HomeMy WebLinkAbout06_Annual Review of Hoag DA_PA2009-064CITY OF NEWPORT BEACH
ZONING ADMINISTRATOR STAFF REPORT
September 27, 2018
Agenda Item No. 6
SUBJECT: Annual Review of Hoag Development Agreement (PA2009-064)
SITE LOCATION: 1 Hoag Drive
APPLICANT: Hoag Memorial Hospital Presbyterian
OWNER: Hoag Memorial Hospital Presbyterian
PLANNER: Chelsea Crager, Associate Planner
949-644-3227, ccrager@newportbeachca.gov
ZONING DISTRICT/GENERAL PLAN
Coastal Land Use Category: PI-B Private Institutions (0.0 – 0.75 FAR)
Coastal Zoning District: PC 38 (Hoag Hospital)
General Plan: PI (Private Institutions)
Zoning District : PC 38 (Hoag Hospital)
PROJECT SUMMARY
An annual review of Development Agreement No. 5 for Hoag Memorial Hospital
Presbyterian, pursuant to Section 15.45.080 of the Municipal Code and Section 65865.1
of the California Government Code.
RECOMMENDATION
1)Conduct a public hearing;
2)Find the annual review is exempt from the California Environmental Quality Act
(“CEQA”) pursuant to Section 15321, Class 21 (Enforcement Actions by Regulatory
Agencies) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3;
3)Receive and file the Annual Report of Development Agreement for Hoag Memorial
Hospital Presbyterian (Attachment No. ZA 2); and
4)Find that the applicant has demonstrated good faith compliance with the terms of
Development Agreement No. 5.
DISCUSSION
Section 15.45.080 of the Municipal Code requires the City to periodically review
development agreements to determine if the applicant has complied with the terms of the
1
Annual Review of Development Agreement No. 5 (PA2009-064)
Zoning Administrator, September 27, 2018
Page 2
Tmplt: 01/12/18
agreement. This review should be conducted at least once every 12 months and should
occur in April pursuant to the development agreement. Consideration has been delayed
to complete noise testing.
The applicant is required to demonstrate good faith compliance with the terms of the
agreement, and should the Zoning Administrator find that the applicant has not complied
in good faith with the terms of the agreement; the Zoning Administrator should refer the
matter to the City Council.
Background
Development Agreement No. 5 (DA) was signed in 1994, and it relates to the long-term
development and expansion of Hoag Memorial Hospital Presbyterian (Hoag). In May
2008, the DA was amended to allow the hospital to increase the intensity of future
development on the upper campus with a commensurate reductio n in intensity of future
development on the lower campus. The Hoag Planned Community Development Plan
was also amended in 2008 to reflect the amended DA and to require additional landscape
screening improvements and noise mitigation. The term of the agreement has always
been twenty-five (25) years and it expires in March 2019. The 1994 DA and the 2008
amendment are available online at:
http://www.newportbeachca.gov/developmentagreements.
The last annual review hearing was conducted on August 10, 2017. The Zoning
Administrator found Hoag to be in good faith compliance with the Development
Agreement.
Annual Review
On April 5, 2018, Hoag submitted its 2018 Development Agreement Annual Review
Report (Attachment No. ZA 2) and a noise compliance report prepared by ARUP Noise
Consultant. Staff reviewed and provided comments to Hoag. A revised noise report was
submitted on August 14, 2018. On September 17, 2018, Hoag submitted a revised report
to reflect noise measurements taken in September to account for additional noise
mitigation installed after the first noise report. This most recent report, dated September
14, 2018, can be found as Attachment No. ZA 3.
On September 17, 2018, Hoag and City staff met with representatives of the Villa Balboa
and Versailles residential communities. Hoag provided a presentation summarizing
landscape and noise abatement improvements over the past year. This presen tation is
provided as Attachment No. ZA 4.
A summary of the Development Agreement Annual Review Report is as follows.
2
Annual Review of Development Agreement No. 5 (PA2009-064)
Zoning Administrator, September 27, 2018
Page 3
Tmplt: 01/12/18
1. Project Status Report (Section 1 of the Annual Review Report):
A project status report includes various updates on the status of mitigation measure
compliance and construction activities within the past year. Construction this past year
has largely been limited to interior improvements with no significant new construc tion or
expansion of buildings within the Hoag campus. A list of improvement projects and
mitigation measure compliance is provided in the Project Status Report Section within
Attachment No. ZA 3.
2. Lower Campus Landscaping Areas (Section 4 of the Annual Review Report):
The submitted photos of the most recent annual review report show 2017 and 2018
conditions of various areas of the lower campus. On-going maintenance and increased
watering has resulted in improved coverage and health of all the plantings. The Co-Gen
green screen wall has been adequately implemented through a combination of the raised
planters, additional vines, care, and watering. Staff found each of the landscape areas in
compliance and has no ongoing concerns about landsca ping. Hoag shall continue their
efforts going forward.
Staff conducted a site inspection on May 3, 2018 , and verified the health and coverage
of the plantings to be a significant improvement over the previous year’s condition.
3. 2018 Acoustical Measurement Test Report:
A summary of the September 14, 2018, Annual Noise Report prepared by ARUP Noise
Consultant is as follows:
A. Nighttime noise measurements were taken at adjacent properties of Versailles and
Villa Balboa to document the 2017/18 levels. Daytime measurements were not
conducted as previous year’s measurements have suggested that mechanical
equipment is not audible above ambient noise conditions.
B. Nighttime measurements near both the main loading dock and dietary loading dock
were taken and found to be in compliance with applicable standards.
C. Co-Gen Plant in proximity to residences at Villa Balboa
1. The ARUP report shows that exterior noise measurements are in compliance
with the 50 db(A) nighttime standard.
2. The ARUP report shows that interior noise to the most effected unit can exceed
the nighttime 40 db(A) standard by one db(A). These levels were measured in
an unfurnished dining room and with the window in the room open consistent
with the interior noise measurement requirements of the Community Noise
Control Ordinance. ARUP indicated that interior furnishings will reduce noise
3
Annual Review of Development Agreement No. 5 (PA2009-064)
Zoning Administrator, September 27, 2018
Page 4
Tmplt: 01/12/18
levels. It is also important to note that the Co-Gen plant was operated at 100%
during the testing, which is not the normal operating condition. During the
previous year, there was only one week in July where Hoag was forced to
operate the plant at 100% to maintain mandated climate controls for the
hospital. Staff does believe the Co-Gen plant to be operated in violation
understanding that the plant is normally operated close to 80% capacity and
the unit in question is furnished. Staff recommends that noise from the plant be
tested before the next review while operating under normal conditions within a
furnished unit.
It is important to note that there is a disagreement as to how interior noise
measurements should be taken. The Community Noise Ordinance specifies
that a window nearest the noise source be left in the open position when taking
an interior noise measurement. Villa Balboa representatives suggest that the
sliding glass door from the exterior balconies should be considered a window
and left in an open position during testing. Staff’s position after conferring with
the City Attorney’s office is that a sliding glass door is a door for the purposes
of interior noise testing.
