road to a point 600 feet south; a 25 foot setback from property line shall be provided along the remainder of Newport Boulevard and along the Newport Boulevard /West Coast Highway Interchange. S. A ten (10) foot building setback from the property line shall be provided along Hospital Road. E. lighting The lighting systems shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer. F. Roof Treatment Prior to the issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof 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 roofing materials. G. Si All signs shall be as specified under the Hoag Hospital Sign Program, Part VI. H. Parkin All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations. May w, 1"2 17 L Lands pecane All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII. Mg apical and Trash Enclosures 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. K Internal Circulation 1. Prior to the issuance of a grading permit for any of the proposed Master Plan facilities, the project sponsor shall implement a pilot program that controls 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 am. 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 to restrict use. The Hospital will 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 will be submitted to the City prior to the issuance of the grading permit. If such 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 will be investigated at that time to reduce service road impacts to the adjacent residential units. 2. The lower campus service road shall include provisions for controlled access to limit usage to physicians and staff, and service vehicles. May 26, IM 18 L Loadine Dock Within one year from the date of final approval of the Planned Community District Regulations and Development Plan by the California Coastal Commission, as an interim measure, the project sponsor shall implement an acoustical arid /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 implica- tions 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. may 24 Im W VI. HOAG HOSPITAL SIGN PROGRAM .. 11 1 1. The purpose of this Sign Program is to provide adequate, consistent and aesthetically pleasing on- building wall and ground- mounted signage based upon the provisions set forth by the City of Newport Beach Sign Ordi- nance and the information signage requirements of Hoag Hospital. 2. The intent of this Sign Program is to produce uniform standards for Hoag Hospital. 1. All signs visible at the exterior of any building or facility of the Hospital, ground mounted or on- building, may be illuminated or non - illuminated, depending upon need. Illumination method may be by external or internal source. No sign shall be constructed or installed to rotate, gyrate, blink or move, nor create the illusion of motion, in any fashion 2. All signs attached to building or facility exteriors shall be flush or surface mounted as is appropriate to the architectural design features of said building or facility. 3. All signs together with the entirety of their supports, braces, guys, anchors, attachments and decor shall be properly maintained, legible, functional and safe with regard to appearance, structural integrity and electrical service. 4. All street signs shall be subject to review and approval of the City Traffic Engineer, and shall be in compliance with Ordinance 110-L C. Number of Signs Allowed May 26. IM One (1) double -faced primary identification ground- mounted sign or two single faced gateway entry signs shall be allowed per street frontage. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Total maximum signage area shall not exceed two hundred (200) square feet and shall not exceed ten (10) feet in height per sign and street frontage. This sign may occur as a wall sign, to be located upon a project boundary perimeter wall, subject �1 to the same number and area maximums described above. This sign may also occur as part of an entry gateway system. 2. Secondary identification signs shall be allowed. This sign type shall not exceed a maximum height of 48" average height above finished grade. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Maximum sign area shall not exceed thirty-five (35) square feet. This sign may occur as a wall sign to be located upon a project boundary perimeter wall, subject to the same number and area maximums described above. 3. Vehicular and pedestrian directional signs shalt be allowed. This sign type may occur as a single -faced or double -faced sign. This sign type shall occur with the sign suspended between two upright supports having the same depth (thickness) as the sign cabinet described above. 4. Hospital identification signs shall be allowed upon hospital tower parapets, one (1) at each elevation. The elevation facing west (Villa Balboa property line) may not be illuminated. 5. On the lower campus, one (1) building- mounted identification sign will be allowed per structure and shall not be placed so as to directly face the Villa Balboa /Seafaire property. Such signs will be no higher than the roof line of the building upon which they are mounted. May 26, IM 21 VII. HOAG HOSPITAL PARKING REGULATIONS A General 1. Off - street parking for Hoag Hospital shall be provided on -site. Parking may be on surface lots, subterranean or in parking structures. 2. The design and layout of all parking areas shall be subject to the review and approval of the city Traffic Engineer and the Public Works Depart- ment. 3. Parking lot lighting shall be developed in accordance with City standards and shall be designed in a manner which minimizes impacts on adjacent land uses. Nighttime lighting shall be limited to that necessary for security and shielded down from any adjacent residential area. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that the requirements has been met. The lighting plan shall be subject to review and approval of the City Planning Department. B. Requirements for Offstreet Parking Parking requirements for specific sites shall be based upon the parking criteria established in Table 2. All parking shall be determined based upon building type and the area allotted to the following functions. Any area which is calculated as part of the total floor area limitation shall be included in the gross floor area to determine the parking requirement. May 26,1992 ON Outpatient Services Support Administrative Residential Care Medical Offices Inpatient Table 2 PARKING REQUIREMENTS ., 2.0 spaces /1,000 square feet' 1.0 spaces /1,000 square feet' 4.0 spaces /1,000 square feet* 1.0 spaces /1,000 square feet` 4.0 spaces /1,000 square feet` 1.25 spaces /1,000 square feet" Parking requirements are based on a study performed by DKS Associates in May, 1987. Parldng requirement is based on current Hoag Hospital parking demand. Hay 26,19n 2.3 VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS A. General 1. Detailed landscape and irrigation plans, prepared by a registered Architect or under the direction of a Landscape Architect, shall be reviewed by the Planning and Parks, Beaches and Recreation Departments and approved by the Public Work Departments prior to issuance of a building permit and installed prior to issuance of Certificate of Use and Occupancy. The Landscape Plan may include a concept for the roofs and the parking structures. Trees shall not be used, but a planter box or trellis system shall be designed to provide visual relief of parking structures. All landscaping shall conform to the building height limits established in this text. 2. Parking lot trees shall be no less than fifteen (15) gallon size. 3. Shrubs to be planted in containers shall not be less than one (1) gallon size. Ground covers will be planted from (1) gallon containers or from root cuttings. 4. Every effort should be made to avoid using plants with invasive and shallow root systems. 5. Earth berms shall be rounded and natural in character, designed to obscure automobiles and to add interest to the site. Wheel stops shall be so placed that damage to trees, irrigation units and shrubs is avoided. 6. Trees in parking lots should be limited in variety. Selection should be repeated to give continuity. Regular spacing is not required and irregular groupings may add interest. Care should be exercised to allow plants to grow and maintain their ultimate size without restriction. 7. Heavy emphasis shall be placed on the use of drought - resistant native and naturalized vegetation and the use of an irrigation system designed to avoid surface runoff and over - watering. B. Maintenance 1. All planting areas are to be kept free of weeds and debris. 2. Lawn and ground covers are to be kept trimmed and /or mowed regularly. May 26, 1992 24 • r 3. All plantings are to be kept in a healthy and growing condition. Fertiliza- tion, cultivation and tree pruning are to be carried out as part of regular maintenance. 4. Irrigation systems are to be kept in working condition. Adjustment and cleaning of system should be part of regular maintenance. 5. Stakes, guys and ties on trees should be checked regularly for correct function; ties to be adjusted to avoid creating abrasions or girdling to the stems. 6. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. C. Svecial Lan West Coast Highway is designated in the Hoag Hospital Planned Community as a special landscaped street. A 15' building setback from right -of -way / property line is required along West Coast Highway. Only driveways, parking and signage are allowed in the setback area. Parking areas shall be screened from view of West Coast Highway with landscaped berms. Landscaping along West Coast Highway shall consist of trees, ground cover and shrubbery. All unpaved areas not utilized for parking or circulation shall be landscaped in a similar manner. Tree size to be no less than twenty -four (24) inch box. D. Villa Balboa Landscaoe Zone The area between the Villa Balboa /Hoag property line and the loading dock service access road shall be landscaped except for any driveway, walkway, or other hardscape elements in said area. The purpose of the landscaping will be to screen and buffer residential units from hospital activities. E. Parking Areas A minimum of 5% of the surface parking areas shall be devoted to planting areas. Planting areas around building shall not be included in parking area. Planting of trees may be in groups and need not necessarily be in regular spacing. Alternative landscape programs may be developed, including perimeter parking area landscaping, berming and depressing of parking areas. Alternative landscape programs shall be subject to the review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. May 26. IM A rooftop landscaping program may be developed for parking structures and shall be subject to the review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. Rooftop landscaping shall conform to height restrictions. may x IM 26 IX. SITE PLAN REVIEW. i Tl The City Council finds that development on the West Coast Highway frontage of the lower campus of Hoag Hospital may have the potential to affect the aesthetics of the West Newport area as viewed from surrounding arterial roadways. The effect of this section is to establish a Site Plan Review requirement by the Planning Commission for certain individual projects which are proposed by the hospital to differ from the setback, horizontal and vertical articulation requirements as set forth in Section V.D.2. to insure that these projects conform with the objectives of the General Plan and the Master Plan for Hoag Hospital. B. Findinga The City finds, determines and declares that the establishment of Site Plan Review procedures contained in this section promotes the health, safety, and general welfare of the community by ensuring that the development of Hoag Hospital proceeds in a manner which will not result in inadequate and poorly planned landscape areas, excessive building bulk on arterial roadways, inappropriate placement of structures and impairment of the benefits of occupancy and use of existing properties in the area. C. Ap liation Site Plan Review approval shall be obtained prior to the issuance of a grading or building permit for any new structure or the addition to an existing structure which does not conform to the provisions of Section VD-2. D. Plans and Diagrams to be Submitted The following plans and diagrams shall be submitted to the Planning Commission for approval: 1. A plot plan, drawn to scale, showing the arrangement of buildings, driveways, pedestrian ways, off - street parking and off - street loading areas, landscaped areas, signs, fences and walks. The plot plan shall show the location of entrances and exits, and the direction of traffic flow into and out of off - street parking and loading areas, the location of each parking space and loading space, and areas for turning and maneuvering vehicles. The plot plan shall indicate how utility and drainage are to be provided. May X 1942 27 2. A landscape plan, drawn to scale, showing the locations of existing trees proposed to be removed and proposed to be retained; and indicating the amount, type, and location of landscaped areas, planting beds and plant materials with adequate provisions for irrigation. 3. Grading plans when necessary to ensure development properly related to the site and to surrounding properties and structures. 4. Scale drawings of exterior lighting showing size, location, materials, intensity and relationship to adjacent streets and properties. 5. Architectural drawings, renderings or sketches, drawn to scale, showing all elevations of the proposed buildings and structures as they will appear upon completion. 6. Any other plans, diagrams, drawings or additional information necessary to adequately consider the proposed development and to determine compliance with the purposes of this chapter. E. Fee The applicant shall pay a fee as established by Resolution of the City Council to the City with each application for Site Plan Review under this chapter. F. Standards In addition to the general purposes set forth in sub - section B, in order to carry out the purposes of this chapter as established by said section, the site plan review procedures established by this Section shall be applied according to and in compliance with the following standards, when applicable: 1. The development is in compliance with all other provisions of the Planned Community Development Criteria and District Regulations (P -C Text); 2. Development shall be compatible with the character of the neighborhood and surrounding sites and shall not be detrimental to the orderly and harmonious development of the surroundings and of the City; 3. Development shall be sited and designed to maximize the aesthetic quality of the project as viewed from surrounding roadways and properties, with special consideration given to the mass and bulk of buildings and the streetscape on West Coast Highway; May 26, IM KJ 4. Site plan and layout of buildings, parldng areas, pedestrian and vehicular access ways, landscaping and other site features shall give proper consider- ation to functional aspects of site development. :W A public hearing shall be held on all Site Plan Review applications. Notice of such hearing shall be mailed not less than ten (10) days before the hearing date, postage prepaid, using addresses from the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses, to owners of property within a radius of three hundred (300) feet of the exterior boundaries of the subject property. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this Section. In addition to the mailed notice, such hearing shall be posted in not less than two conspicuous places on or close to the property at least ten (10) days prior to the hearing. H. Action by the Planning Commission If all applicable standards established by this Section are met, the Planning Commission shall approve the development. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such as to bring said development into conformity. If the development is disapproved, the Commission shall specify the standard or standards that are not met. A Site Plan Review decision of the Planning Commission shall be subject to review by the City Council either by appeal, or upon its own motion, or upon the request of the Commission. The action of the Commission on any Site Plan Review shall be final and effective twenty-one (21) days following the Commission action thereon unless, within the twenty-one (21) day appeal period an appeal in writing has been filed by the applicant, or any other person, the Commission has requested a review of its decision, or unless the City Council, not more than twenty-one (21) days after the Commission action, on its own motion, elects to review and act on the action of the Commission, unless the applicant consents to an extension of time. The City Council may affirm, reverse or modify the decision. Such action by the City Council shall be final. May 2b, 1992 29 Any Site Plan Review decision of the Commission may be appealed to the City Council by the applicant or any other person, at any time within twenty -one (21) days after the date of the Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in duplicate, with the Planning Department. Such letter shall set forth the grounds upon which the appeal is based and shall be accompanied by a fee as established by Resolution of the City Council. An appeal shall be heard and acted on by the City Council, and the City Council may affirm, reverse or modify the decision of the Commission. The decision of the City Council is final. FM U M :.. . 1. Expiration, Any Site Plan Review granted in accordance with the terms of this Title shall expire within 24 months from the date of approval if a building permit has not been issued prior to the expiration date and subsequently construction is diligently pursued until completion, unless at the time of approval the Planning Commission has specified a different period of time. 2. Violation of Terms. Any Site Plan Review granted in accordance with the terms of this Title may be revoked if any of the conditions or terms of such Site Plan Review are violated or if any law or ordinance is violated in connection therewith. 3. Hearing. The Planning Commission shall hold a hearing on any proposed revocation after giving written notice to the permittee at least ten days prior to the hearing, and shall submit its recommendations to the City Council. The City Council shall act thereon within 60 days after receipt of the recommendation of the Planning Commission. f \._ \PIMMn9 \PGTP.X7NHOAGHOSP May 26, 1992 30 I� �y�� - i. �� � x -. 11:�� ~rfn al(7�- .''.T1����!��II �'� c_ ;? wrXo: \"'L ,fts._ 1_ 'y A EXHIBIT D 11MEEE6 CNIMEICATE Dery Requested: Date of CertiAeffte: On , the City of Newport Beach approved the "Der Agreement Between the Cdr of Newport Beau and Heap Memorief Presbyterian" (the 'Development ADreemern.a Trds Estoppel Certificate cerdAes that, as of the 'Date of Certittoate' sat forth r CHECK WHERE APPUCABLE i. The Development Agreement remains binding end effective; L The Development Agreement has not been emended; 8. The Development Agreement has been am nded In the respects: 4. Neither Haag nor any of ke successors are In defeat under the Development Agreement; S. The fonowkV defauke exist under the Development Agreement: This Estoppel Certilleft may be raw upon by any tranaferee or mortgagee �t any Interest In the properly whah is subject of the Development Agreement I CITY OF NEWPOF T BEACH BY: NAME: TME: EXHIBIT D Ua M&I HOAG MEMORIAL HOSPITAL PRESBYTERIAN DRAFT PLANNED COMMUNITY DEVELOPMENT CRITERIA AND DISTRICT REGULATIONS REVISER JANUARY 9.2008 Recommended for Approval by the Planning Commission February 20,1992 Adopted by the City Council City of Newport Beach Amendment No. 744 Ordinance No. 92 -3 May 26,1992 Amendment No. 2002 -001 City Council Ordinance No. 2002 -17 August 27, 2002 Amendment No. City Council Ordinance No. .2008 Last saved on 1/9/2008 10:35AM TABLE OF CONTENTS Page Number I. INTRODUCTION .................................................................... ..............................A II. GENERAL NOTES ................................................................... ..............................2 III. DEFINITIONS ........................................................................... ..............................3 IV. DEVELOPMENT PLAN ........................................................... ..............................5 V. DISTRICT REGULATIONS .................................................... .............................11 VI. HOAG HOSPITAL SIGN PROGRAM .................................... .............................21 VII. HOAG HOSPITAL PARKING REGULATIONS ................... .............................23 VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS ............. .............................25 DX. SITE PLAN REVIEW .............................................................. .............................27 Last saved on 1/9/2008 10:35AM EXHIBITS Page Number 4. LOADING DOCK NOISE STANDARDS ...................... ..............................20 TABLES 1. PARKING REQUIREMENTS ............................................................. .............................24 Last saved on 1/9/2008 10:35AM I. INTRODUCTION Background The Hoag Memorial Hospital Presbyterian Planned Community District in the City of Newport Beach has been developed in accordance with the Newport Beach General Plan. The purpose of this Planned Community District is to provide a method whereby property may be classified and developed for hospital - related uses. The specifications of this District are intended to provide land use and development standards supportive of the proposed use while ensuring compliance with the intent of all applicable regulatory codes. The Planned Community District includes district regulations and a development plan for both the Upper and Lower Campuses of Hoag Hospital. In general, over the long term, the Upper Campus will become oriented primarily towards emergency, acute and critical care (predominantly inpatient) uses and the Lower Campus will be developed with predominantly outpatient uses, residential care and support services. Whenever the regulations contained in the Planned Community text conflict with the regulations of the Newport Beach Municipal Code, the regulations contained in the Planned Community text shall take precedence. The Municipal Code shall regulate this development when such regulations are not provided within these district regulations. All development within the Planned Community boundaries shall comply with all provisions of the Uniform Building Code and other governing building codes. II. GENERAL NOTES 1. Water service to the Planned Community District will be provided by the City of Newport Beach. 2. Development of the subject property will be undertaken in accordance with the flood protection policies of the City of Newport Beach. 3. All development of the site is subject to the provisions of the City Council Policies K -4 and K -5 regarding paleontological and archaeological resources. 4. Except as otherwise stated in this text, the requirements of the Newport Beach Zoning Ordinance shall apply. The contents of this text notwithstanding, all construction within the boundaries of this Planned Community District shall comply with all provisions of the Uniform Building Code, other various codes related thereto and local amendments. 5. All buildings shall meet Title 24 requirements or the requirements of the California Office of Statewide Health Planning and Development as applicable. Design of buildings shall take into account the location of building air intake to maximize ventilation efficiency, the incorporation of natural ventilation, and implementation of energy conserving heating and lighting systems. 6. Any fire equipment and access shall be approved by the Newport Beach Fire Department. 7. New ffieehanieal ,,,.�en ,,Bees . building ,.r,ops and mi!ity— ,n,,. eExcluding communications devices on the Upper Campus, new mechanical appurtenances on building rooftops and utility vaults on the Lipper and Lower Campuses shall be screened from view in a manner compatible with building materials. Rooftop mechanical appurtenances or utility vaults shall be . esiened utilizing compatible architectural materials on the Lower Campus. Noise steal ae)exeaed 55 R ° Rt all ffOp ,_.. iiiies. No new mechanical appurtenances may exceed the building height limitations as defined in these district regulations. 8. Grading and erosion control shall be carried out in accordance with the provisions of the City of Newport Beach Excavation and Grading Code and shall be subject to permits issued by the Building and Planning Departments. 9. Sewage disposal facilities within the Planned Community will be provided by Orange County Sanitation District No. 5. Prior to issuance of any building permits it shall be demonstrated to the satisfaction of the Planning Department that adequate sewer facilities will be available. Prior to the occupancy of any structure it shall be further demonstrated that adequate sewer facilities exist. 10. Mass grading and grading by development phases shall be allowed provided that landscaping of exposed slopes shall 4e- spa tiommence within thirty (30) days of the completion of grading. 2 III. DEFINITIONS Building Elevation: 1. A vertical distance of a building above or below a fixed reference level, i.e., MSL (mean sea level). 2. A flat scale drawing of the front, rear, or side of a building. Building Envelope: The volume in which a building may be built as circumscribed by setback lines and maximum allowable building heights. Building Height: The vertical distance measured from the finished grade to the highest point of the structure. At all points, the height measurement shall nm with the slope of the land. Emergency Room: A service and facility designated to provide acute emergency medical services for possible life threatening situations. Entitlement, Gross Floor Area: Any area of a building, or portion thereof, including the surrounding exterior walls, but excluding: 1. Area of a building utilized for stairwells and elevator shafts on levels other than the first level of a building in which they appear; 2. Area of a building and /or buildings which ° fee Pam fiflis Poor to °ding and is tre not for general or routine occupancy, such as interstitial of mechanical occupancies; 3. As applied to new construction permits issued on or after August 13, 2002, area of a building used specifically for base isolation and structural system upgrades directly related to requirements of governmental agencies and is not for general or routine occupancy; and 4. As applied to new construction permits issued on or after August 13, 2002, enclosed rooftop mechanical levels not for general or routine occupancy. First Aid: Low acuity medical treatment for non -life threatening situations. General Plan: The General Plan of the City of Newport Beach and all elements thereof. Grade: For the purpose of determining building height: 1. Finished - the ground level elevation which exists after any grading or other site preparation related to, or to be incorporated into, a proposed new development or alteration of existing developments. (Grades may be worked into buildings to allow for subterranean parking.) 2. Natural - the elevation of the ground surface in its natural state before man-made alterations. 3 3. Existing - the current elevation of ground Surface. Inpatient Uses: Hospital patient services which require <„,e; t-iwenty -four (24) hour or more stays. Landscape Area: The landscape area shall include on -site walks, plazas, water, rooftop landscaping and all other areas not devoted to building footprints or vehicular parking and drive surfaces. Mean Sea Level: A reference or datum mark measuring land elevation using the average level of the ocean between high and low tides. Outpatient Uses: Hospital patient services which do °' Fequire 'es�i +hawdo not exceed twenty -four (24) hours. Residential Care: Medically- oriented residential units that do not require the acuity level generally associated with inpatient services but require overnight stays. Site Area: For the purpose of determining development area: 1. Gross - parcel area prior to dedications. 2. Net - parcel area after dedications. Speeial r ....,a., . pod 'a et Wes* * G,, .t rr: _".....:.. d ..; to,i as a �. ;zt -;a ; ?fu _ a WHEN. Streets: Reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular rights -of -way. IV. DEVELOPMENT PLAN Proiect Characteristics The Upper Campus of Hoag Hospital is located on a triangular site of approximately 17.57 acres and is bounded by Newport Boulevard to the east, Hospital Road to the north and existing residential developments ENie Versailles and "ilia BalhaedSeal ake eefide"""' " to the west. The Lower Campus is located north of West Coast Highway, south of the Versaille Sunset View linear and consolidated park and Villa Balboa' Condominiums, west of Newport Boulevard and east of Superior Avenue. It contains approximately 20.61-37.38 total . acres, including 8,603 square feet of land encumbered by a roadway easement. The Lower Campus adjoins the Upper Campus at its eastern boundary. The Upper Campus is, and will continue to be, oriented towards inpatient functions, while the Lower Campus will be developed with predominantly outpatient, residential care and support services. Development Plan The Planned Community Development Plan for Hoag Hospital is shown on Exhibit 1, Planned Community Site and Boundary Map. Through the year 2�}I52017, many of the existing buildings shown on the Development Plan for the Upper Campus may be redeveloped in order to functionally respond to the needs of the Hospital and conform to the requirements of State agencies. Lower Campus aiidr *e Villa Balb rSea aire Go:denimiums. This vie F A ineludes u eat wide lineaf twenty r A, ._ A -bil£e wail eE)f1ii..e6(3fiis pfovided the •a bike t ..:l. at gie iieAhe: ".: — 4:,.;wh bou ^«der of ti3., l wei C-a3i s. Access to the Lower Campus will be from West Coast Highway w4d powmially 48 i SLiperiofm from Hospital Road, via the Upper Campus. Exhibit 2, Vehicular Access, shows the internal circulation for Hoag Hospital. The Development Plan does not specify building locations or specific hospital - related uses. Instead, a developable area is identified based on the regulations established for this Planned Community District. Because of the dynamic nature of the health care industry which leads to rapid technological changes that effect how health care services are delivered, the Development Plan for Hoag Hospital sets development caps as a function of allowable densities established by the Newport Beach General Plan. E mp ON WIN The maximum allowable building area for Hoag Hospital. which encompasses both the Lower Campus and the Upper Campus is 1.343,238 square feet Each Campus is also subject to a maximum allowable building area hmit the maximum allowable building area for the Lipper Campus is 990.349 square feet: the maximum allowable building area for the Lower Caiurls is 577.889 scI'aare feet. Table 3 Building area Statistieal 4noNsis provides a suminau of allowable square footage for bosh the Upper and Lower Campuses UPPER CAMPUS 1 HOSPfrALR0A0" W 1 PLANT Ix ` NOAG OgNE NORTH PARM40 n STRUCTURE c HENI '.. : FEPEN_ DAf LOADING DOCK(0d,rBUMMp �y . ANChIARY WORK r ' N x WOMEN'S PAVILDON ALL , Y WW E) BLDG REO CAGNEYLAXf\ .. ORIGINAl18E2oU1LEVM0 � . '.a r MAIN LOADING DOCK 2111PAWLANf\ �� '+ � J.IDLxNEUNE 1 rJ�230E1 IEUGE '^ / \ly l�\ .A aRNH0AG0RIVF. SIRO RE M �J ....- S,\ l SURFrtCEPAAPoNa p eANUxc CANCER PROPERTY HIRE ... OFACES NABA :r. PACIFIC — LOWER CAMPUS COAST CE AEN E n, GakILE a �� F ION fWERY (icE�,2 �oo ePVM NORTH PMHING I,' / afl` 0, J_. Soo 0 100 200 �J Note: Buildings labeled for identification purposes only _ SCALE: 1" =200' PLANNED COMMUNITY SITE AND BOUNDARY MAP EXHIBIT 1 HOAG MEMORIAL HOSPITAL PRESBYTERIAN (18.20. REVISED 01.22.08 LEGEND l_ VJ PRIMARY ACCESS (SIGNALIZED) SECONDARY ACCESS PRIMARY ROADWAYS SECONDARY DRIVEWAY AND SERVICE xoatx ... ( (� HOSPRAL ROAD POWER JI NOAGDRIVE =' RTCRgNC ST .♦ 51RUCNRC o I'� EPFIIOAN '•�` i \'.. TER I I LOADING DOCK (Und0r911ding) — � \ ARONCI� IUDING ` NO \H VpMEX'6 PAVIUION 20 CPGNEY \' NESr ORIGINAL 1952 MIN LpAOR1p UpLY( 210PARIS LINE tJ $ r RIGULLIEINiE .f ( I 11 ]OLIL }IE IAN 280 CAGNVME + /VANE FIARSE� -. _. 