D. Upper Central Plant near the residences at Versailles Condominiums:
1. Exterior noise measurements at the location representative of the nearest
second floor balcony to the plant exceeds the exterior nighttime 50 db(A)
standard by one db(A).This is consistent with 2017 measurements. The
particular location is approximately 15 feet east of the south facing balcony and
it is easterly of the building itself may not be entirely indicative of the sound of
the southerly facing elevation of the building. Staff recommends that Hoag work
more closely with Versailles before the next review to take a measurement from
the balcony itself.
2. Hoag installed a roll down door to cover a large opening to the upper campus
equipment yard as an additional noise abatement measure in August 2018.
Since installation, the exterior noise measurement at the property line between
the Upper Central Plant and the Versailles tennis courts has dropped by 2 db(A)
to 50 db(A). This is in compliance with the nighttime standard and represents
a 3 db(A) decrease from 2017 measurements.
3. The ARUP report shows that all other exterior noise measurements are in
compliance with the 50 db(A) nighttime standard.
Since the last annual review, Code Enforcement staff has received one noise complaint
in October 2017, related to property maintenance during permitted hours. Only one
complaint during the past year is consistent with the previous year and an improvement
over years prior and is evidence of Hoag’s ongoin g commitment to controlling their
operations and vendors appropriately.
4
Annual Review of Development Agreement No. 5 (PA2009-064)
Zoning Administrator, September 27, 2018
Page 5
Tmplt: 01/12/18
4. Co-Gen Weather Plume Report (Section 3 of the Annual Review Report):
Hoag continues to operate the Co-Gen facility in concert with the weather station to
reduce the water vapor plume from the cooling towers. Plume reduction protocols
continue to operate between 7 a.m. and 7 p.m. starting November 1, 2017, through March
31, 2018.
STAFF RECOMMENDATION
After reviewing the attached annual report and its supplemental noise reports, Hoag’s
willingness to continue to address its operational noise, and improvements to the planting
and maintenance of the lower campus’s landscaping areas, staff believes that Hoag
Memorial Hospital Presbyterian has remained in good faith compliance with the terms of
Development Agreement No. 5.
ENVIRONMENTAL REVIEW
This annual review is exempt from the California Environmental Quality Act (“CEQA”)
pursuant to Section 15321, Class 21 (Enforcement Actions by Regulatory Agencies) of
the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has
no potential to have a significant effect on the environment. This section exempts actions
by regulatory agencies to enforce or revoke a lease, permit, license, certificate, or other
entitlement for use issued, adopted, or prescribed by the regulatory agency or
enforcement of a law, general rule, standard, or objective, administered or adopted by the
regulatory agency.
PUBLIC NOTICE
Notice of this review was published in the Daily Pilot, mailed to all owners of property
within 300 feet of the boundaries of the site (excluding intervening rights -of-way and
waterways), including the applicant, and posted on the subject property at least 10 days
before the scheduled hearing, consistent with the provisions of the Municipal Code.
Additionally, the item appeared on the agenda for this meeting, which was posted at City
Hall and on the City website.
APPEAL PERIOD:
An appeal or call for review may be filed with the Director of Community Development within
14 days following the date of action. For additional information on filing an appeal, contact
the Planning Division at 949-644-3200.
5
Annual Review of Development Agreement No. 5 (PA2009-064)
Zoning Administrator, September 27, 2018
Page 6
Tmplt: 01/12/18
Prepared by:
JC/cc
Attachments: ZA 1 Vicinity Map
ZA 2 April 15, 2018 Hoag Development Agreement Annual
Report
ZA 3 September 14, 2018 Noise Compliance Report
ZA 4 September 2018 Hoag Presentation
6
Attachment No. ZA 1
Vicinity Map
7
VICINITY MAP
Annual Review Hoag Development Agreement
Review
(PA2009-064)
1 Hoag Drive
Subject Property
8
Attachment No. ZA 2
April 15, 2018 Hoag Development
Agreement Annual Report
9
Development Agreement
Annual Review
Hoag Memorial Hospital Presbyterian
April 1, 2017 thru March 31, 2018
Prepared for:
The City of Newport Beach
100 Civic Center Drive, Newport Beach, Calif. 92660
Prepared by:
Hoag Memorial Hospital Presbyterian
One Hoag Drive
Newport Beach, CA 92663
10
Development
Agreement Annual
Review
April 1, 2017 thru March 31, 2018
Hoag Memorial Hospital Presbyterian
Prepared for:
The City of Newport Beach
100 Civic Center Drive
Newport Beach, CA 92660
Prepared by:
Hoag Memorial Hospital Presbyterian
One Hoag Drive
Newport Beach, CA 92663
1. Project Status Report
2. Landscaping Photos
(Attachment 1)
3. Acoustical Measurement
Program Test Report
(Attachment 2)
4. Co-Gen Weather Plume
Reports (Attachment 3 and
Flash drive)
11
3
Project Status Report
Thru April 1, 2017 thru March 31, 2018
Tenth Annual Review of the Development Agreement
Between the City of Newport Beach
And Hoag Memorial Hospital Presbyterian
Introduction & Overview
On April 22, 2008, the City of Newport Beach (“City) approved an amended Development
Agreement between the city of Newport Beach and Hoag Memorial Hospital Presbyterian
(“Hoag”) which is known as the “Amendment to the Restated Development Agreement No. 6”.
This Amended Development Agreement was adopted by Ordinance No. 2008-10 on May 13,
2008.
Per Section 5.2 of the Amended Development Agreement:
“The Annual Review shall be conducted at a public hearing noticed in accordance with
the provisions of Chapter 15.45 of the Newport Beach Municipal Code. Annual Reviews
should be scheduled in April of each year”.
This Amended Development Agreement was part of Hoag’s Master Plan Update which included
revised Development Agreement provisions, a revised Planned Community Text (“PC Text”) and
associated standards, and certification of the Supplemental Environmental Impact Report
(“SEIR”) with mitigation measures.
The Supplemental Environmental Impact Report (SCH No. 1991071003) was certified by
adoption of City Council Resolution No. 2008-27. As part of the SEIR adoption, a Mitigation
Monitoring & Reporting Program was required which shall be utilized as the basis for the
Development Agreement Updates as it relates to mitigation measures.
For the purposes of this Development Agreement update, and those subsequent annual
updates, this update shall serve as the Tenth Annual Review for the Amendment to the Restated
Development Agreement No. 6
Project Status for the Tenth Development Agreement Annual Review
As will be described in detail below, over the last year, Hoag has made a diligent, good faith
effort in completing as many of the mitigation measures and associated requirements for both
the Development Agreement & Planned Community Text as required in this timeframe.
Development Agreement Specific Terms & Obligations
In the separate terms of the Development Agreement requirements (not found in either
Mitigation Measures of PC Requirements), the following have been completed:
Section 5.4
“5.4 Mitigation Review – The annual review shall include a detailed report of
compliance with the various conditions and mitigation measures contained with the
mitigation monitoring plan. The report shall also include a noise regulation compliance
assessment that includes noise measurements prepared by a qualified noise consultant on
a yearly basis. The noise assessment shall identify noise regulation compliance issues
12
4
and recommended measures to abate any noncompliance. The report shall include an
analysis of the view impacts of buildings constructed in comparison to the anticipated views
depicted in the EIR. Hoag shall be found in compliance with this Agreement unless the City
Council determines, based upon evidence presented at the Annual Review, that Hoag has
not complied with all mitigation measures and conditions including those imposed as a
result of subsequent environmental analysis, applicable to the grading of, or building on,
the Property as of the date of the Annual Review.”