6CF N;i J I`k•'r�e, IY2 i � sAr OFlRE cck I" (' I t SNRFACE 58IrpUE PARKIN G �'. 111 tAREC MAINE CANCER 1 PROPFAttLINE � PA CIF]C ~3 Sri + . rr :I cawRERENCE 7 ti.`sAC -. CENTER 1i AW COA57 s01NX rh~4 l7 (' coxFEAVICe� /.P -c CAN ER e` PAINING / 9° HIGHWAY ucruREw^ Note: Buildings labeled for identification purposes only VEHICULAR ACCESS SOWN DARNING `STRUCTURE II �I l� jR i NORTH —U__. 100 010100 200 � u SCALE:i° =2001 REVISED TABLE I BUI LDING AREA STATISTICAL ANALYSIS XlAxuvium ALLOWABLE: 1,343,238 Sou.tRu-FEET 'As (if the daw ofadootion Demolition ofsomie cxkling SULICILIFe.S Ofl the Uoper Campus will occur to ermire nia.,Jmum will ` Allowable Net Allowable Site Area Building Area Existing Remaininty Nlot-�� 'As (if the daw ofadootion Demolition ofsomie cxkling SULICILIFe.S Ofl the Uoper Campus will occur to ermire nia.,Jmum will ` Table 1 rerr -ICInr .AN,%j ycrc" Lowe: Gampu S Upper Campus u� a GRAND TOTAL &-343;2384 V. DISTRICT REGULATIONS The following regulations apply to all development within the Hoag Hospital Planned Community. The individual uses listed under the five permitted use categories are not an exhaustive list. Other hospital - related uses which fit into the five (5) permitted use categories are allowed * 4kin. Prior to the issuance of a building permit, plot plans, elevations and any other such documents deemed necessary by the Planning, Building, Public Works, and Fire Departments shall be submitted for the review and approval of the Planning, Building, Public Works, and Fire Departments. A. Permitted Uses 1. Lower Campus a. Hospital facilities, including, but not limited to: (1) Outpatient services: (a) Antepartum Testing (b) Cancer Center (c) Skilled Nursing (d) Rehabilitation (e) Surgery Center (f) Clinical Center (g) Day Hospital (h) Back and Neck Center (i) Biofeedback 0) 'Er Breast Imaging Center sea-, (k) Dialysis (1) EEG/EMG/NICE Laboratory (m) First Aid Center (n) Fertility Services (o) ,ancrruiv G.I. Laboratory - rr"2T (p) iy` Magnetic Resonance Imaging (q) Nuclear Medicine (r) Occupational Therapy (s) Pediatrics (t) Pharmacy (u) Physical Therapy (v) Pulmonary Services (w) Radiation Therapy nn. (x) G Respiratory Therapy (y) Sleep Disorder Center 11 (z) Speech Therapy (aa) Ultrasound (bb) Urgent Care (2) Administration: (a) Admitting (b) Auxiliary Office (c) Business Offices (d) Information Desk (e) Registration (f) Patient Relations (g) Social Services (3) Support Services: (a) Employee Child Care (b) Health Education (c) Power/Mechanical /Auxiliary Support and Storage (d) Food Services (e) Cashier (f) Chapel/Chaplaincy Service (g) Conference Center (h) Dietitian (i) Gift Shop 0) Laboratory (k) Medical Library (1) Medical Records (m) Pharmacy (11) ParkineFacilities` (o) Engineering/Maintenance (p) Shipping/Receiving (q) Microwave, Satellite, and Other Communication Facilities (4) Residential Care: (a) Substance Abuse (b) Mental Health Services (c) Extended Care (d) Hospice Care (e) Self or Minimal Care (f) Congregate Care v Y vkut r ¢rrwure, (if decks do nevi count toward sc)uare- footage 12 (5) Medical/Support Offices b. Methane gas flare burner, collection wells and associated system components. C. Accessory uses normally incidental to hospital development. d. Temporary structures and uses, including modular buildings. 2. Upper Campus a. Hospital facilities, including, but not limited to: (1) Inpatient uses: (a) (b) (c) (d) (e) (f) (g) (h) 4 (i) 6) Critical Care Emergency Care Uni=Departmeni Birthing Suites Cardiology Cardiac Care Unit Intensive Care Unit Mother/Baby Unit Surgery,.', n Dom, CIff Laboratory Pharmacy Patient Beds (2) Outpatient services as allowed on the Lower Campus (3) Administrative uses as allowed on the Lower Campus (4) Support services as allowed on the Lower Campus (5) Residential care as allowed on the Lower Campus (6) Heliport (subject to Conditional Use Permit) b. Accessory uses normally incidental to hospital development. C. Temporary structures and uses, including modular buildings. a Does not count toward 13 B. Prohibited Uses 1. Lower Campus a. Emergency Room b. Heliport C. Conversion of mechanical or structural er-y = spaces to uses that allow general or routine occupancy 2. Upper Campus a. Conversion of mechanical or structural of aiijiE spaces to uses that allow general or routine occupancy -er-s � C. Maximum Building Height The maximum building height of all buildings shall be in accordance with Exhibit 3, Development Criteria Plan, which establishes the following height zones: 1. Upper Campus Tower Zone - maximum building height not to exceed the existing tower which is two - hundred thirty -five (235) feet above mean sea level. 2. Upper Campus Mid -rise Zone - maximum building height not to exceed one - hundred forty (140) feet above mean sea level. 3. Upper Campus Parking Zone - maximum building height not to exceed eighty (80) feet above mean sea level, exclusive of elevator towers. 4. Lower Campus Zone, Sub -Areas A, B, C, F and G - within each sub -area no building shall exceed the height of the existing slope and conform to the range of maximum building heights indicated by the development criteria shown on Exhibit 3. 5. Lower Campus Zone, Sub -Areas D and E - maximum building height shall not exceed the height of the existing Hoag Cancer Center which is fifty -seven and one -half (57.5) feet above mean sea level. 14 LEGEND HEIGHTZDNES UPPER CAMPUS ZONES i IOWER ZONE- MAXIMUM BUILDING HEIGHT 235' ABOVE MEAN SEA LEVEL MIDRISE ZONE- MAXIMUM BUILDING HEIGHT 140' ABOVE MEAN SEA LEVEL PARKING ZONE- MAXIMUM BUILDING HEIGHT 80' ABOVE MEAN SEA ariciµurr \�\� LEVEL, EXCLUSIVE OF ELEVATOR TOWER LOWER CAMPUS ZONES LOWER CAMPUS ZONE, SUB -AREAS A, B, C, F, AND G. NO BUILDING SHALL EXCEED THE HEIGHT OF THE EXISTING SLOPE OR THE FA. RANGE OF MAXIMUM BUILDING HEIGHTS INDICATED 0111LDING SUB HEIGHT ARDS SUB -AREAS D AND E - MAXIMUM BUILDING HEIGHT F Q7 TYPCAL RANGE OF 11111WING 57.5 FEET ABOVE MEAN SEA LEVEL HFIGM. maw MOPOSM GRADES (821 TYPICAL RANGE M MAXIMUM• BELONG HUGHES, MEAN SIR LEVEL GREW ••_ ........................._..... _ - .....,- .... 2c w pl i ,hwm Seal:nauvvw! SpMS AandB ,51 Aays {i]ACO6.F. H92 AVERAGE SLOPE EIfVAM1Y Smx R:ovgv ugnvw _ CGnidere Gemmn 9WMImAs Ri9n 1Y96d5 F) t 210 PARIS LANE 1\ f'21OULIELA1E% 230 LIlLIEW Isil A�. LLLLLL x : UPI�pEVP4�R1tIHG V ) G p is PMtEARN�C J� Pft0PER1YLINE'�� (62 NCIRC �iNCES, 1� f0. - / 11 v 1 Isil Isil � +S FE E - \ 1 \" CE " COAST sour ♦ 9P\ NEAygY _a {� Pv Ucl b e4s �N Sb 3E /Fm'.iG WvzIJ IIIG MM1'AY Note: Buildings labeled for identification purposes only DEVELOPMENT CRITERIA PLAN 28OCAGNEVI.VdE \ +. . / °AS W1e . , I.1 Y9,Md 1 0 30� 2 NORTH II 100 0 100 200 --- j --- L--j SCALE:1" =200' CVWDITQ REVISED jI PGVRR �, � LAfR i aapmcoocicry "de BOlalnp ---=. . ariciµurr \�\� Isil A�. LLLLLL x : UPI�pEVP4�R1tIHG V ) G p is PMtEARN�C J� Pft0PER1YLINE'�� (62 NCIRC �iNCES, 1� f0. - / 11 v 1 Isil Isil � +S FE E - \ 1 \" CE " COAST sour ♦ 9P\ NEAygY _a {� Pv Ucl b e4s �N Sb 3E /Fm'.iG WvzIJ IIIG MM1'AY Note: Buildings labeled for identification purposes only DEVELOPMENT CRITERIA PLAN 28OCAGNEVI.VdE \ +. . / °AS W1e . , I.1 Y9,Md 1 0 30� 2 NORTH II 100 0 100 200 --- j --- L--j SCALE:1" =200' CVWDITQ REVISED D. Building Setbacks Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3. 1. Setbacks will be provided along property boundaries adjacent to the Villa Balboa' condominiums, as defined below: a. Upper Campus western boundary setback shall be the prolongation of the westerly edge of the existing cafeteria/laboratory building to the points of intersection with the easterly curb line of the existing service drive, then continuing along said line of the existing service drive. b. Lower Campus northern boundary, all of which will have a 20 -foot minimum building setback. 2. The setback on West Coast Highway easterly of the hospital entry signal shall be fifteen (15) feet. In addition, vertical articulation shall be required for buildings easterly of the signal within one - hundred fifty (150) feet of the West Coast Highway frontage, as follows: 1st Floor: Up to eighteen (18) feet in height no additional articulation is required. If the 1st floor exceeds eighteen (18) feet in. height, it shall be subject to the articulation requirements of the 2nd Floor. 2nd Floor, up to thirty -two (32) feet in height: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of twenty (20) feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of twenty -five (25) feet. The setback on West Coast Highway westerly of the hospital entry signal shall be forty -five (45) feet. In addition, vertical articulation shall be required for buildings westerly of the signal for buildings within one- hundred fifty (150) feet of the West Coast Highway frontage, as follows: 1st Floor: Up to eighteen (18) feet in height no additional articulation is required. If the 1st floor exceeds eighteen (18) feet in height, it shall be subject to the articulation requirements of the 2nd Floor. 2nd Floor, up to thirty -two (32) feet in height: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of fifty -five (55) feet. 16 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of sixty -five (65) feet. In order to avoid any future structures in this area (within 150 feet of West Coast Highway) from presenting an unacceptable linear mass, no single structure shall be greater than two - hundred fifty (250) linear feet in width. Additionally, 20% of the linear frontage within one - hundred fifty (150) feet of West Coast Highway shall be open and unoccupied by buildings. 10% of the linear length of Height Zones A and B as viewed from the existing bicycle/pedestrian trail, exclusive of that area adjacent to the consolidated portion of the view park, shall be maintained as view corridors between buildings. These requirements may be altered for individual buildings, if requested by the hospital, through the site plan review process defined in Section IX. 3. There will be no building setbacks along the westerly boundary of the Lower Campus (adjacent to the inamicipal parking lot at Superior and West Coast Highway). ..4h Garr..an eas� pEepeFty at e . _ r"wrf u 54war'• 4. A twenty (20) foot setback from property line shall be provided along Newport Boulevard from Hospital Road to a point six - hundred (600) feet south; a twenty -five (25) foot setback from property line shall be provided along the remainder of Newport Boulevard and along the Newport Boulevard/West Coast Highway Interchange. 5. A ten (10) foot building setback from the property line shall be provided along Hospital Road. E. Liehtine The lighting systems shall be designed and maintained in such a manner as to shieldeeneea_the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer. F. Roof Treatment Prior to the issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof of any structure on the Lower Campus. RaOief s eh bi 4di_n s ill 4 va eleaii ° s ,,.,° Minor rooftop equipment, necessary for operating purposes, will comply with all building height criteria, and shall be een ealed and designed curd screened to blend into the building roof using materials compatible with roofing materials. 17 G. Sins All signs shall be as specified under the Hoag Hospital Sign Program, Part VI. H. Parkin All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations. I. Landscape All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII. Mechanical and Trash Areas°° 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 - "'_and immediately adjacent residential" properties. K. Internal- West Hoak Drive Circulation Limitations 1 The project sponsor sball continue to limit the use of that portion of West Hoaz Drive adjacent to residential uses located on the Upper Campus. To the extent reasonably possible and witb the understanding that special situations may arse the project sponsor ,,hall use its efforts to limit truck deliveries to the hours of 7:00 am to 5:00 pm. 'rhe project sponsor shall also use other methods to restrict access of this road inch.ul nt z signaze restricting access. m L. Loading Dock The project sponsor shall maintain the acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area. Mitigation measures to reduce the noise levels in the loading dock area should be incort3orated utto the desi,>n and operations of the hospital such mitigation may include relocation of the trash compactor and baler. limidu the hours of truck deliveries to the loading clock area. enclosure of the trash compactor, use of acoustic panels. etc. O a,i: m g the eiielesing die leading, . M. Noise Standards Noise generated at the Hoar Hospital property shall be, governed by the Cite of Newport Beach Noise Ordinance, except as noted below. Also refer to Exhibit 4. Loading Dock Noise Standards, I The applicable noise standard at the Hoag Hospital property line adjacent to the loading dock-shall be as follows: 7AM -10PAi 10PM -7Alya Da }dine Niglittime Leg ( 15 inin) 70 dBA 58 dBA a Within the loadin dock area, delivery vehicles and the loading and unloading of delivery vehicles. shall be exempt ftotn any applicable noise standards. In addition. the grease pit cleanin„ which is exempt from the City Noise Ordinance as a maintenance activity shall occur on a Smurday between the hours of 11,00 AM and 3:00 PM. 19 LEGEND PROPERTY LINE AS IDENTIFIED IN SECTION M.1., DISTRICT REGULATIONS LOADING DOCK AREA AS IDENTIFIED IN SECTION M.2., DISTRICT REGULATIONS UPPER CAMPUS LVESI BLDG Nate: Buildings labeled for identification purposes only LOADING DOCK NOISE STANDARDS r 1 r r NORTH 100 0 100 200 SCALE:1" ®200' GRIGIRAL 1952 SUILDIRGG �.� AGGESS WE f2f09ANfi` fS 219 OLUE ME yi S0V9L N9AG ORIVF 12i0 189fAGNEVIGNE J G 4 G49(iF11ANE � � �` ,'. � Nate: Buildings labeled for identification purposes only LOADING DOCK NOISE STANDARDS r 1 r r NORTH 100 0 100 200 SCALE:1" ®200' VI. HOAG HOSPITAL SIGN PROGRAM A. Purpose and Intent 1. The purpose of this Sign Program is to provide adequate, consistent and aesthetically pleasing on- building wall and ground- mounted signage based upon the provisions set forth by the City of Newport Beach Sign Ordinance and the information signage requirements of Hoag Hospital. 2. The intent of this Sign Program is to produce uniform standards for Hoag Hospital. B. General Sign Standards 1. All signs visible at the exterior of any building or facility of the Hospital, ground- mounted or on- building, may be illuminated or non - illuminated, depending upon need. Illumination method may be by external or internal source. No sign shall be constructed or installed to rotate, gyrate, blink or move, or create the illusion of motion, in any fashion. 4 -I.All signs attached to building or facility exteriors shall be flush mounted as is appropriate to the architectural design features of said building or facility. 2 -3_All signs together with the entirety of their supports, braces, guys, anchors, attachments and decor shall be properly maintained, legible, functional and safe with regard to appearance, structural integrity and electrical service. 34. All street signs shall be subject to review and approval of the City Traffic Engineer, and shall be in compliance with Ordinance 110 -L. 5. For purposes of this section a building shall be defined as any occupied structure or anv occupied pooion of a structure that is constructed as an addition to an existinv structure and identified as a separate building for wayfinding purposes. Individual building numbers unicitielv define the buildings on the Hoag campus. C. Number of Signs Allowed 1. One (1) double -faced primary identification ground- mounted sign or two (2) single -faced gateway entry signs shall be allowed per street frontage. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Total maximum signage area shall not exceed two hundred (200) square feet and shall not exceed ten (10) feet in height per sign and street frontage. This sign may occur as a wall sign, to be located upon a project boundary perimeter wall, subject to the same number and area 21 maximums described above. This sign may also occur as part of an entry gateway system. 2. Primary entrance identification shall be allowed at the main entrance to the facility and at the main entrance to the Emergency Department. If freestanding, this sign type shall not exceed a maximum height of eiaht (8) feet average height above finished grade. In the case of a sign ocennine upon a stone, the average height .shall be established by measuring the signs height at the mid -point of the .sign length perpendicular to the slope direction. Maximunt siggn area shall not exceed seventy (70) square feet. 3. Secondary building and entrance identification signs shall be allowed. If freestanding, this sign type shall not exceed a maximum height of nine (9) feet =average height above finished grade. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Maximum sign area shall not exceed fifty (50) '''`".square feet whether freestanding or wall- mounted. 4. Vehicular and pedestrian directional signs shall be allowed. This sign type may occur as a single - faced, double - faced, or triple -faced sign. The sign shall be sized to allow for proper readability given the number of lines of copy speed of traffic, setback off the road and viewing distance. 'Phis Sion type shall not exceed a ntaximum height of eleven (11) feet average beight above ftnished ride. This i e en wpe hAll rh th n e r g . t,.... H....ight .......... rr s 11...:.,,. the .......e depth idiiel-, ell,) as the igfl ..,1. ;...mot Elesefibed above. 5. Donor recognition signage shall be allowed, one ('1) at each building elevation. . Maximum sign area shall not exceed one hundred seventy -five (375) square feet for donor reco;!nition signal >e. 6. Hospital identification signs shall be allowed upon hospital towers- parapets, one (1) at each elevation. The maximum sign area shall not exceed two hundred seventy -five (275) square feet. Any hospital identification signagt� on the elevation facing west (Villa Balboa property line) may not be illuminated. 7. On the Lower Campus, two (2) enz (4) building- mounted identification signs will be allowed per structure and shall not be placed so as to directly face the Villa BalboalSea wire property. Such signs shall adhere to the requirements above for secondary building and entrance identification cignage and shall be no higher than the roof line of the building upon which they are mounted. 8._ Each public pat rkine structure shall be allowed one (1) identification sign above each entrance and exit of the structure. The maximum size area of each identification sign shall not exceed thirty (30) square feet_ Adiacent regulatory parking sil)na -e does not count toward the maximurn .sign area 22 VII. HOAG HOSPITAL PARKING REGULATIONS tW.A. General 1. Off - street parking for Hoag Hospital shall be provided on -site. Parking may be on surface lots, subterranean or in parking structures. 2. The design and layout of all parking areas shall be subject to the review and approval of the City Traffic Engineer and the Public Works Department. 3. Parking lot lighting shall be developed in accordance with City standards and shall be designed in a manner which minimizes impacts on adjacent land uses. Nighttime lighting shall be limited to that necessary for security and shielded down from any adjacent residential area. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that the requirements have been met. The lighting plan shall be subject to review and approval of the City Planning Department. AFB Reuuirements for Off - Street Parking Parking requirements for specific sites shall be based upon the parking criteria established in Table 2. All parking shall be determined based upon the area allocated to the use categories. 23 TABLE 2 PARKING REQUIREMENTS Use Category Outpatient Services (1) Support (1) (3) Administrative (1) Residential Care (2) Medical Offices (2) Inpatient (1) Parking Requirements 2.31 spaces/ 1,000 square feet 0.0 spaces /1,000 square feet 5.3 spaces /1,000 square feet 1.0 spaces /1,000 square feet 4.0 spaces /1,000 square feet 2.35 spaces /1,000 square feet (1) Parking factor based on Traffic Study 2001 -002 approved by Planning Commission Resolution No. 1542. (2) Parking factor based on DKS Associates Traffic Study, May 1987. (3) Support Services generates parking demand that is already accounted for in one of the other categories as determined in Traffic Study 2001 -002 approved by Planning Commission Resolution No. 1542. 24 VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS A. General 1. Detailed landscape and irrigation plans, prepared by a registered Architect or under the direction of a Landscape Architect, shall be reviewed by the City prior to issuance of a Certificate of Use and Occupancy. The Landscape Plan may include a concept for the roofs and the parking structures. Trees shall not be used, however planter boxes. green roof treatments or trellis systems may be designed to provide added visual relief of parking structures. All rooftop or top of parking structure landscaping roposais shall conform to the building height limits established in this text. ' 2. Parking lot trees shall be no less than twenty -Four (24) inch bor`.ileerT gallery size. 3. Shrubs to be planted in containers shall not be less than e{1 five 5 allon size. Ground covers will be planted from one (1) gallon containers or from rooted cuttings. 4. Every effort should be made to avoid using plants with invasive and shallow root systems. 5. Earth berms shall be rounded and natural in character, designed to obscure automobiles and to add interest to the site. Wheel stops shall be so placed as nect;ssary to avoid 4rat damage to trees, irrigation systemst fti;,t . shrubs and other minting materia1s4. ate . 6. Trees in parking lots should be limited in variety. Selection should be repeated to give continuity. Regular spacing or the introduction of is Feet r� and irregular groupings may also be considered to add interest and variety. Care should be exercised to allow plants to grow and maintain their nlaturcultiini4 size without restriction. 7. `Emphasis shall be placed on the use of native, drought- tolerant, non - invaaivc plants on the Lcnver Campus. On the Upper Campus, naturalized vegetation selections as well as those plants allowed on the Lo%A,er Cam1JLS5_ will be emphasized. and aatuf.ali5.ed ._g ':^.. and the ef Automatically controlledafi irrigation systems shall be designed to avoid surface runoff and over - watering. B. Maintenance 1. All planting areas are to be kept free of weeds and debris and cultivated as necessary to maintain. 2. Lawn and ground covens areas are to be kept trimmed and/or mowed regularly. 25 All plantings are to be kept in a healthy and growing condition. Fertilization, cultivation and tree pruning are to be carried out as part of a regularly sclieduled annuat maintenance program. Irrigation systems are to be kept in good working condition at all times. On- going monitoring aAdjustments and cleaning of systems are to srheu4d -be part of regular maintenance procedures. 5. Stakes, guys and tree on trees should be checked regularly for correct function; ties teshall be adjusted to avoid creating abrasions or girdling of branches or central leaders. 'a die steins. 6. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. 9-C. Special Landscaped Street West Coast Highway is designated in the Hoag Hospital Planned Community as a special landscaped street. A fifteen (15) foot building setback from right -of- way /property line is required along West Coast Highway. Only driveways, parking and signage stnlCtures are allowed in the setback areas. Parking areas shall be screened from view of West Coast Highway with landscaped berms. Landscaping along West Coast Highway shall consist of trees, ground cover and shrubbery. All unpaved areas not utilized for parking or circulation shall be landscaped in a similar manner. Installed Ttrees site are to be no +ess smaller than twenty -four (24) inch box. &D. Villa Balboa Landscape Zone The area between the Villa Balboa/Hoag property line and the loading dock service access road shall be landscaped except for any driveway, walkway, or other hardscape elements in said area. The purpose of said zonet -he landscaping will be to screen and buffer residential units from hospital activities. Q:I✓. Parking Areas A minimum of 5% of the surface parking areas shall be devoted to planting areas. Planting areas around building shall not be included in parking area landscape calculatit3us. Planting of trees may be in groups and need not aeee ily be in— regularly spacedin. Alternative landscape programs may be developed, including perimeter parking area landscaping, berming and depressing of parking areas to Provide additional screening. Alternative landscape programs shall be subject to the review of the Newport Beach Planning Department. A rooftop landscaping program may be developed for parking structures and shall be subject to the review and the approval of the Newport Beach Planning Department. 26 IX. SITE PLAN REVIEW A. Pumose The City Council finds that development on the West Coast Highway frontage of the lower campus of Hoag Hospital may have the potential to affect the aesthetics of the West Newport area as viewed from surrounding arterial roadways. The effect of this section is to establish a Site Plan Review requirement by the Planning Commission for certain individual projects which are proposed by the hospital to differ from the setback, horizontal and vertical articulation requirements as set forth in Section V.D.2. to insure that these projects conform with the objectives of the General Plan and the Master Plan for Hoag Hospital. B. Findings The City finds, determines and declares that the establishment of Site Plan Review procedures contained in this section promotes the health, safety, and general welfare of the community by ensuring that the development of Hoag Hospital proceeds in a manner which will not result in inadequate and poorly planned landscape areas, excessive building bulk on arterial roadways, inappropriate placement of structures and impairment of the benefits of occupancy and use of existing properties in the area. C. Application Site Plan Review approval shall be obtained prior to the issuance of a grading or building permit for any new structure or the addition to an existing structure which does not conform to the provisions of Section V.D.2. D. Plans and Diagrams to be Submitted The following plans and diagrams shall be submitted to the Planning Commission for approval: 1. A plot plan, drawn to scale, showing the arrangement of buildings, driveways, pedestrian ways, off - street parking and off- street loading areas, landscaped areas, signs, fences and walks. The plot plan shall show the location of entrances and exits, and the direction of traffic flow into and out of off -street parking and loading areas, the location of each parking space and loading space, and areas for turning and maneuvering vehicles. The plot plan shall indicate how utility and drainage are to be provided. 2. A landscape plan, drawn to scale, showing the locations of existing trees (proposed to be removed and proposed to be retained); and indicating the amount, type, and location of any landscaped areas, planting beds and plant materials with adequate provisions for automatic irrigation. 3. Grading plans when necessary to ensure development properly related to the site and to surrounding properties and structures. 4. Scale drawings of exterior lighting showing size, location, materials, intensity and relationship to adjacent streets and properties. 27 5. Architectural drawings, renderings or sketches, drawn to scale, showing all elevations of the proposed buildings and structures as they will appear upon completion. 6. Any other plans, diagrams, drawings or additional information necessary to adequately consider the proposed development and to determine compliance with the purposes of this chapter. E. Fee The applicant shall pay a fee as established by Resolution of the City Council to the City with each application for Site Plan Review under this chapter. R—. F. Standards In addition to the general purposes set forth in sub - section A, in order to carry out the purposes of this chapter as established by said section, the Site Plan Review procedures established by this Section shall be applied according to and in compliance with the following standards, when applicable: 1. The development is in compliance with all other provisions of the Planned Community Development Criteria and District Regulations (P -C Text); 2. Development shall be compatible with the character of the neighborhood and surrounding sites and shall not be detrimental to the orderly and harmonious development of the surroundings and of the City; 3. Development shall be sited and designed to maximize the aesthetic quality of the project as viewed from surrounding roadways and properties, with special consideration given to the mass and bulk of buildings and the streetscape on West Coast Highway; 4. Site plan and layout of buildings, parking areas, pedestrian and vehicular access ways, landscaping and other site features shall give proper consideration to functional aspects of site development. &G. Public Hearing - Required Notice A public hearing shall be held on all Site Plan Review applications. Notice of such hearing shall be mailed not less than ten (10) days before the hearing date, postage prepaid, using addresses from the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses, to owners of property within a radius of three hundred (300) feet of the exterior boundaries of the subject property. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this Section. In addition to the mailed notice, such hearing shall be posted in not less than two (2) conspicuous places on or close to the property at least ten (10) days prior to the hearing. W. T-H. Action by the Plannine Commission If all applicable standards established by this Section are met, the Planning Commission shall approve the development. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such as to bring said development into conformity. If the development is disapproved, the Commission shall specify the standard or standards that are not met. A Site Plan Review decision of the Planning Commission shall be subject to review by the City Council either by appeal, or upon its own motion, or upon the request of the Commission. The action of the Commission on any Site Plan Review shall be final and effective twenty -one (21) days following the Commission action thereon unless, within the twenty -one (21) day appeal period an appeal in writing has been filed by the applicant, or any other person, the Commission has requested a review of its decision, or unless the City Council, not more than twenty -one (21) days after the Commission action, on its own motion, elects to review and act on the action of the Commission, unless the applicant consents to an extension of time. The City Council may affirm, reverse or modify the decision. Such action by the City Council shall be final. U-.1. Appeal to the City Council Any Site Plan Review decision of the Commission may be appealed to the City Council by the applicant or any other person, at any time within twenty -one (21) days after the date of the Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in duplicate, with the Planning Department. Such letter shall set forth the grounds upon which the appeal is based and shall be accompanied by a fee as established by Resolution of the City Council. V—. J. Action by the Citv Council An appeal shall be heard and acted on by the City Council within sixty (60) days of filin—g a letter of appeal, and the City Council may affirm reverse or modify the decision of the Commission. The decision of the City Council is final. E W-.K. Expiration and Revocation of Site Plan Review Approvals 1. Expiration. Any Site Plan Review granted in accordance with the terms of this Title shall expire within twenty -four (24) months from the date of approv- al if a building permit has not been issued prior to the expiration date and subsequently construction is diligently pursued until completion, unless at the time of approval the Planning Commission has specified a different period of time. 2. Violation of Terms. Any Site Plan Review granted in accordance with the terms of this Title may be revoked if any of the conditions or terms of such Site Plan Review are violated or if any law or ordinance is violated in connection therewith. 