Hoag has complied with this section of the Amended Development Agreement with the submittal
of this detailed report which demonstrates good faith compliance with the various conditions and
mitigation measures contained within the mitigation monitoring plan, as noted below.
Additionally, Hoag has complied with noise regulation compliance assessments. A noise analysis
was performed at Versailles on March 12, 2018. As you will see in the report (Attachment 2), the
Versailles sprinklers were on during the entire time of testing which affected the sound
measurement. Although Hoag believes we would be meeting and below the 50dB threshold,
Hoag has decided to reschedule another test, coordinating with Versailles to ensure the sprinklers
and all other noise is turned off.
For the cogeneration noise regulation compliance assessment, after several attempts to schedule
with the Villa Balboa Home Owners’ Association and residents, starting on February 5, 2018, Hoag
proceeded with the testing that was scheduled at Versailles only. On February 26, 2018, The Villa
Balboa Home Owners’ Association verbally requested Hoag not to do sound testing this year,
indicating that we have been acting in good faith compliance with the Development Agreement
and that they had extenuating circumstances with coordinating the testing. This testing report will
be known as Attachment 2. The subsequent report for a repeat test for Versailles will be
submitted as soon as possible as an Addendum to the Development Agreement Annual Review.
No view analysis was necessary for this Annual Development Agreement review, as only interior
building remodels have occurred and there were no new additions on the Hoag Campus during
this timeframe.
2018 Update
Construction activities have been largely limited to interior tenant improvements with no new
buildings or expansions taking place in this year. These improvements have included the following
items:
Central Plant Acoustical Louvers: Installed acoustical louvers at all air openings in the
central plant to reduce sound travel from the inside of the central plant. The louvers
reduced the noise level at the property line incrementally and was completed in June 2017.
Cooling Tower Splash Attenuation Project: Installed a splash attenuation system in the
central plant cooling tower basins, completed in August 2017. The attenuators greatly
reduced the dB level around the plant and also contributed to the overall noise reduction
for the Versailles neighbors.
Mechanical/Facility/Infrastructure Upgrades: Various projects scheduled throughout the
Newport Beach Campus addressing routine repairs and refurbishment of the infrastructure.
Some projects include air handler upgrades, flooring replacements, and building
management system upgrades.
13
5
Cancer Center CT Scanner Replacement: Tenant improvements to accommodate an
upgrade of services. Project was completed June 2017.
Main OR / PACU renovation- Provide 2 new ORs and the replacement of the 14 bay PACU
with the latest technologies suited for Brain and Spine surgery and to build a new Recovery
Room in an existing space in the hospital. PACU occupancy completion expected June
15, 2018. OR replacement will start July 2018 and is scheduled for completion in February
2019.
Acute (Physical) Rehabilitation Unit- Provide a dedicated department for the acute physical
therapy needs of our patients in an existing area of the hospital. Therapy garden is being
built between the Women’s Pavilion and the North Building. Scheduled completion is for
May 2018.
Women’s Pavilion Cosmetic Interior Renovation: Refreshing all patient rooms and corridors
in the Women’s Pavilion. Project is ongoing through July 2018.
HHNB Nurse Call Replacement: Complete replacement of the Newport Beach nurse call
system/tracking system. The project has been ongoing for about two years, and is
expected to be complete by the end of 2018.
Get Well TV Replacement: Replacement and upgrade of TV system from analog to digital
with additional patient amenities. The project was completed in July 2017.
HHNB Seismic Upgrades: Continue with the review of multiple on-campus buildings under
the guidelines of the OSHPD SPC 4-D seismic model, enabling the extension of building
use as acute care beyond 2030. In material testing phase until August 2018.
North Building Restack: Complete remodel and repurposing of the 2nd and 3rd floor of the
North Building. Project is currently in the design phase. Construction to start end of year
2018.
Breast Center Renovation: Cosmetic upgrades and an MRI Replacement. Construction to
start in August 2018. Completion expected in the 1st quarter of 2019.
Cancer Center Infusion: Renovation of 2nd and 3rd floor of the Cancer Center. Currently is
design phase. OSHPD review through 2019.
Section 8.5 – Cogeneration Plant Energy Curtailment
“8.5 Hoag shall install a weather station capable of identifying ambient conditions
necessary in documenting cogeneration plant and cooling tower operations. The weather
station shall be tied into the cogeneration plant controls in order to maximize automatic
responses to prevailing weather conditions, assisting in managing the operation changes
and load shifting, as well as to provide periodic reports on plant operations. Hoag shall not
construct or erect additional cooling towers within the Hoag Lower Campus. Hoag shall
reduce the effective heat rejection by 33% at the existing cooling towers and such
reduction shall be measured from a baseline (to be measured at the cooling towers) of
operating three existing generators and absorption chiller at 100% of design capacity. This
reduced capacity operation shall be implemented daily between November 1st and April
14
6
30th, between the hours of 7:00 AM and 7:00 PM when the relative humidity is equal to or
less than 55 degrees Fahrenheit.”
2018 Update: Hoag has complied with all requirements regarding the Cogeneration Plant Energy
Curtailment and has attached a letter from Hoag’s chief engineer of record, Peter Moore, Yorke
Engineering, which certifies the plant has been in operation in accordance with curtailment
requirements as feasible. Daily Cogeneration Plant Reports for the dates of November 1, 2017
through March 29, 2018 are attached for your review. (Attachment 3 and Enclosed Flash Drive)
Mitigation Measures and PC Text Requirements
In that no new major construction or additions has occurred over the last year, Hoag’s focus is to
fulfill the requirements that were oriented to noise mitigation and aesthetic improvement. For your
reference, the relevant mitigation measures and PC Text requirements are addressed below.
Mitigation Measure 3.4-9 Cogeneration Plant Noise
Although the last sound testing showed compliance at the cogeneration plant, Hoag continues its
diligence to operate and maintain the plant below the required sound levels. The Hoag team is
focused on continually reducing the noise levels in and around the plant. Some of the ongoing
improvements include:
A custom built sound enclosure has been installed around the flare blower.
Nightly rounds conducted by the operators outside the plant to ensure quiet operation.
Shutting down any excess cooling tower fans and motors on cooler nights.
Securing of engines when Hospital load decreases in the evenings.
Slowing down the engine room supply fan on cooler nights or when engines are secured.
Ensuring that scheduled maintenance is completed on time for all sound emitting
equipment.
Ensuring that all cogen plant doors are properly sealed and closed tight.
Note: On February 26, 2018, The Villa Balboa Home Owners’ Association verbally requested
Hoag not to do sound testing this year, indicating that we have been acting in good faith
compliance with the Development Agreement and that they had extenuating circumstances with
coordinating the testing.
Noise – West Hoag Drive
Mitigation Measure: Reduce noise levels around the Central Plant
In the last year no new structure or structures on the Upper Campus were constructed requiring
the transfer of buildable square footage from the Lower Campus.