3. Hearing. The Planning Commission shall hold a hearing on any proposed revocation after giving written notice to the permittee at least ten (10) days prior to the hearing, and shall submit its recommendations to the City Council. The City Council shall act thereon within sixty (60) days after receipt of the recommendation of the Planning Commission. 30 T N1O REQUEST PER GOVERNl W CODE 6103 Recording Requested By and When Recorded Return to: City Clerk% %n City of Newport Beach 3300 Newport Boulevard P.O. Box 1768 Newport Beach, CA 92659 -1768 IOC # 94- 4247276 23 —MAR -1994 03 :59 pM Recorded in Official Records of Orange County, California Lee A. Branch, County Recorder Fase 1 of 61 Fees. f 0.00 Tax: i CAVA T RECEIVED APB b DEVELOPMENT AGREEMENT BETWEEN THE CITY OF NEWPORT BEACH AND HOAG MEMORIAL HOSPITAL PRESBYTERIAN Approved February 14. 1994 Ordinance No. 94 -8 61 DEVELOPMENT AGREEMENT THIS DEVELOPMENT AGREEMENT (the "Agreement ") is entered into between the City of Newport Beach (the "City ") , and Hoag Memorial Hospital Presbyterian ( "Hoag ") . RECITALS. This Agreement relates to the following: V 1.1 Puraose of Agreement. This Agreement is intended to: (a) Enable Hoag to adapt to the ever changing health care needs of those residents within its service area by authorizing design parameters of new or additional facilities in a manner that will allow Hoag to respond to rapid changes in medical and health care technology and delivery systems. (b) Establish strict, binding limits on the amount and height of permitted development as well as ensure compliance with numerous conditions on the density, location, and timing of construction to minimize, to the extent feasible, any environmental impacts of Hoag's proposed expansion. (c) Impose exactions such as dedication of property, construction of public improvements and /or the installation of landscaping visible to the public, which, when considered in conjunction with the public services provided by Hoag, benefit the general public. 1.2 Authorization. This Agreement is authorized by, and is ' consistent with, the provisions of 65864 et seq. of the Government Code of the state of California, and Chapter 15.45 of the Newport Beach Municipal Code. 1.3 Interest of Hoaa. Hoag is the legal and /or equitable owner of approximately forty (40) acres of real property located in the City and more particularly described in Exhibit "A" and depicted in Exhibit "B" (the "Property "). 1.4 Development of the Property. This Agreement authorizes development on the Property consistent with the Hoag Memorial Hospital Presbyterian Master Plan and Planned Community Development Plan ( "Master Plan ", a copy of which is attached to this Agreement as Exhibit "C" and incorporated by reference when appropriate)', subject to the conditions and mitigation measures identified in Environmental Impact Report No. 142 and imposed by the City Council as conditions to approval of the Master Plan and this Agreement and, for all development within 1 Y 2. the coastal zone subject to approval of a coastal development permit by the California Coastal Commission or its successor agency. 1.5 Planning Commission /City Council Hearings. The Planning Commission, after giving appropriate notice, held public hearings to consider a development agreement, the proposed Master Plan, and the EIR on December 5, 1991, January 9, 1992, January 23, 1992, February 6, 1992, and February 20, 1992. The City Council conducted public hearings on the Master Plan, this Agreement and the EIR on March 23, 1992, March 30, 1992, April 13, 1992 and May 11, 1992. 1.6 Consistencv. This Agreement is consistent with the various elements of the Newport Beach General Plan, the Master Plan, and other applicable ordinances, plans, and policies of the City. This Agreement is also consistent with the purpose and intent of state and local laws authorizing development agreements in that it represents comprehensive planning, provides certainty in the approval of subsequent projects subject to compliance with conditions, reduces the economic costs of development by providing assurance to Hoag that it may generally proceed with projects in accordance with existing regulations, and provides assurance to adjoining property owners that limits on the height of structures and amount of development as specified in the Master Plan and this Agreement will remain in full force and effect for a period of twenty - five (25) years. 1.7 Police Power. The City Council has determined that this Agreement is in the best interests of the health, safety and general welfare of the City, its residents and the public, was entered into pursuant to, and represents a valid exercise of, the City's police power, and has been approved in accordance with the provisions of state and local law that establish procedures for the approval of development agreements. 1.8 City Ordinance. On February 14, 1994, the City Council adopted Ordinance No. 94 -8 approving this Agreement and authorizing the City to enter into this Agreement. The Adopting Ordinance will become effective on March 16, 1994. 2.1 The "Adopting ordinance" refers to City Ordinance No. 94 -8, adopted on February 14, 1994, by the City Council, which approved and authorized the City to enter into this Agreement. 2.2 'Agreement" refers to this "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian ". 2.3 "Annual Review" refers to the review of Hoag's good faith compliance with this Agreement and conditions on development as set forth in Section 5. 2.4 The '!Approval Date" means the date on which the City Council voted to adopt the Adopting Ordinance. 2.5 All forms of use of the verb "assign" and the nouns "assignment" and "assignee" shall include all contexts of hypothecations, sales, conveyances, transfers, leases, and assignments. 2.55 "California Coastal Commission" refers to the California State Resources Agency established under the California Coastal Act of 1976. 2.6 "CEOA" and the "CEOA Guidelines" refers to the California Environmental Quality Act and the CEQA Guidelines promulgated by the Secretary of Resources of the State of California, including any amendments adopted subsequent to the Effective Date. 2.7 "City" refers to the City of Newport Beach, California. 2.8 "City Council" refers to the City Council of the City. 2.9 "Cure Period" refers to the period of time during which a Default may be cured pursuant to Section 9. 2.10 A "day" or "days" refers to a calendar day, unless expressly stated to be a business day. 2.11 A "Default" refers to any material default, breach, or violation of the provisions of this Agreement. A "City Default" refers to a Default by the City, while a "Hoag Default" refers to a default by Hoag. 2.12 The "Effective Date" refers to the effective date of the Adopting Ordinance and is the effective date of this Agreement. provided however, the Agreement has been approved by the California Coastal Commission, and the Executive Director of the Coastal Commission is in receipt of a copy of this Agreement signed by both parties. 2.13 The "EIR" refers to final Environmental Impact Report No. 142 of the City of Newport Beach and Supplemental Environmental Impact Report No. 142. 2.14 An "Estoppel Certificate" refers to the document certifying the status of this Agreement required by Section 5.6 in the form of Exhibit "D ". 3 2.15 An "Exaction" refers to those specific dedications and improvements required of Hoag and set forth in Section 8.2 below. 2.16 An "Exhibit" refers to an exhibit to this Agreement. All Exhibits are incorporated as a substantive part of this Agreement. The Exhibits to this Agreement are: Exhibit A: Legal Description of the Property Exhibit B: Map of the Property Exhibit C: The Master Plan Exhibit D: Estoppel Certificate 2.17 "Existing General Regulations" means those General Regulations approved by the •City on or before the Approval Date (irrespective of their effective date) and not rescinded or superseded by City action taken on or before the Approval Date. 2.18 "Future General Regulations" means those General Regulations (see Section 2.19 below) adopted by the City after the Approval Date. 2.19 "General Regulations" means those ordinances, rules, regulations, policies, and guidelines of the City, which are generally applicable to the use of land and /or construction within the City and include, the Fair Share Traffic Contribution Fee Ordinance, Uniform Building Codes and water and sewer connection and fee ordinances. 2.20 "General Plan" refers to the City's General Plan in effect on the Approval Date, plus all amendments to the General Plan adopted by the City on or before the Approval Date and effective prior to the Effective Date. 2.21 "Hoag„ refers to Hoag Memorial Hospital Presbyterian, a non- profit corporation. 2.22 "Includes" and all contexts and forms of the words "includes" and "including" shall be interpreted to also state "but not limited to." 2.23 "Master Plan" refers to the Hoag Memorial Hospital Presbyterian Master Plan and Planned Community Development Plan which was adopted by the City on May 26, 1992 (Exhibit "C "). 2.24 "Mortgagee" refers to the holder of a beneficial interest under any mortgage, deed of trust, sale - leaseback agreement, or other 4 transaction under which all or a portion of the Property, including those portions acquired by assignees, is used as security (a "Mortgage ") or the owner of any interest in all or any portion of the Property under a Mortgage, including those portions acquired by assignees. 2.25 "Notice" refers to any written notice or demand between the Parties required or permitted by this Agreement. 2.26 The "Parties" refers to the City and Hoag and a "Pgrtyll shall refer to either of the Parties. 2.27 "Planning Commission" refers to the Planning Commission of the City. 2.28 The "Project" refers to the proposed development of the Property pursuant to the Master Plan and this Agreement. 2.29 "Project Specific Approvals" means all site - specific (meaning specifically applicable to the Property only and not generally applicable to some or all other properties within the City) plans, subdivision maps, permits, or other entitlement. Project Specific Approvals include subdivision maps, site plan review, conditional use permits, coastal development permits, variances, grading and building permits, as well as amendments or modifications to those plans, maps and permits. Project Specific Approvals does not include Existing or Future General Regulations. 2.30 The "Property" refers to the real property described on Exhibit "A" and depicted on Exhibit "B." CONDITIONS TQ DEVELOPMENT. 3.1 Introduction. The provisions of this Section express the intent of the parties regarding the extent to which this Agreement vests Hoag's right to proceed with the development described in the Master Plan. Hoag acknowledges that its right to proceed with development described in the Master Plan is subject to numerous conditions and mitigation measures including the following: (a) The specific limitations and restrictions contained in the Master Plan; (b) Conditions and mitigation measures imposed by the City Council to mitigate significant effects identified in the EIR; 5 (c) Conditions imposed by the City as a result of subsequent or supplemental environmental analysis pursuant to provisions of CEQA and the CEQA Guidelines; (d) Conditions imposed by the City Council in conjunction with the approval of Traffic Study No. 81 and Variance No. 1180; (e) Compliance with the terms and conditions specified in this Agreement. (f) Compliance with Existing General Regulations. 3.2 Compliance with Master Plan Conditions /Mitigation Measures. Hoag acknowledges that City Council approval of the Master Plan and this Agreement was subject to compliance with numerous conditions and mitigation measures designed to minimize or eliminate the significant adverse effects of the Project and ensure the health, safety, and welfare of nearby residents as well as Hoag patients and employees. Many of these conditions and mitigation measures impose specific development standards and requirements to be implemented in conjunction with further study and analysis of site or subsurface conditions before grading or construction. Specific mitigation measures that require compliance with, or satisfaction of, standards before grading or construction can occur include the following: (a) Slope excavation techniques which insure stability; (b) Grading and excavation techniques which minimize disturbance to adjacent residents and the general public; (c) Identification of potential faults on site and construction of buildings pursuant to recommendations of certified geologists and in a manner which insures that nearby residents, Hoag patients and Hoag employees are not exposed to a significant risk of injury; (d) Evaluation of soil corrosivity and removal of corrosive soils or use of corrosion resistant construction materials; (e) Mitigation of impacts caused by removal of wetlands through off -site restoration as required by resource agencies; (f) Preparation and approval of a project trip generation study prior to development of Phase I of the Master Plan (if Hoag proposes a land use other than specified in the approved Traffic Study); (g) Preparation and approval of a project trip generation study as a condition to construction of development in Phases II and III of the Master Plan; (h) Preparation and approval of a Traffic Phasing Ordinance analysis prior to construction of development in Phase II and Phase III of the Master Plan; (i) Preparation of a view impact analysis of each proposed ' building prior to issuance of permits; (j) Analysis and mitigation of emissions in accordance with the regulations of the South Coast Air Quality Management District; (k) Preparation and approval of a construction phasing and traffic control plan for each phase of development. Hoag's right to develop the Property pursuant to the Master Plan is contingent upon compliance with, and satisfaction of, the conditions and mitigation measures imposed by the City Council as of the Approval Date, conditions imposed by the California Coastal Commission required for approval of coastal development permits, as well as conditions and mitigation measures resulting from subsequent environmental analysis as specified in Paragraph 3.3. 3.25 Future Coastal Act discretionary review may result in specific mitigation measures to ensure consistency with the Coastal Act that require compliance with, or satisfaction of, standards before grading or construction can occur. 3.3 Program EIR. Hoag acknowledges that the EIR is a "Program IR." The EIR analyzes the impacts of construction phased over time and, ursuant to CEQA, City is under a continuing obligation to analyze Hoag's equests for Project Specific Approvals to ensure the environmental impacts associated with the request were fully addressed in the EIR. Subsequent environmental documentation is required if this analysis reveals environmental impacts not fully addressed in the program EIR, identifies new impacts, or concludes the specific request is not consistent with the project described in the EIR. Hoag acknowledges the right and obligation of the City and the Coastal Commission or its successor agency to impose additional conditions as the result of the subsequent environmental analysis required by CEQA. 3.4 (litigation Monitorinc Plan. City s Monitoring Plan ( "Plan ") within si Effective Date. Hoag shall not su Project Specific Approval until the the City Council and the Executive Commission or the appropriate entity 7 hall prepare a Mitigation xty (60) days after the bmit any application for Plan has been approved by Director of the Coastal of its successor agency. The Plan shall comply with and satisfy the requirements of CEQA and the Guidelines and the Coastal Act. The Plan shall be available to the public upon request. 3.5 Compliance with General Regulations. Hoag is required to comply with the Existing General Regulations. As to those Existing General Regulations which require the payment of fees, costs, and expenses, Hoag shall pay the fee, cost, or expense required as of the date on which Hoag submits the application ' for Project Specific Approval. Hoag shall also comply with any Future General Regulations that do not impair Hoag's ability to develop the Property in accordance with the density, intensity, height and location of development specified in the Master Plan. Hoag shall also comply with all provisions of the Uniform Building Code, whether adopted before or after the Approval Date, which are in effect at the time applications for Project Specific Approvals are submitted. Hoag shall also comply with the Coastal Act and the City's certified Local Coastal Program. 4. RIGHT TO DEVELOPMBMT. 4.1 Right to DeveloR. Subject to compliance with the provisions of Sections 3 and 8.2, Hoag shall have a vested right to develop and receive Project Specific Approvals for construction on the Property to the full extent permitted by the Master Plan. Subject to the provisions of Sections 3 and 8, City shall only take action which complies with and is consistent with the Master Plan and this Agreement unless Hoag otherwise consents in writing. Subject to this Subsection, City shall have the authority to impose only those Exactions which are specifically described in this Agreement, except as expressly required (as opposed to permitted) by state or federal law. 4.2 Reservations or Dedications of Land. Except as expressly provided in this Agreement, no dedications or reservations of the Property shall be required of Hoag in conjunction with the application or issuance of any Project Specific Approvals. 4.3 Conflicting Measures. Except as expressly provided in this Agreement, no initiative measure, moratorium, referendum (except as provided in Government Code Section 65857.5), ordinance, statute or other provision of law which in any way limits or restricts development of the Property to the full extent permitted by the Master Plan and this Agreement (including density, intensity, timing, phasing, and sequencing) shall be applied to the Property during the term of this Agreement. 4.4 Time for Construction and Completion of Project. Subject to the provisions of this Agreement and the Master Plan, Hoag shall have the right to decide the timing, phasing, and sequencing of construction on the Property and shall be entitled to apply for, and receive approval of, in a timely manner, permits or approvals at any time. 5. ANNUAL REVIEW. 5.1 City and Hoaa Responsibilities. At least every twelve (12) months during the Term, the City shall review Hoag's good faith substantial compliance with this Agreement (the °Annual Review "). After the Annual Review, the City's finding of good faith compliance by Hoag shall be conclusive for the purposes of future Annual Reviews or legal action between the Parties. Either Party may address any requirements of the Agreement during the Annual Review. However, fifteen (15) days' written Notice of any requirement to be addressed shall be made by the requesting Party. If, at the time of the review, an issue not previously identified in writing is required to be addressed, the review shall be continued at the request of either Party to afford sufficient time for analysis and preparation of a response. 5.2 Public Hearing. The Annual Review shall be conducted at a public hearing noticed in accordance with the provisions of Chapter 15.45 of the Newport Beach Municipal Code. 5.3 Information to be Provided to Hoag. The City shall mail to Hoag a copy of the staff report and related exhibits concerning Agreement performance a minimum of ten (10) days before the Annual Review. 5.4 Mitigation Review. The annual review shall include a detailed report of compliance with the various conditions and mitigation measures contained within the mitigation monitoring plan. The report shall include an analysis of the view impacts of buildings constructed in comparison to the anticipated views as depicted in the EIR. For the five year monitoring period imposed by the Department of Fish and Game Streambed Alteration Agreement entered into between the Department of Fish and Game and Hoag, the annual review shall also assess the success of any off -site wetlands mitigation. Five. years after the completion of the Department of Fish and Game monitoring period, Hoag shall submit a final report assessing the success of the off -site wetlands mitigation in its annual review. If the survival and cover requirements set forth in the Streambed Alteration Agreement have not been met, Hoag shall be responsible for replacement planting to achieve these requirements. Hoag shall be found in compliance with this Agreement unless the City Council determines, based upon the evidence presented at the Annual Review, that Hoag has not complied with all mitigation measures and conditions including those imposed as a result of subsequent environmental analysis, applicable to the grading of, or building on, the Property as of the date of the Annual Review. 5.5 Review Letter. If Hoag is found to be in compliance with the Agreement after the Annual Review, the City shall issue, within ten (10) days of Hoag's written request, a letter to Hoag ' stating that the Agreement remains in effect and Hoag is not in Default. 5.6 Estoonel Certificate. Either Party may at any time deliver written Notice to the other Party requesting an estoppel certificate (the "Estoppel Certificate ") stating: (a) The Agreement is in full force and effect and is a binding obligation of the Parties. (b) The Agreement has not been amended or modified either orally or in writing or, if so amended, identifying the amendments. (c) No Default in the performance of the requesting Party's obligations under the Agreement exists or, if a Default does exist, the nature and amount of any Default. A Party receiving a request for an Estoppel Certificate shall provide a signed certificate to the requesting Party within thirty (30) days after receipt of the request. The Planning Director may sign Estoppel Certificates on behalf of the city. An Estoppel Certificate may be relied on by assignees and Mortgagees. The Estoppel Certificate shall be substantially in ' the same form as Exhibit "D." 5.7 Failure to Conduct Annual Review. The City's failure to conduct an Annual Review shall not constitute or be asserted by the City as Hoag's Default. 6. GENERAL PROVISIONS. 6.1 Effective Date. This Agreement and the obligations of the Parties shall be effective as of the Effective Date. However, this Agreement shall bind the Parties as of the Approval Date, subject only to the Adopting Ordinance becoming effective pursuant to California law. 6.2 Applicability to Coastal—Zone,_ This Agreement shall not be applicable to those portions of the Property located within the Coastal zone as defined by the California Coastal Act (Division 10 20, California Public Resources Code, beginning with Section 30000) until either (1) the required local coastal program for the Property has been certified by the California Coastal Commission or (2) the California Coastal Commission has approved this Agreement. This Subsection is intended solely to comply with the provisions of California Government Code Section 65869 and shall be of no force or effect if Section 65869 is repealed. 6.3 Term of Agreement. The term of this Agreement (the "Term ") shall begin on the Effective Date and continue for twenty -five (25) years unless otherwise terminated or modified pursuant to this Agreement. Any modifications to this Agreement prior to effective certification of the City's Local Coastal Program (LCP), are subject to the review and approval of the Coastal Commission or its successor agency. 6.4 Assignment. Hoag has the absolute right to assign (see Section 2.5) its rights and /or delegate its obligations under this Agreement as part of an assignment of all or a portion of the Property. Any assignment shall be subject to the provisions of this Agreement. As long as Hoag owns any part of the Property, Hoag may assign the benefits of this Agreement without delegating the obligations for the portion of the Property assigned. if that occurs, however, the benefits assigned shall remain subject to the performance by Hoag of the corresponding obligations. where an assignment includes the delegation of both the benefits and the corresponding obligations, those obligations become solely the obligations of the assignee. if an assignee is in Default, then as to Hoag or any assignees not in Default, the Default shall not constitute their Default, give grounds for termination of their rights under this Agreement or be a basis for an enforcement action against them. 6.5 Amendment of Agreement. (a) Subject to the provisions of Subsection (b) , and subject to approval of the Coastal Commission or its successor agency prior to effective certification of the City's Local Coastal Program (LCP) , this Agreement may be amended from time to time by the mutual consent of the Parties, or their successors in interest, but only in the manner provided by the Government Code and this Agreement. After any amendment, the term "Agreement" shall refer to the amended Agreement. (b) The City Council shall not approve, and Hoag shall not request, any amendment to the provisions of the Master Plan or this Agreement that would increase the maximum 11 permitted gross floor area or the maximum permitted building height (within any lettered building envelope) above that established by the Master Plan as of the Effective Date of this Agreement. This Subsection shall prevail over any conflicting ordinance, resolution, policy or plan adopted by the City Council. 6.6 Enforcement. This Agreement is enforceable by each of the Parties and their respective successors and assigns. ' 6.7 Termination. This Agreement shall be deemed terminated and of no further effect upon the occurrence of any of the following events: (a) Expiration of the twenty -five (25) year term; (b) Entry, after all appeals have been exhausted, of a final judgment or issuance of a final order directing the City to set aside, withdraw, or abrogate the City's approval of this Agreement or any material part of the Projects or, (c) The effective date of a Party's election to terminate the Agreement as provided in Section 9.3 of this Agreement. 6.8 Hoag shall defend, indemnify and hold harmless the City and its officers and employees with respect to any claim, loss or damage in any way related to the grading, excavation or stabilization of the slopes adjacent to the view parks by Hoag or its employees, agents contractors or representatives. This Section is not intended to impose liability on Hoag for the acts of persons other than Hoag or its agents, representatives or contractors. / 6.9 Hoag shall enter into an agreement with City to accept ownership of, and responsibility for maintenance of, the existing methane gas venting flare and any device for collecting gas that is subsequently installed on the Property pursuant to conditions or mitigation measures imposed in conjunction with the Master Plan approval or subsequent environmental analysis. 7.1 Conflict with State and Federal paws and Rectulations. where state or federal laws or regulations prevent compliance with one or more provisions of this Agreement, those provisions shall be modified, through revision or suspension, to the 12 extent necessary to comply with such state or federal laws or regulations and the modified Agreement shall remain in effect, subject to the following: (a) the City shall not request modification. of this Agreement pursuant to this provision unless and until the City Council makes a finding that such modification is required (as opposed to permitted) by state and federal laws or regulations; (b) the modifications must be limited to those required (as opposed to permitted) by the state or federal laws; (c) the modified Agreement must be consistent with the state or federal laws or regulations which required modification or suspension; (d) the intended material benefits of this Agreement must still be received by each of the Parties after modification; (e) neither the modification nor any applicable local, state, or federal laws or regulations, may render the modified Agreement impractical to enforce; and (f) Hoag consents in writing to the modification. (g) Any modifications, prior to effective certification of the City's Local Coastal Program (LCP) are subject to approval of the Coastal Commission or its successor agency. Hoag shall have the right to seek judicial review of any proposed modification to ensure compliance with this Section. 7.2 Effect of Termination. If this Agreement is terminated as a result of changes in state or federal law, Hoag remains obligated to comply with the provisions of Section 8.2(a) and (b), unless Hoag has completed construction of less than twenty -five percent (258) of the maximum permitted development. PUBLIC DENEPIT81E%ACTION8. 8.1 Public Benefits. City and Hoag agree that this Agreement confers a substantial public benefit by enabling Hoag to construct facilities most appropriate to changes in medical technology and thereby better satisfy the health care needs of residents within its service area. In addition, the Master 13 Plan and this Agreement confer benefits on the public and nearby residents by imposing long term restrictions on the height, amount and location of development as well as the public improvements described in Section 8.2. 8.2 Exactions. Hoag shall, as a condition to the right to develop, do the following: (a) Prior to commencement of development, irrevocably offer to dedicate and grade the proposed linear and consolidated view park identified in Figure 3.2.1 of Volume 1 of the EIR. The City shall accept the offer of dedication within sixty (60) days after the initial grading permit has been finalled by the City. The first stage of development shall include grading of the public linear and consolidated viewpark identified in Figure 3.2.1. of Volume I of the EIR. Hoag shall grade and excavate the slope adjacent to the proposed .28 (28/100) acre consolidated public view park and .52 (52/100) acre public linear view park in a way that ensures stability of the park and adjacent slopes. The grade (between the bicycle path and edge of slope) of the view parks shall be the minimum necessary to insure adequate drainage. The improvement for the linear and consolidated public parks shall be completed within three (3) years after the offer of dedication has been accepted by the City. The City shall ensure that adequate erosion control measures are implemented prior to construction. (b) 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 ($250,000.00) 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; 14 (ii) 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. (c) City and Hoag shall conduct a study of possible future improvements in and around the easterly end of Semeniuk Slough that would, among other things, improve the appearance of the area and, potentially, serve as a component to improve public access from residential areas in West Newport to park land and public recreation facilities proposed in conjunction with development of the West Newport Oil Company property. The study shall analyze, among other things, the type of improvements that would improve the area without adversely impacting wetlands, the possible location of pedestrian trails and the potential for those trials to improve access to proposed recreational facilities, phasing of the improvements, potential public benefits, and the cost of the improvements. As a part of the study, Hoag and City shall meet and confer with resource agencies relative to the type and extent of improvements that may be permitted in or adjacent to wetlands. Hoag shall fund the study and participate in the cost of constructing any improvements in the area that the City Council determines are feasible and in the public interest, provided, however, the financial contribution of Hoag, including the costs of the study and improvements, shall not exceed Two Hundred Thousand Dollars ($200,000.00). (d) Hoag's obligations pursuant to Subsection (c) are contingent on Coastal Commission approval of the Master Plan and attached as Exhibit C to this Agreement with no significant reduction in entitlement from that authorized in the Master Plan. Hoag's obligations pursuant to Subsection (b) shall be reduced through good faith negotiations in the event the Coastal Commission reduces entitlement by ten percent (10 %) or more from that authorized in the Master Plan. 9. DEFAULT. REMEDIES AND TERMINATION. 