2018 update: As noted in the project section above, the Upper Campus central utility plant has
installed acoustical sound attenuation louvers at the air openings and splash attenuators in the
cooling tower basin. A noise analysis was performed at Versailles on March 12, 2018. The results
of the analysis can be found in Attachment 2. Hoag believes that the numerous modifications
made to the plant have been effective in achieving the city ordinance noise requirements.
15
7
Planned Community Requirements – Landscaping Lower Campus
Area 7a – West Parking Area Islands
2018 update: The additional trees and increased island groundcover areas installed in the Sunset
View Lot has substantially increased the visual quality of this area. They continue to flourish and
are in good health. However, Hoag has recognized that there is one tree below standard in the
Sunset View Lot which is slated to be replaced in April 2018 (See photos Attachment 1).
Area 9 – North Slope above Retaining Wall
2018 Update: On-going maintenance of this area continues and remains compliant (See photos
Attachment 1).
Area 12 Pacific Coast Highway Green Screen
This mitigation measure has been completely satisfied per the 2012 Development Agreement
Update.
2018 Update: On-going maintenance of this area continues and has remained compliant (See
photos Attachment 1).
Area 13 – Future Parking Lot at base of Wall behind ATP Building
2018 Update: The grid arrangement of canopy shade trees intermixed with plant squares of
drought tolerant shrubs continues to thrive, while on-going maintenance of this area continues, this
area remains compliant (See photos Attachment 1). Hoag has found a colony of gophers so has
initiated pest management and will replace a few damaged plants.
Cogeneration Plant
2018 Update: On-going improvements in the growth and coverage of the vines and the trees that
were planted last year have taken hold. The vines and trees are reaching full maturity and are
providing optimal coverage. A continued maintenance and monitoring program is in place, which
will continue to ensure the full maturity of the vines (See photos Attachment 1).
16
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 1 Hoag DA Update 2018
Picture # 1: Sunset Lower Parking Lot Landscape (2017)
Picture # 2: Sunset Lower Parking Lot Landscape (2018)
17
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 2 Hoag DA Update 2018
Picture #3: Sunset Lower Parking Lot Re-Landscaping (2016)
Picture # 4: Sunset Lower Parking Lot Re-Landscaping (2017)
18
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 3 Hoag DA Update 2018
Picture # 5: Lower Sunset Lot Tree Island (2017)
Picture # 6: Lower Sunset Lot Tree Island (2018)
19
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 4 Hoag DA Update 2018
Picture # 7: Behind ATP Re-Landscaping (2017)
Picture # 8: Behind ATP Re-Landscaping (2018)
20
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 5 Hoag DA Update 2018
Picture # 9: Cogen Upper Bluff / Green Screen (2017)
Picture # 10: Cogen Upper Bluff / Green Screen (2017)
21
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 6 Hoag DA Update 2018
Picture # 11: Cogen Screen Wall (2017)
Picture # 12: Cogen Screen Wall (2018)
22
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 7 Hoag DA Update 2018
Picture # 13: Cogen Planter (2017)
Picture # 14: Cogen Planter (2018)
23
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 8 Hoag DA Update 2018
Picture # 15: 2nd Cogen Planter (2017)
Picture # 16 2nd Cogen Planter (2018)
24
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 9 Hoag DA Update 2018
Picture # 17: 3rd Cogen Planter (2017)
Picture # 18: 3rd Cogen Planter (2018)
25
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 10 Hoag DA Update 2018
Picture # 19: Upper Cogen Bluff (2017)
Picture # 20: Upper Cogen Bluff (2018)
26
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 11 Hoag DA Update 2018
Picture # 21: Lower Cogen, Slope Replanted (2017)
Picture # 22: Lower Cogen, Slope Replanted (2018)
27
2018 HOAG DA UPDATE – LANDSCAPING PHOTOS
Attachment # 1
Created March 26th, 2018 12 Hoag DA Update 2018
Picture # 23: Infill Shrubs Upper Cogen Slope (2017)
Picture # 24: Infill Shrubs Upper Cogen Slope (2018)
28
LOS ANGELES/ORANGE COUNTY/RIVERSIDE/VENTURA/FRESNO/OAKLAND/BAKERSFIELD
31726 Rancho Viejo Road, Suite 218 ▼ San Juan Capistrano, CA 92675 ▼ Tel: (949) 248-8490 ▼ Fax: (949) 248-8499
April 2, 2018
Erik Lidecis
Manager of Utilities/Operations
Hoag Memorial Hospital Presbyterian
One Hoag Drive
Newport Beach, CA 92658
E-mail: erik.lidecis@hoag.org
Subject: City Mitigation Measure – Cogen Plume Review
Monitoring Period: November 1, 2017 – March 31, 2018
Hoag Memorial Hospital Presbyterian (Hoag), Newport Beach, CA
Dear Mr. Lidecis:
Yorke Engineering, LLC (Yorke) reviewed the meteorological data and cooling tower operating
data for the subject period to evaluate Hoag’s compliance with Section 8.5 of the Development
Agreement (“Agreement”).
SUMMARY
Meteorological data was collected from the weather station located at the cogeneration plant for
the period starting November 1, 2017 and ending March 31, 2018 (“Monitoring Period”).
Cooling tower operating data is available for the period November 1, 2017 – March 31, 2018.
The data for this period shows that whenever the ambient temperature was less than or equal to
55 F and humidity was greater than or equal to 60%, cooling tower heat rejection was reduced
at least 33% from the maximum heat rejection capacity. According to graphed data (see
attachments), there were no instances during which the temperature and humidity reached plume
conditions and the cooling towers exceeded 46.4 MMBtu/hr (67%) heat rejection.
Cooling tower heat rejection data was unavailable for the period starting at 4 PM on February 6th
to 11 AM on February 7th. However, meteorological data was available and confirmed plume
conditions were not reached.
Based on the available data, Hoag complied with the Agreement.
BACKGROUND
Hoag is party to a Development Agreement with the City of Newport Beach entitled Cogeneration
Plant Energy Curtailment in which it agrees to curtail cogeneration plant operations when certain
meteorological conditions exist that may result in the formation of a visible plume from the cooling
towers. Section 8.5 of the agreement requires Hoag to install a weather station and monitor
temperature and humidity. Between November 1 and April 30, between the hours of 7:00 AM and
7:00 PM, whenever the relative humidity is greater than or equal to 60% and ambient temperature
is less than or equal to 55 F, Hoag shall reduce the effective heat rejection at the cooling towers
by 33% from maximum design capacity.
29
Erik Lidecis, Hoag Hospital
April 2, 2018
Page 2 of 3
Cooling Tower Heat Rejection Calculation
Heat rejection for the cooling towers is calculated as follows:
Q = 500 x (Flow 11 + Flow 12 + Flow 13 + Flow 14) x (Temperature In – Temperature Out)
Where:
Q = heat rejection rate (Btu/hr)
Flows 11 – 14 are the water pump flow rates (gal/hour) for each of the four cooling towers;
Temperature In is the water inlet temperature (F) to the cooling towers;
Temperature Out is the water outlet temperature (F) from the cooling towers.
Cooling Tower Maximum Capacity
Maximum cooling capacity is calculated assuming all four water pumps operate at 3,150 gallons
per minute, and the maximum difference between inlet and outlet temperatures is 11 F.
Qmax = 500 (3150 + 3150 + 3150 + 3150) (11)/1,000,000 = 69.3 MMBtu/hour
Heat Rejection Percentage
Heat rejection is calculated on an ongoing basis as the combined heat rejection of the four cooling
towers. The percentage reduction from maximum is calculated as:
Q% reduction = (Q - Qmax)/Qmax
CONCLUSION
1. Hoag operated weather stations that collected temperature and humidity data during the
Monitoring Period.
2. Temperature and humidity data were provided to the cogeneration system operators who
are directed to reduce heat rejection from the cooling towers by at least 33% from
maximum capacity during the hours of 7:00 AM to 7:00 PM whenever temperature is less
than or equal to 55 F, and humidity is greater than or equal to 60%.
3. For the period of available cooling tower data, November 1, 2017 – March 31, 2018,
there were no incidents in which the cooling tower heat rejection was less than 33%
reduced from maximum when temperature and humidity both exceeded their trigger
thresholds.
30
Erik Lidecis, Hoag Hospital
April 2, 2018
Page 3 of 3
Should you have any questions or concerns, please contact me at (949) 248-8490 x226.
Sincerely,
Corina Chang
Senior Engineer
Yorke Engineering, LLC
CChang@YorkeEngr.com
cc: Peter Moore, Yorke Engineering, LLC
Corey Luth, Yorke Engineering, LLC
Attachments:
1) Section 8.5, Restated Development Agreement, Cogeneration Plant Energy Curtailment
2) Daily Reports: Temperature & Humidity & Cooling Tower Heat Rejection (November 1,
2017 – March 31, 2018)
31
Attachment No. ZA 3
September 14, 2018 Noise Compliance
Report
32
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 1
Your ref
Our ref
File ref
12777 West Jefferson Boulevard Suite 100
Building D
Los Angeles
CA 90066
United States of America
t +1 310 578 4400
d +1 310 578 4592
f +1 310 861 9029
matthew.wilkinson@arup.com
www.arup.com
Roxanna Bryant
Hoag Memorial Hospital Presbyterian
One Hoag Drive,
Newport Beach, CA 92658
14 September 2018
Dear Roxanna
Hoag Hospital Newport Beach Annual Noise Reporting
As requested, please find attached a summary report detailing the recent nighttime
noise measurements at Hoag Hospital.
Please do not hesitate to contact us with any queries.
Yours sincerely
Matt Wilkinson
Senior Consultant
cc Douglas Nordham
Erik Lidecis
33
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 2
Executive Summary
• As part of their development agreement with the city of Newport Beach,
Hoag Hospital performs yearly monitoring of the noise levels from the
hospital property.
• Arup has conducted nighttime noise measurements at the Hoag Memorial
Hospital Presbyterian and at adjacent properties (Versailles and Villa
Balboa Communities) in Newport Beach, CA to document the 2018 levels.
Daytime measurements were not conducted as previous year’s
measurements (by others) have suggested that mechanical equipment is
not audible above traffic noise and other sources during the day.
• Originally measurements were performed on March 12th 2018, however,
the measurements at Versailles were affected by sprinklers at the condo
development. In addition, it was originally understood that measurements
at Villa Balboa may not be required, however, these have been requested
by the city. Further noise level measurements were made on April 17th
and June 19th 2018.
• At Villa Balboa, measurements were conducted on the balcony and the
interior of a residence (#313) located on the façade facing the CoGen
Plant. (This was a different location from previous years, the bedroom
balcony was not accessible due to construction).
• The external level measured at Villa Balboa was 47dBA Leq and compliant
with the standards established by the City of Newport Beach Municipal
Code.
• The interior noise level measured at Villa Balboa marginally exceeded the
City noise level requirement. This level was measured in the dining room
of the unoccupied unit which was unfurnished, and with the large sliding
window fully open. There was no window in the bedroom and therefore a
measurement with a window open in that space was not possible.
• At the Upper Central Plant, measurements were made at the property line
and at an elevated location at approximately 20ft above the raised planter
area representative of a 2nd floor balcony at the Versailles property. This
location was chosen as it was similar to the previous year’s measurements.
The level measured at this elevated position at Versailles was 51dBA Leq.
This overall level is the same as the levels measured in 2017. However,
the upgrades to the central plant have reduced the noise levels at
frequencies above 1000Hz and therefore the overall character of the noise
has changed.
• Noise measurements were also made in the loading dock and these
measurements were found to be compliant.
34
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 3
• A roll up door with seals has been installed at the Upper Central Plant to
provide acoustic screening between mechanical equipment and the
adjacent Versailles property. Follow up measurements were performed on
September 5th, 2018 at the property line location directly opposite and at
the façade location at Versaille. The measured noise levels at each
location were 50dBA at the property line and 51dBA at the façade.
35
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 4
1 Introduction
This report was prepared by Arup North America Ltd (“Arup”) at the request of and for
the benefit of Hoag Memorial Hospital Presbyterian (“Hoag”) in Arup’s contractual
capacity as Acoustic Consultant to conduct nighttime noise measurements at the adjacent
residences for the purposes of Hoag’s annual reporting obligation to the City of Newport
Beach (“the Report”). The limited purpose of this Report is to present a summary of
recent ambient noise surveys conducted by Arup at Hoag Memorial Hospital Presbyterian
in Newport Beach, CA on March 12th, April 17th, June 19th and September 5th 2018. The
Report takes into account Hoag’s particular instructions, requirements and priorities at
this time and is meant to be read as a whole.
As part of the development agreement (DA) between the hospital and the adjacent
residential developments, Hoag monitors the noise levels yearly from mechanical
equipment noise. The DA states that noise from the Hoag Hospital property must not
exceed the code requirements from Newport Beach City Municipal code.
The two most significant noise generating sources on the Hoag Hospital Campus are the
Upper Central Utility Plant Building and the CoGen Plant Building.
As shown in Figure 1 below, the Upper Central Plant building is located at the Northeast
of the Hoag Hospital Campus. It is bounded by Hospital Road to the North and the Hoag
Road to the West. The Versailles community is located to the west of Hoag Road and the
nearest residential building is highlighted below.
36
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 5
Figure 1 - Location of the Upper Central Utility Plant Building (highlighted blue) and the
nearest noise sensitive receiver (highlighted in red). The red-dotted line shows the
approximate location of the property line. [Source: Google Earth]
The CoGen Plant is located to the southeast of the Hoag Hospital Campus adjacent to
Superior Avenue, Pacific Coast Highway. The most southeasterly building located at the
Villa Balboa development is the nearest noise sensitive receiver in this case. The relative
locations are shown in Figure 2 below.
37
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 6
Figure 2 - Location of the CoGen Plant Building (highlighted blue) and the nearest noise
sensitive receiver (highlighted in red). The red-dotted line shows the approximate
location of the property line. [Source: Google Earth]
2 City of Newport Beach Noise Standards
The most recent amendment to the development agreement between Hoag Hospital and
the City of Newport Beach states in clause 1.17 that the noise generated and originating
from the property be governed by the City Municipal Code. The relevant sections of
Chapter 10.26 of the City Municipal Code are quoted or described in Section 2.1 below.