9.1 General Provisions. In the event of a Default (see Section 2.11), the Party alleging a Default shall give the other Party is a written Notice of Default. The Notice of Default shall specify the nature of the alleged Default, and a reasonable manner and sufficient period of time (not less than thirty (30) days) in which the Default must be cured (the "Cure Period ") . During the Cure Period, the Party charged shall not be considered in Default for the purposes of termination of the Agreement or institution of legal proceedings. If the alleged Default is cured within the Cure Period, then a Default shall be deemed not to exist. 9.2 Ovtion to Institute Leval Proceedings or to Terminate. If an alleged Default is not cured within the Cure Period, the noticing Party must give the defaulting Party a Notice of intent to terminate the Agreement. Within thirty (30) days after giving of the Notice, the City Council shall hold a public hearing in the manner set forth in Government Code Sections 65665,65667, and 65666, as amended, to consider and review the matter. 9.3 Notice of Termination. After considering the evidence presented to the City Council, the Party alleging the Default, at its option, may give written Notice of termination of the Agreement to the other Party and the Agreement shall be terminated immediately upon giving the Notice. A termination shall be valid only if good cause exists and clear and convincing evidence was presented to the City Council to establish the existence of a Default. The findings of the City Council as to the existence of a Default shall have no weight in any legal proceeding brought to determine the existence of a Default. The validity of any termination may be challenged pursuant to Section 11.16, in which case the court must render an independent judgment, on the basis of clear and convincing evidence, as to the existence of good cause for termination. Termination may result only from a material Default of a material provision of this Agreement. 9.4 aw iver. Failure or delay in giving Notice of Default shall not waive a Party's right to give future Notice of the same or any other Default. 9.5 Default by Hoag. If the City alleges a Hoag Default, the City shall conduct a hearing utilizing the Annual Review procedures required by this Agreement before the City may commence legal proceedings to terminate this Agreement. 9.6 Default by the City. If Hoag alleges a City Default, Hoag, without limiting any of its other remedies, shall not be 16 ;1 h obligated to proceed with or complete the Project or any phase of the Project, nor to perform any further obligations under the Agreement. Upon a City Default, any resulting delays in Hoag's performance shall neither be Hoag's Default nor constitute grounds for termination or cancellation of the Agreement by the City. 0 ENCUMBRANCES AND RELEASES ON PROPERTY. 10.1 Discretion to Encumber. Hoag may encumber all or any portion of the Property in any manner. The City acknowledges that lenders providing financing may require technical modifications to the Agreement which do not materially alter the intent of the Parties. The City agrees to meet, upon request, with Hoag and /or lenders to negotiate in good faith any lender request for modification. The City agrees to not withhold unreasonably its consent to such modification. Any such modification, prior to effective certification of the City's Local Coastal Program (LCP) , is subject to the review and approval of the Executive Director of the Coastal Commission or its successor agency. 10.2 Entitlement to written Notice of Default. Any Mortgagee and its successors and assigns, upon written request to the City, shall be entitled to receive from the City written Notice of any Hoag Default at the same time Hoag is provided with Notice pursuant to Section 9.1. 0 MISCELLUMUS. PROWSIONS. 11.1 Notices. All Notices (see Section 2.26) shall be written and delivered by personal delivery (including Federal Express and other commercial express delivery services providing acknowledgments or receipt), registered, certified, or express mail, or telegram to the addresses set forth below. Receipt shall be deemed complete as follows: (a) For personal delivery, upon actual receipt; (b) For registered, certified, or express mail, upon the delivery date or attempted delivery date as shown on the return receipt; and (c) For telegram, upon the transmission of the telegram. Notices shall be addressed as follows: 17 To the City: City Clerk City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92660 Attention: City Attorney Attention: City Manager To Hoag: Hoag Memorial Hospital Presbyterian 301 Newport Boulevard Newport Beach, CA 92663 Attention: President With a copy to: Tim Paone Paone, Callahan, McHolm & Winton 19100 Von Kerman, 8th Floor P.O. Box 19613 Irvine, CA 92713-9613 The addresses to which Notices shall be sent may be changed by giving Notice of a new address. 11.2 Enforced Delay.;Extenjoion of Time of Performance. Neither Party shall be deemed to be in Default where delays or non- performance are due to war, insurrection, strikes, walkouts, riots, floods, earthquakes, fires, oil spills, casualties, acts of nature, unavailability of materials, governmental restrictions imposed or mandated by governmental entities, suspension of rights in accordance with the existence of unforeseen circumstances, litigation, or similar bases for excused performance. If written Notice of such delay is given to the other Party within thirty (30) days after such delay begins an extension of time for performance shall be granted in writing for the period of the delay, or longer as may be mutually agreed upon. In no event shall the term of this Agreement be extended as a result of the application of this Subsection. 11.3 Severability. If any material part of the Agreement is found by a court to be invalid, void, or illegal, the Parties shall modify the Agreement to implement the original intent of the Parties. These steps may include the waiver by either of the Parties of their right under the unenforceable provision. If, however, the Agreement objectively cannot be modified to implement the original intent of the Parties and the Party substantially benefitted by the material provision does not waive its rights under the unenforceable provision, the entire is Agreement shall become void. For purposes of this Section, and without excluding the possible materiality of other provisions of this Agreement, all provisions of Sections 3, 4 and 8 are deemed "material." 11.4 Entire Agreement. This Agreement constitutes the entire understanding and Agreement of the Parties regarding the subject matter of this Agreement. This Agreement supersedes all negotiations and previous agreements between the Parties regarding that subject matter. 11.5 Waivers. All waivers of the provisions of this Agreement must be in writing and signed by the Party making the waiver and, prior to effective certification of the City's Local Coastal Program (LCP), are subject to approval of the Coastal Commission or its successor agency. 11.6 incorporation of Recitals. The Recitals set forth in Section 1 are part of this Agreement. 11.7 Covenant of Good Faith and Fair pealing. Neither Party shall do anything which shall have the effect of harming or injuring the right of the other Party to receive the benefits of this Agreement. 11.8 Further Actions And Instruments. upon the request of either Party, the other Party shall promptly , with acknowledgment or affidavit if reasonably required, and file or record such required instruments and writings and take any actions as may be reasonably necessary under the terms of this Agreement or to evidence or consummate the transactions contemplated by this Agreement. 11.9 successors and Assians. Subject to Section 6.3 above, the burdens of this Agreement shall be binding upon, and the benefits of the Agreement inure to, all successors -in- interest and assigns of the Parties. ll.lo Construction of Agreement. All language in all parts of this Agreement shall be construed as a whole and given its fair meaning. The captions of the paragraphs and subparagraphs are for convenience only and shall not be considered or referred to in resolving questions of construction. This Agreement shall be governed by the laws of the State of California. This Agreement is not intended to impermissibly contract away the 19 legislative and governmental functions of the City, and in particular, the City's police powers or to surrender or abrogate the city's governmental powers over the Property. 11.11 Authority to Execute. The person executing this Agreement on behalf of Hoag warrants and represents that he /she has the authority to do so and the authority to bind Hoag to the performance of Hoag's obligations under this Agreement. 11.12 Consent. Any consent required by the Parties in carrying out the terms of this Agreement shall not unreasonably be withheld. 11.13 Effect on Title. This Agreement shall not continue as an encumbrance against any portion of the Property as to which this Agreement has terminated. 11.14 Recording. The City Clerk shall cause a copy of this Agreement to be executed by the City and recorded in the Official Records of Orange County no later than ten (10) days after the Effective Date. The recordation of this Agreement is deemed a ministerial act and the failure of the City to record the Agreement as required by this Section and Government Code Section 65868.5 does not make the Agreement void or ineffective. 11.15 Institution of Legal Action. In addition to any other rights or remedies, either Party may institute legal action to cure, correct, or remedy any Default, to enforce any provision of this Agreement, to enjoin any threatened or attempted violation of this Agreement, to recover damages for any Default, or to obtain any remedies consistent with the purpose of this Agreement. Legal actions shall be instituted in the Superior Court of the County of Orange, State of California, or in the Federal District Court in the Central District of California. 11.16 Attorneys' Fees. In any arbitration, quasi- judicial, administrative, or judicial proceeding between the Parties initiated with respect to this Agreement, the prevailing party shall be entitled to reasonable attorneys' fees and all costs, expenses, and disbursements in connection with such action. 20 m Date: 4-a-r- 2" 1994 Date: March 9 , 1994 rb \h0egds4.fnl 1/21/94 i CITY OF NEWPORT BEACH By Clarence urner, Mayor 21 HOAG IYLL)CL b V. Chairman of Board BYTERIAN Exhibit A [XaL� The subject property is the following real property in the City of Newport Beach, County of Orange, State of California: Parcel 1: That portion of Lots 169 and 170 in Block 2 and a portion of Lot 172 in Block 1 of Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Maps, Records of Orange County, California. Parcel 2: That portion of Lot 172 in Block 1 of Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Maps, Records of Orange County, California. y 9 caw T 03 mom ays II � nPaci . as. .it fiR I 1p SAM / Na I0w! " I PARCEL 2 s!o!m ` ~ A0 j IRVINE N �% \�\ N 6 a&" 0 AFAnur 041/ �� I.M iiv scea ecus w� WE t /t.re PARCEL 1 O, , a� , , K mown � a�ae� i m x S Q cowry or Olt. RECORDING REQUEST BY, AND WHEN RECORDED MAIL TO: City Clerk City of Newport Beach 3300 Newport Boulevard P.O. Box 1768 Newport Beach, CA 92659 -1768 DRAFT E)ORyTT FROM FILING FEES. CAL. GOVT CODE & 6103 (Space above this line for Recorder's use) AMENDMENT TO DEVELOPMENT AGREEMENT NO.5 BETWEEN HOAG MEMORIAL HOSPITAL PRESBYTERIAN THE CITY OF NEWPORT BEACH (Pursuant to California Government Code Sections 65864- 65869.5 and Newport Beach Municipal Code Chapter 15.45) Approved Ordinance No. 8/10/07 10001.37 H &o: #25438 vDOC ( #25438 v8 v. #40450 v1) AMENDMENT TO DEVELOPMENT AGREEMENT NO.5 (Hoag Memorial Hospital Presbyterian) THIS AMENDMENT TO DEVELOPMENT AGREEMENT NO.5 ( "Amendment ") is entered into to be effective on the date it is recorded with the Orange County Recorder (the "Effective Date ") by and between the City of Newport Beacb ( bereinafter "City") and Hoag Memorial Hospital Presbyterian (hereinafter "Hoag). RECITALS L The "RECITALS" to the Restated Development Agreeme-ul am amended to add now Sections 1.9 through Section 1.19(e) to read as fall wc• 1.9 Hoag Property. HQag is Me fee owner of approximately 38 acres of real property located in the City dixided between the Upper CamRus and the .ower ampu a more particularly described in Exbibit "A" and depicted o Exhibit "B" (the "PronerbO; and 1.10 Hoag Healthcare Service.. Hoag is a modern, fate- of- the-art acute car% not - for -profit hospital nrnyiding a excellence that include Hoag Cancer enter. Hoa Hea and Vascular Institute, Hoag Neuroscience Institute, Hoag Orthopedic Services and Hoag Women's Health Services.as well as_advanced medical programs in many other specialties: aad other community benefit pr grams such as noWe and SWAT teamu fire —department and paramedic support services_ esignatinp the City as the point of sale for'maior ho vital egaipment purchases, providing financial and transportation support for the City's senior Oasis Center, and providing methane gas flare burnoff to mltigat_ methane gas f++mes along Pacific Coast Highway Hoag's community medicine ro am all0cateS annroxima elv 10 million annually at imnroyine the community's overall health primal through disease prevention_ and wellness and health promotion especially for those vulnerable and disadvantaged populations• and 8/10/07 1000137 H &O: 425439 vDOC (#25438 v8 v. #40450 vi) Planned Community De elopment Criteria and District RMIations ("P.C. Text") setting forth the development standards and terms and conditions by which the Property may be developed. including maximum permissible building area. wilding height lindts and permitted land uses: and 1.13 Square Footage of Buildable Area. Under the existing_Hoag-Master Plan and P-C-Text thg P_r_"mtW allows a total of 1343.238 square feet of building area with 577.889 square feet allocated to the Lower Campus and 765,349 sauace feet allocated to the Upper Campus: and 1 1 1 1," 1.. 'I •I im, 10 1.15 Restated Development Agreement. On February 14, 1994, the City Council of City adopted Ordinance No. 94 -8 approving an Amendment and Restatement of -Deyelopmen Agreement No 5 ("Restated svelooment Agreement incorporating certain provisions clarifvWg the role_ review and approval authority ofAhe California Coastal Commission for deselooment_ of the Property to ensure consistency and compliance with the California Coastal Act The Restated Development Agreement was recorded in the Official Records o Orange County California on March 23.1994 as Inst mment No I' i I r I I' 1 =.t- 1_ 1 I-dj0JW4jL ! 