2.1 Noise Criteria
Noise level criteria for external and internal areas of noise sensitive spaces established by
the City of Newport Beach Municipal Code are quoted below:
Section 10.26.025 - Exterior Noise Standards
The following noise standards, unless otherwise specifically indicated, shall apply to all
property with a designated noise zone:
38
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 7
NOISE
ZONE
TYPE OF LAND USE ALLOWABLE EXTERIOR NOISE
LEVEL (Equivalent Noise Level, Leq)
7 a.m. to 10 p.m. 10 p.m. to 7 a.m.
I Single-, two-or multiple-family residential 55 dBA 50 dBA
II Commercial 65 dBA 60 dBA
III Residential portions of mixed-use properties 60 dBA 50 dBA
IV Industrial or manufacturing 70 dBA 70 dBA
If the ambient noise level exceeds the resulting standard, the ambient shall be the
standard.
B. It is unlawful for any person at any location within the incorporated area of the City
to create any noise, or to allow the creation of any noise on property owned, leased,
occupied or otherwise controlled by such person, which causes the noise level when
measured on any other property, to exceed either of the following:
1. The noise standard for the applicable zone for any fifteen-minute period;
2. A maximum instantaneous noise level equal to the value of the noise standard
plus twenty (20) dBA for any period of time (measured using A-weighted slow
response).
C. In the event the ambient noise level exceeds the noise standard, the maximum
allowable noise level under said category shall be increased to reflect the maximum
ambient noise level.
D. The Noise Zone III standard shall apply to that portion of residential property falling
within one hundred (100) feet of a commercial property, if the intruding noise originates
from that commercial property.
E. If the measurement location is on boundary between two different noise zones, the
lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 1, 1995;
Ord. 95-38 § 11 (part), 1995)
Section 10.26.030 Interior Noise Standards.
A. The following noise standard, unless otherwise specifically indicated, shall apply to
all residential property within all noise zones:
NOISE
ZONE
TYPE OF LAND USE ALLOWABLE INTERIOR NOISE
LEVEL (Equivalent Noise Level, Leq)
7 a.m. to 10 p.m. 10 p.m. to 7 a.m.
I Residential 45 dBA 40 dBA
III Residential portions of mixed-use properties 45 dBA 40 dBA
39
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 8
If the ambient noise level exceeds the resulting standard, the ambient shall be the
standard.
B. It shall be unlawful for any person at any location within the incorporated area of the
City to create any noise or to allow the creation of any noise on property owned, leased,
occupied or otherwise controlled by such a person which causes the noise level when
measured on any other property, to exceed either of the following:
1. The noise standard for the applicable zone for any fifteen-minute period;
2. A maximum instantaneous noise level equal to the value of the noise standard
plus twenty (20) dBA for any period of time (measured using A-weighted slow
response).
C. In the event the ambient noise level exceeds the noise standard, the noise standard
applicable to said category shall be increased to reflect the maximum ambient noise level.
D. The Noise Zone III standard shall apply to that portion of residential property falling
within one hundred (100) feet of a commercial property, if the intruding noise originates
from that commercial property.
E. If the measurement location is on a boundary between two different noise zones, the
lower noise level standard applicable to the noise zone shall apply. (Ord. 95-53 § 2, 1995;
Ord. 95-38 § 11 (part), 1995)
The measurement methodology described in the municipal code states that ‘the location
selected for measuring interior noise levels shall be made within the affected residential
unit. The measurements shall be made at a point at least four feet from the wall, ceiling
or floor, or within the frame of a window opening, nearest the noise source. The
measurements shall be made with windows in an open position. (Ord. 95-38 § 11 (part),
1995)’
10.26.015 Decibel Measurement Criteria.
Any decibel measurement made pursuant to the provisions of this chapter shall be based
on a reference sound pressure of twenty (20) micropascals as measured with a sound level
meter using the A-weighted network (scale) at slow response. (Ord. 95-38 § 11 (part),
1995).
The ratio of sound pressures which we can hear is a ratio of 106:1 (one million:one). For
convenience, therefore, a logarithmic measurement scale is used. The resulting parameter
is called the ‘sound pressure level’ (Lp) and the associated measurement unit is the
decibel (dB). As the decibel is a logarithmic ratio, the laws of logarithmic addition and
subtraction apply.
dBA is the unit used to define a weighted sound pressure level, which correlates well with
the subjective response to sound. The ‘A’ weighting follows the frequency response of
the human ear, which is less sensitive to low and very high frequencies than it is to those
in the range 500Hz to 4kHz.
In some statistical descriptors the ‘A’ weighting forms part of a subscript, such as LAeq for
the ‘A’ weighted equivalent continuous noise level.
40
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 9
The Newport City Code uses a typical index for assessment for overall noise exposure,
this is the equivalent continuous sound level, Leq. This is a notional steady level which
would, over a given period of time, deliver the same sound energy as the actual time-
varying sound over the same period. Hence fluctuating levels can be described in terms of
a single figure level.
2.2 Site Ambient Noise Level
In section 10.26.010 of the city code, the ambient noise level is defined as ‘the all-
encompassing noise level associated with a given environment, being a composite of
sounds from all sources, excluding the alleged offensive noise, at the location and
approximate time at which a comparison with the alleged offensive noise is to be made.’
In this case the ambient noise level would be affected by sources such as traffic, aircraft
and mechanical services equipment (from all buildings other than those located on the
Hoag Hospital Campus). In order to determine the ‘ambient noise’ level representative
measurements would need to be made at locations with representative levels of traffic and
other such noise sources but with minimal contribution from hospital equipment and
operations.
Site ambient noise measurements were conducted (by others) during the 2016
measurements (‘2016 Acoustical Measurement Test Report’ - RS Acoustics). Locations
were chosen to minimize the contribution from hospital equipment. The locations are
shown in Figure 3 below together with the locations of the CUP and CoGen Plant
buildings.
Figure 3 - Locations for Ambient Noise Measurements (Measurements conducted by
others, March 2016).
1 2
3
41
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 10
Location No. Location description Measured Noise Level, dBA Leq, 15min
Daytime Nighttime
1 Superior Ave & Sunset View Park 58 50
2 Hoag Rd & Sunset View Park 62 54
3 Old Newport Blvd & Catalina Dr 69 54
Table 1 - Measured 'Ambient' Noise levels dBA Leq (by RS Acoustics)
Section 10.26.025 of the municipal code states that the ambient noise level shall be the
highest measured noise level if this exceeds the prescriptive code noise level.
The representative noise levels measured at location 1 closest to the CoGen plant building
suggest that the daytime level criterion shall be 58dBA and the nighttime level at this
location shall be 50dBA.
Similar measurements were not conducted during this year’s measurements. As the main
noise generating source affecting the ambient level is likely to be traffic and the traffic
systems have not been materially altered to change the flow of traffic, these levels can be
assumed to be representative of the ambient levels for 2017.
A representative ambient noise level was not measured in 2016 close to the location of
the Upper Central plant, therefore the prescriptive levels from section 10.26.025 will be
used as the criteria in this report at this location.
3 Survey Methodology
3.1 Dates and Times
3.1.1 Daytime Noise Levels
Noise levels measured by others during the 2016 noise assessment note that they
‘observed the majority of ambient noise was due to traffic on Superior Avenue and
Pacific Coast Highway, ocean waves, and noise from the underground transformer on
Superior Avenue was also slightly audible. Noise from the cooling towers and
cogeneration facility were inaudible during the daytime tests.’ (‘2016 Acoustical
Measurement Test Report’ - RS Acoustics) The contribution from the mechanical
equipment could not be effectively isolated from the ambient noise sources during
daytime measurements.
As the traffic systems do not appear to have been altered since these measurements were
made, it is assumed that the contribution from traffic, the most dominant source, remains
the same. In addition, the typical operation of the central plant has not increased over the
42
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 11
last year, and all efforts have been made to reduce noise levels where possible. It was
therefore concluded that the mechanical equipment could still not be isolated from the
daytime ambient noise, and the focus of the noise measurements should be limited to the
nighttime noise levels.
3.1.2 Nighttime Noise Levels
The most recent nighttime measurements were conducted by Jacqueline Le and Joey
Panlertkitsakul from Arup on Wednesday, September 5th 2018 from 12am to 2:30am,
with previous measurements at the loading dock and along west road measured during the
same time periods on March 12th 2018. This is typically the time period with the lowest
expected ambient/background noise (from traffic activity and other sources) to isolate
equipment noise.
3.2 Survey Locations and Methodology
3.2.1 Upper Central Plant measurements
Figure 4 - Nighttime measurement locations at Upper Central Plant [Source: Google
Earth].
Attended measurements were conducted around the Upper Central Plant site (see Figure
4) at the property line. These locations were chosen to be representative of the property
line measurement locations measured in previous years. Measurements were also made at
an elevated position near the center of the façade of the nearest residential building in the
adjacent Versailles gated community. This measurement location is representative of the
levels which may be experienced at the nearest balcony area. These measurements were
at least 15 minutes or more in duration, in order to extract the background noise levels of
Hoag Hospital equipment without the contribution from transient events such as
ambulance and traffic passbys.
Location 1- Elevated at approx.
20’ above raised planter area,
representative of 2nd flr balcony,
3-4ft from façade.
Location 2 – Measured with
microphone at approx. 5’
above ground level, at the
approximate property line
Location 3 – Measured with
microphone at approx. 5’
above ground level, at the
approximate property line
Location 4 – Measured with
microphone at approx. 5’
above ground level, at the
approximate property line
43
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 12
3.2.2 CoGen Plant Measurements
Attended measurements were made in accordance with the guidance in the City of
Newport Beach Municipal Code Section 10.26.030 at Unit #313 in the Villa Balboa
complex. A measurement was made at the balcony and within the li (as directed by the
resident representative) in the unoccupied unit on the façade facing the CoGen Plant
Building and representative of the unit with the worst case exposure to noise.
Closest façade
at Unit #313.
44
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 13
3.2.3 West Road/Loading Dock Measurements
Figure 5 - Measurement locations on the West Road
Attended measurements were made along the west road at the hospital to measure
the noise levels generated by mechanical equipment associated with the loading
docks and the hospital buildings. Locations were chosen to be in line with the
measurements made in 2016 by RS Acoustics. Elevated positions were used to
measure at a location closer to the elevation of the noise source.
Location 8 – Microphone at
elevated position close to the
Hospital property line.
Approximately 5-6ft from the
Noise Barrier opposite loading
dock.
Location 7 – Microphone at
elevated position close to the
Hospital property line.
Approximately 5-6ft from the
Noise Barrier opposite west
tower.
Location 6 – Microphone at
elevated position close to the
Hospital property line.
Approximately 5-6ft from the
Noise Barrier opposite ancillary
building.
Location 5 – Microphone at 5ft
above floor level opposite the
dietary loading dock
45
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 14
3.3 Equipment Settings
The following settings were applied to the equipment at each site during the
measurements:
CoGen Plant.
• 4 Cooling Towers running, with 3 fans running. The fans were set to manual
during the measurement period and the drives set to full speed. These operating
conditions would only occur at extreme conditions and not typical.
Upper Central Plant
• The following equipment was operational during the tests. These operating
conditions are representative of all year round conditions and will not be
exceeded barring emergencies. These are the maximum nighttime operating
conditions which were adopted as a result of the previous hearings.
o 2 Chillers
o 2 Cooling Towers – Fans set to manual at 80% speed
o 3 Condenser pumps at 80% duty
o Sand Filter off
o Boiler room door closed
3.4 Equipment
The equipment used for the measurements was as follows:
• Rion NL-52 Sound Level Meter
• Rion Preamplifier NH-21
• Rion Microphone UC-59
• Rion Calibrator type NC-74
• Rion Microphone Extension Cable EC-04B (30ft.)
• Rion AS-70 waveform software
The sound level meters and microphones used for these measurements were calibrated
before and after use, to confirm there was no significant drift in meter response. The
meters are regularly calibrated and this calibration is traceable to international standards.
The noise levels were recorded as real time calibrated uncompressed audio (*.wav files)
and post processed using the ‘Slow’ weighting required by the Newport Beach Municipal
code.
46
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 15
4 Sound Level Results
4.1 Post Processing
In order to isolate the steady noise levels generated by the equipment, measurements were
taken to be longer than the required 15 mins and post processed to determine the level
without transient events such as traffic. This is effectively the same process as manually
“pausing” the measurement during these events but reduces the influence of manual
measurement error to better isolate the steadier mechanical equipment noise source.
Figure 5(i) below shows an example un-processed measurement with the transient events
in the time history. The time history shown in Figure 5(ii) below is the same
measurement with the transient events removed.
Once the transient events have been removed the equivalent sound level (dBA Leq) is re-
calculated to determine the noise level generated by the mechanical equipment.
47
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 16
=`
Figure 6 – Villa Balboa Unit #313 Balcony measurement - before and after transient
events (marked with red circles) have been removed
(i)
(ii)
Transient events such
as traffic pass-bys
temporarily produce
high noise levels
Mechanical noise is a
steady noise source
and makes up the
background noise
level
Mechanical noise is a
steady noise source
and still can be
identified after
transient events have
been removed
48
Hoag Memorial Hospital Presbyterian Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 17
Figure 7 - Elevated measurement at Versailles approximately 20ft above raised planter
area before and after transient events (marked with red circles) have been removed
(i)
(ii)
49
14 September 2018 Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 18
4.2 Subjective Observations
The ambient noise levels during the measurement periods were dominated by the noise
from mechanical services in both the CoGen plant area and the Upper Central Plant area.
As can be seen from Figure 5 and 6 there were several traffic passbys during
measurements.
The dominant noise source along the west road was mechanical noise from hospital
buildings. Other noise sources included distant aircraft noise, hospital activity and
occasional distant site traffic.
4.3 Noise measurements
4.3.1 Upper Central Plant
Location Date/Time
Measured
Noise Level,
dBA Leq
Newport City
Code
Requirement,
dBA Leq
Location 1, Elevated microphone
position at 20ft above raised planter
area, 3-4ft from the façade,
representative of the nearest 2nd floor
balcony.