1.17 Noise Limitation The existing PC Text Drovides that noise generated from Hoa$ Hospital not exceed 55 dBA at the Property lines. This noise limitation was established prior to the adoption of the City's Noise Element and Noise Ordinance It 8/10/07 10001.37 H &O: #25438 vDOC ( #25438 v8 v. #40450 vl) is proposed that noise generated and on ' ating from the Property be governed by the City Noise Ordinance with certain exceptions 1.18 Noise Attenuation Hoag has taken significant actions to attenuate noise generated from mechanical equipment and has installed landscape screming to mitigate and buffer noise and aesthetic impacts for adjacent residential properties and _ 1.19 Restated Development Agreement Amendments The City and Hoag propose to further amend the Restated Development Agreement by this Amendment to incorporate references to; a Supplemental EIR; an amendment to the City Cxmeral Plan; extension of the term• an increase in the PubLc Benefits: designation of the City as the point of sale for major hospital equipment purchases; a one -time waLym-QLjfmture ad 'nistrative fee for issuan ce ofhealthcaxe revenue bonds: an further amendments to the Hoag Hospital Planned Community Text to, among other things: (al eliminate the reference to 1.0 Floor Area Ratio ( "FAR") for the Upper Campus an the 65 FAR for the Lower Campus jn the General Plan Land Use _ Element. In pjace of the reference to the FAR's an absolute maximum pll building area of 1,343,238 square feet will remain available for development of the entire Properly comprised of the Upper Campus and the Lower (b) maintain a cap under the General Pjan Land Use Element Amendment for development of the Lower Campus at 577.889 square feet (f no square footage is reallocatedl and establish a can on development of the Upper Campus at 990,349 square feet (if all 225.000 square feet are reallocated from the Lower Campus to the Upper Campus): (c) allow the transfer of up to 225.000 square feet of buildable area from the Lower Campus to the Upper Campus_ which_ if all 225.000 sauare feet are reallocated. would resuldn a maximum allowed density of990,349 square feet for the Upper Campus and a reduction to permit 52.889 square feet of allowable development for the Lower Campus: 8/10/07 10001.37 H &O: #25438 vDOC (#25438 v8 v. #40450 vl) (d) to modify the noise standards applicable to the Property: an (e) incorporate the FirstAmendu n-1-tQ the P.C. Text." COVENANTS NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants hereinafter contained, and for other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties agree as follows: 1. Section . 1.5 of the Restated Development Agreement entitled Planning Commission/City Council Hearings is amended to read as follows: "1.5 Planning Commission/City Council Hearings. The Planning Commission, after giving appropriate notice, held public hearings to consider a development agreement, the proposed Master Plan, and the EIR on December 5,199 1, January 9,1992, January 23, 1992, February 6, 1992 and February 20, 1992. The City Council conducted public hearings on the Master Plan, this Agreement and the EIR on March 23, 1992, March 30, 1992, April 13, 1992 and May 11, 1992.�he P1anrAine Commission after giving a nronri to a notiM held a public hearing to consider this Amendment the Supplemental E R the General Plan Amendment and the Second Amendment to the P.C. Teat on 2007 The City Council conducted a public hearing on this Amendment, the Supplemental EIR the General Plan Amendment and the Second Amendment to the P.C. Text-on 2007." 2. Section 1.8 of the Restated Development Agreement entitled City Ordinance is amended to read as follows: "1.8 City Ordinance. On February 14, 1994, the City Council adopted Ordinance No. 94 -8 approving this Agreement and authorizing the City to enter into this Agreement. The Adopting Ordinance will become effective on March 16, 1994--on _ 2007_ the Citv Council adopted Ordinance No. approving this Amendment and authorizing the City to enter into this Amendment. The adopting ordinancewill become effective on 2007." 3. Section 2.1 of the Restated Development Agreement entitled The Adopting Ordinance is amended to read as follows: "2.1 The "Adopting Ordinance" refers to City Ordinance No. 94 -8, adopted on February 14, 1994, by the City Council, which 8/10/07 10001.37 H &O: #25438 vDOC (#25438 v8 v. #40450 vI) approved and authorized the City to enter into this Agreement.' -' "A A.. —a: -- A- 1- -----99 0....aL _.. --V --- I— A— d :.... —.... XT— approved and authorized the City to enter into this Amendment" 4. Section 2.2 of the Restated Development Agreement entitled Agreement is amended to read as follows: "2.2 "Agreement" refers to this "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyteri an "and this Amendment " 5. Section 2.13 of the Restated Development Agreement entitled The EIR is amended to read as follows: "2.13 The "EIR" refers to final Environmental Impact Report No. 142 of the City of Newport Beach, Supplemental nvironnimtal Impact Report No. 142, and the - Supplemental Environmental Impact Report No. 343 6. Section 2.23 of the Restated Development Agreement entitled Master Plan is amended to read as follows: "2.23 "Master Plan' refers to the Hoag Memorial Hospital Presbyterian Master Plan and Planned Community Development Plan which was adopted by the City on May 26, 1992 (Exhibit "C ")mss amended... I Section 3 of the Restated Development Agreement entitled Conditions to Development is amended to add a new paragraph after Subsection tll to read as follows: "Notwithstanding the provisions of this Section. any provisions set forth in this Amendment shall supersede and control over any inconsistencies with this Section 2! i-rsTj1KW4r13WUT4U— --=- 7- =17 IrrW43WMA l The noise generated from the Property shall b Wmerned by the City Noose Ordonaneg, excepLihe-appligahk noise standard at the Hoag Property line adjacent to the loading dock shall be as follows: 8/10/07 10001.37 H &O: #25438 vDOC (#25438 v8 v. 940450 v1) Within the loading dock area delivery hicles and the loading and unloading of delivery vehicles shall he exempt from any applicable noise standards. E 7- Section 3.3 of the Restated Development Agreement entitled Program EIR is amended to read as follows: "3.3 Program EIR. Hoag acknowledges that the EIR is a "Program EIR." and includes Supplemental Environmental Impact Report No. . The EIR analyzes the impacts of construction phased over time and, pursuant to CEQA, City is under a continuing obligation to analyze Hoag's requests for Project Specific Approvals to ensure the environmental impacts associated with the request were fully addressed in the EIR. Subsequent environmental documentation is required if this analysis reveals environmental impacts not fully addressed in the program EIR, identifies new impacts, or concludes the specific request is not consistent with the project described in the EIR. Hoag acknowledges the right and obligation of the City and the Coastal Commission or its successor agency to impose additional conditions as the result ofthe subsequent environmental analysis required by CEQA." 19. 8—.Section 4.1 of the Restated Development Agreement entitled Right to Develop is amended to read as follows: "4.1 Right to Develov. Subject to compliance with the provisions of Sections 3 and 8.2, Hoag shall have a vested right to develop and receive Project Specific Approvals for construction on the Property to the full extent permitted by the Master PlanM amended. Subject to the provisions of Sections 3 and 8, City shall only take action which complies with and is consistent with the Master Plan as amended the Rested Development Agreement and this Amendment unless Hoag otherwise consents in writing. Subject to this Subsection, City shall have the authority to impose only those Exactions which are specifically described in this Agreement, except as expressly required (as opposed to permitted) by state or federal law." 11 9-.Section 6.3 of the Restated Development Agreement entitled Term ofAgreement is amended to read as follows: "6.3 Term of Agmeement. The term of this Agreement (the "Terrn'I shall begin an the Efleetive Date and e9atinue far- twenty IWe 2"" ars a amended to provide that the term -of the Agreement shall be extended from March 23.2019 to March 23. 29" unless otherwise terminated or modified pursuant to "IU 8/10/07 10001.37 H &O! #25438 vDOC ( #25438 v8 v. #40450 vl) 6 terms of the Restated Development Agreement Any modifications to this Agreement prior to effective certification of the City's Local Coastal Program (LCP) are subject to the review and approval of the Coastal Commission or its successor agency." Section 8.2 of the Restated Development Agreement entitled Exactions is hereby amended to add new SubsQSltions (e) and (f) to read a5-follo3ys: .......... II private and public benefits by the imposition of a Development Agreement Fee, which fee shalL,be used to fund certain needed public improvements identified by the City. Hoag shall pay to the City a Development Agreement Fee of Three Million Dollars ($3,000,000). Pavmentof one -half of the Development Agreement Fee of $1.5 million shall be made ppon the Effective Date of this Amendment Payment of the remaining one half pf the _Development Agreement Fee of $1.5 million shall be paid to City 24 months from the Effective Date of this Amendment or at the time of issuance of the first building permit by th _ ity for development of a proiect on the Upper Campus as provided in Exbibft "C" attached to this Amend ent whichever ocruxs earlier• City agrees to use the first $1.5 million of the Development Agreement Fee for payment of the costsassocfated with: (i) the Superior Avenue medians extending from Hospital Road to Industrial Way (ii) funding the right -turp pocket or southbound Newport Boulevard to westbound Hospital— and I ... I funding the operational improvements and traffic signal upgrade at the Hospital Road and Placentia intersection ("Priority Public Improvements ") Construction of the Priori ty Public Improvements is anticipated to occur during 2007, The City shall be obligated to pay the actual cost difference, ff any. for construction of the Priority Public Improvements. The balance of the Development Agreement Fee shat) be used by the CHy in the City's sole discretion to offset "M assocf t d with other Citv and community public benefits such as among other throes. public narks (such as Sunset View Consolidated Park) landscaping improvements adjacent to public right of way& sound abatement programs public buildings public road im�r_oyements —water aua_lity improvements, lam enforcement, fa•e ti tina. -e—wergencv preparedness -and othax-pub_lic safety ciliti ?' 8/10/07 10001.37 H &O: #25438 vDOC 025438 v8 v. #40450 v l) (f) To the maximum extent permitted by law. Hoag shall designate the Property as the site on its sales tax statements as the point of sale for purchases of equipment costing $100.000 or more and to request vepdors to sign a letter of C90peration indicating acknowledgment and agreement to designate.the City as the point of sale on all reports required to be Fled with any federal or state taxing agencies" a 44O.-Section 11. 1 (c) ofthe Restated Development Agreement entitled Notices is hereby amended to delete: i with a eely+- tam — Tim Paoae Faoae; E 'almann, Meldetm & IWL—tea 19100 v,... rr..m.._ oa. Mae P.O. BAN 19612 917129613» 1...a.... CA 14 Section 11.0 of the Restated Development Agreement entitled Miscellaneous ftevisions is hereby amended to add .a newt' Subsection 11 17 entitled Revenue Bond Fee to read as follows• _ °Gl 1.17 Revenue Bond Fee On a one -time oWy basis after the Effective Date of this Amendment Citv agrees that it wiU not impose a fee to be paid by Hoag for issuing bonds pursuant to the prov. . ins set forth in ha *r 3.26 of the City Municipal Code entitled "healthcare and Recreation Facilities Revenue Bond 8/10/07 10001.37 H &0: #25438 v00C (#25436 v8 v. #40450 vl) 15. 3-i Exhibit C of the Restated Development Agreement shall incorporate the First Amendment to the P.C. Text as part of this Second Amendment to the P.C. Text in revised Exhibit C entitled: "HOAG MEMORIAL. HOSPITAL PRESBYTERIAN PLANNED COMMUNITY DEVELOPMENT CRITERIA AND DISTRICT REGULATIONS Recommended for Approval by the Planning Commission February 20, t992 .2nn7 Adopted by the City Council City of Newport Beach Ordinance No. 924 r,..... 2 , M_ 2007" 1& 42--Except as provided for in this Amendment and not otherwise superseded by this Amendment, the provisions set forth in the Restated Development Agreement, all of the other terms, conditions, provisions and exhibits of the Restated Development Agreement continue to have full force and effect as provided therein and this Amendment shall constitute an integral part of the Restated Development Agreement. 17.. 43—In the event there is any conflict between any provision of the Restated Development Agreement and this Amendment, the later approved and recorded document shall prevail in interpretation, operation and implementation. M 14 -The City Clerk shall cause a copy of this Amendment to be recorded with the Office of the County Recorder of Orange County, California within ten days following the effective date of adoption of the Ordinance approving this Amendment. [Signature page follows] 8/10/07 10001.37 H &O: #25438 vDOC (425438 v8 v. #40450 v1) 9 IN WTINESS WHEREOF, the parties hereto have executed this Fourth Amendment to Development Agreement to be binding as of the Effective Date. ATTEST: LaVonne Harkless, City Clerk APPROVED AS TO FORM: Robin Clauson, City Attorney CITY: THE CITY OF NEWPORT BEACH, a municipal corporation of the State of California M Steven Rosansky, Mayor olIj 1aP' HOAG MEMORIAL HOSPITAL PRESBYTERIAN, a California nonprofit public benefit corporation Richard Afable, President and CEO (All Signatures to be Notarized) 8/10/07 10001.37 H &O: #25438 vDOC (#25438 v8 v. #40450 v1) 10 STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) Om , before me, , a Notary Public in and for said County and State, personally appeared personally known to me (Dr —° proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) (is/are) " subscribed to the within instrument, and acknowledged tome that (he/she/they) executed the same in (his/her /their) authorized capacity/-ies), and that by (his/her /their) signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Signature of Notary Public [SEAL] STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) On before me, , a Notary Public in and for said County and State, personally appeared personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) (is /are) subscribed to the within instrument, and acknowledged to me that (helshe/they) executed the.same in (his/her /their) authorized capacit(- y / -ies), and that by (his/her /their) signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Signature of Notary Public [SEAL] 8/10/07 1000137 H &O: #25438 vDOC (#25438 v8 v. #40450 A) 11 STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) - On beforeme, I a Notary Public in and for said County and State, personally appeared personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) (is/are) subscribed to the within instrument, and acknowledged to me that (he/she/they) executed the same in (his/her /their) authorized capacit(- y / -ies), and that by (his/her /their) signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Signature of Notary Public [SEAL] STATE OF CALIFORNIA ) ) ss. COUNTY OF ORANGE ) On I before me, , a Notary Public in and for said County and State, personally appeared personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(s) whose name(s) ( is/are) subscribed to the within instrument, and acknowledged to me that (he /she/they) executed the same in (his/her /their) authorized capacit(- y / -ies), and that by (his/her/their) signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. Signature of Notary Public [SEAL] 8/10107 10001.39 H&O: 425438 vDOC (#25438 v8 v. #40450 v 1) 12 DRAFT EXHIBIT A LEGAL DESCRIPTION The subject property is the following real property in the City of Newport Beach, County of Orange, State of California: Parcel 1: That portion of Lots 169 and 170 in Block 2 and a portion of Lot 172 in Block I of Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Maps, Records of Orange County, California_ Parcel 2: That portion ofLot 172 in Block 1 of Irvine Subdivision, as shown on a map recorded in book 1, Page 88 of Miscellaneous Maps, Records of Orange County, California. 8/10/07 10001.37 H &O: #25438 vDOC (#25438 A v. #40450 vi) A -1 r a� l 11 a =wi i r- M 8/10107 10001.37 HBO: #25438 vpOC ( 425438 v8 v, #40450 vl) EXMIT $ Im Y V a a V It *4 Ytrz► DRAFT X11 �l •► tl� DRAFT EXHIBrr C PLANNED COMMUNITY TEXT 8110/07 10001.37 H&O: #25438 vDOC (#25438 v8 v. #40450 v1) C -1 1, S 1: Y N Single - Unit Residential Detached (RS -D) Hoag Hospital General Plan Land Use Environs Hoag_GP_Environs.mW January/2008 f — Mixed-Use ► D mater Related (MU -W1) c.. ealtiional and : xommercial (CM) e 0 500 1.000 Feet - ryewpor �, Plant '' Col1\\mmunit h >> Hoag Hospital Zoning Districts Environs Hoag_Zoning_Envirom.mxd JanmryR008 Tor. Pla 7 U l Mariner's -Mile 7Sinqle / - Specific Plan - Family Residential R -1 LLL R' C e 0 500 1.000 Feet