6/19/18 -
4:16am
51
50
Location 4 – microphone 5ft above
ground level at the property line
between the tennis courts and the
Upper Central plant.
6/19/18 -
1.29am
52 50
Location 3 – microphone 5ft above
ground level at the property line
location located between the façade
of the Versailles condominiums and
the Upper Central Plant.
3/12/18 -
2.22am
46 50
Location 2 – microphone 5ft above
ground level at the property line close
to the intersection of Hoag Rd and
Hospital Road.
6/19/18
4.56am
48 50
Location 1, Elevated microphone
position at 20ft above raised planter
area, 3-4ft from the façade,
representative of the nearest 2nd floor
9/5/18
2:22am
51 50
50
14 September 2018 Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 19
Location Date/Time
Measured
Noise Level,
dBA Leq
Newport City
Code
Requirement,
dBA Leq
balcony. – After installation of roll
up door.
Location 4 – microphone 5ft above
ground level at the property line
between the tennis courts and the
Upper Central plant. – After
installation of roll up door.
9/5/18
1:00am
50 50
Table 2 - Measured Noise Levels, 15 minute dBA Leq (re 20µPa)
4.3.2 CoGen Plant Building
Location Date/Time
Measured
Noise Level,
dBA Leq
Newport City
Code
Requirement,
dBA Leq
Villa Balboa, Unit #313, Outdoor
Balcony
6/19/18 -
2:17am
47 50
Villa Balboa, Unit #313, Inside
dining room with large sliding
window fully open (microphone at
4ft from window opening)
6/19/18 -
3.04am
41 40
Table 3- Measured and Predicted Noise Levels in Unit #313, 15 minute Leq , dBA (re 20µPa)
4.3.3 West Road/Loading Dock Measurements
Location Date/Time
Measured
Noise Level,
dBA Leq
Development
Agreement
Requirement,
dBA Leq
Location 5, microphone 5ft above
ground level opposite the dietary
loading dock
3/12/18 –
1.20am
48
55
51
14 September 2018 Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 20
Location Date/Time
Measured
Noise Level,
dBA Leq
Development
Agreement
Requirement,
dBA Leq
Location 6 – Microphone located at
elevated position on telescoping
tripod opposite the ancillary building
3/12/18 -
1.02am
52 55
Location 7 – Microphone located at
elevated position on telescoping
tripod opposite West Tower
3/12/18 -
12.39am
48 55
Location 8 – Microphone located at
elevated position on telescoping
tripod opposite the main loading dock
3/12/18 -
12.15am
50 55
4.4 Discussion
4.4.1 CoGen Plant
Noise levels measured at the external location at Villa Balboa are below the 50dBA Leq
nighttime criterion required by the Newport Beach City Noise Code.
Noise levels measured at the interior location at Villa Balboa exceed the nighttime internal
noise code requirements by 1dB. It should be noted that these measurements were taken in
an unfurnished dining room and with the large sliding window in this area fully open. This
measurement was made at the minimum required distance from the window. Noise levels
further from the opening are likely to be below this level and compliant with the noise code
requirements. If this apartment was fully furnished with a carpeted floor, this could
potentially halve the reverberation time. Although the level at 4ft from the open window
may be dominated by the direct noise level, the reverberant noise level build up would be
reduced with the soft furnishings and it is reasonable to expect that a 1dB reduction could
be achieved.
In our experience, both the exterior and interior measurements would not both be measured
to determine compliance. The external measurement is generally set to ensure that the
internal level can be achieved.
4.4.2 Upper Central Plant
Noise levels from the Upper Central Plant measured at the Versailles property line adjacent
to the residential façade at street level are below the 50dBA Leq nighttime criterion required
by the Newport Beach City Noise Code.
The Noise level measured opposite the entrance to the Upper Central plant and adjacent to
the tennis courts exceeded the nighttime levels by 2dB. It is assumed that, as per the
52
14 September 2018 Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 21
definition of exterior noise level measurement locations being ‘a private yard, patio, deck
or balcony normally used for human activity’, this location is not representative of any of
these areas.
The Noise level measured at the elevated position at the Versailles façade exceeds the
nighttime requirements by 1dB.
This 1dB exceedance of City of Newport Beach Municipal Code, is not subjectively
audible. The human ear does not generally perceive decibel differences of less than 3dB.
Hoag Hospital has made significant material changes at the Upper Central Plant to reduce
noise levels at the property line and façade. These upgrades have been completed since
last years’ measurements. These include:
• Adding acoustically attenuating louvers at the boiler room openings
• Mechanical intervention to reduce noise from falling water.
The subjective character of the noise has changed as a result of the acoustic interventions
at the CUP, however overall noise levels have not significantly reduced. The low
frequency noise levels, predominantly from the operation of the Cooling Tower fans,
remain at a similar level.
A comparison of the noise levels measured at the Versailles façade location in 2016, 2017
and 2018 is shown in Figure 8 below (It should be noted that the operating conditions for
the 2016 values was slightly different from the following years, the CTs were both running
at 75%). The noise levels above 1000Hz have reduced as a result of the work performed at
the central plant.
53
14 September 2018 Hoag Hospital Newport Beach Annual Noise Reporting
CoGen Plant and Upper Central Plant Noise Measurements
R03 | Rev B | 14 September 2018 | Arup North America Ltd
\\GLOBAL.ARUP.COM\AMERICAS\JOBS\L-A\250000\251950-00\4_INTERNAL_PROJECT_DATA\4-05_REPORTS_NARRATIVES\2018-06-19_2018 NOISE TESTING\2018-09-
14_R03_HOAGHOSPITAL_COGENCENTRALPLANTNOISETESTING_REV_C_ISSUE.DOCX
Page 22
Figure 8 - Spectral noise levels measured at the Versailles façade
There is still a noticeable low frequency element audible at the Versailles location due to
the line of sight to the CT fans. Testing has been performed previously at equipment
settings which are understood to be representative of the estimated maximum operation
during the year.
Testing was performed on 17 April 2018 with only a single CT operational due to the
weather conditions on that day. This measurement achieved the Newport City Code noise
requirement which suggests that the requirements may be achievable when the operational
duties are less than the maximum settings.
Further to these tests, Hoag Hospital has installed a roll down door near the entrance of the
Upper Central Plant to provide further acoustic screening from mechanical equipment.
Noise levels were measured after the installation of this door. As a result, the noise level at
the property line location has reduced by 2dB, meeting Code requirements.
4.5 Clarifications
Arup’s services are performed within the limits of the project as prescribed by Hoag
Memorial Hospital Presbyterian in a manner consistent with the level of skill and care
currently exercised by members of the same profession practicing in similar conditions in
the same locality. No other warranty, either expressed or implied, is included hereunder.
The Report has been prepared for the exclusive benefit of Hoag and no other party. No
responsibility is undertaken to any third party in relation to the Report and Arup assumes
no liability to third parties with respect to the use of any information, opinions or findings
disclosed in the Report.
END OF REPORT
54
Attachment No. ZA 4
September 2018 Hoag Presentation
55
56
57
58
59
60
61
62
63
64
65