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DEVELOPMENT AGREEMENT ANNUAL REVIEW
HOAG HOSPITAL DEVELOPMENT AGREEMENT ANNUAL REVIEW April 2, 2008 Prepared for: Mr. Langston Trigg Vice President, Facilities Design and Construction Hoag Memorial Hospital Presbyterian One Hoag Drive Newport Beach, CA 92658-6100 Submitted to: Mr. Jim Campbell, Senior Planner Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 Prepared by: -aOVERNM'EN'T iiii.,SCO_LU ]DNSO 230 NEWPORT CENTER DR., SUITE 210 NEWPORT BEACH, CA 92660 (949) 717-7943 • (949) 717-7942, FAX 4,11 7ia r,1d+ C • HOAG® iiUSiITA! One Hoag Drive PO Box 6100 Newport Beach CA 92658-6100 949/764-HOAG (4624) www.hoaghospital.org April 2, 2008 Mr. Jim Campbell Senior Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 Re: Hoag Hospital - Development Agreement Annual Review Dear Mr. Campbell: Please find attached the required documentation to demonstrate Hoag's compliance with the Development Agreement between Hoag Hospital and the City of Newport Beach. As you are aware, the last review of the Development Agreement that was conducted by the City Council was on June 28, 1999. Per the Development Agreement however, Hoag is deemed to be in compliance with the provisions of its Development Agreement since its adoption in 1992 (and 1994) through December 2005 in that the City did not request the review information from Hoag Hospital until May 2, 2006. Further, while the City did not conduct public hearings, Hoag submitted Project Status Report(s) for the period of January 1, 1999 through December 31, 2003 and for the period of January 1, 2004 through June 30, 2006. Those reports are attached for your review. The enclosed Project Status Update is for the period of July 1, 2006 through March 31, 2008. Mr. Langston Trigg Vice President Facilities Design & Construction Enclosure A NOT -FOR -PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS HOAG HOSPITAL DEVELOPMENT AGREEMENT ANNUAL REVIEW TABLE OF CONTENTS Section One Project Status Report I. Introduction II. Project Status for the Twelfth Development Agreement Annual Review III. Summary of Projects Reviewed During Previous Development Agreement Annual Reviews IV. Mitigation Monitoring Program V. Format/Contents of the Mitigation Annual Review VI. Project -Specific Compliance: Measures that Relate to Individual Development Projects VII. Annual Compliance VIII. One -Time Compliance Mitigation Measures Section Two Summary of Mitigation Measures Section Three Lower Campus Site Development Section Four Child Care Relocation Section Five Cogeneration Plant Section Six Upper Campus Ancillary Services Building Section Seven Noise Mitigation Study Section Eight Prior Development Agreement Annual Reviews • • • Project Status Report July 30, 2006 through March 31, 2008 Annual Review of the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian I. Introduction On May 11, 1992, the City of Newport Beach certified Final Environmental Impact Report No. 142 for the Hoag Hospital Master Plan, and adopted a Planned Community Development Plan and District Regulations for the implementation of the Master Plan. On August 4, 1993, the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian was recorded. On February 14, 1994, the City Council amended the Development Agreement to incorporate revisions requested by the California Coastal Commission in conjunction with its review of a mass grading permit application by Hoag Hospital. The revised Development Agreement was subsequently recorded on March 23, 1994. On April 14, 1994, the California Coastal Commission approved Hoag Hospital's Development Agreement with the City. Section 5 of the Development Agreement requires an annual review to be conducted by the City of the Hospital's good faith substantial compliance with the terms of the Development Agreement. Based on the California Coastal Commission's approval of the Development Agreement on April 14, 1994, the annual review period was, therefore, initially established as April 15 of each year following the approval of the Development Agreement by the California Coastal Commission. Based on requests by City staff, the annual review period has been modified several times over the years. For some time, the annual review period was based on a calendar year. This review is being completed in the spring of 2008 in order to bring reviews current. On the following page is Exhibit 1, Hoag Memorial Hospital Presbyterian, which shows the hospital facility as built in summer of 2007, for your reference. Findings of the Compliance Reviews Documentation from Hoag Hospital substantiating good faith compliance with the terms of the Development Agreement has previously been submitted to the City for its Development Agreement annual reviews. The findings of the compliance reviews are summarized below: 1. First Annual Review - Compliance documentation for the year April 14, 1994 through April 14, 1995 submitted by Hoag Hospital to the City on June 25, 1995. The City subsequently conducted its annual review and found Hoag to be in compliance with the terms of the Development Agreement. 2. Second Annual Review - Compliance documentation for the year April 15, 1995 through April 15, 1996 submitted by Hoag Hospital to the City on May 8, 1996. At the request of 1 City staff, compliance documentation was subsequently amended to include information for the time period of April 15, 1995 through October 2, 1996. The City subsequently 7111111, conducted its annual review and found Hoag to be in compliance with the terms of the Development Agreement. 3. Third Annual Review - Compliance documentation for the year July 1, 1996 through July 1, 1997 submitted by Hoag Hospital to the City on July 8, 1997 (the reporting period was changed by City staff). At the request of City staff, compliance documentation was subsequently amended to include information for the time period of July 1, 1997 through December 31, 1997. The City subsequently conducted its annual review and found Hoag to be in compliance with the terms of the Development Agreement. 4. Fourth Annual Review - Compliance documentation for the year January 1, 1998 through December 31, 1998 was submitted by Hoag Hospital to the City on February 3, 1999. The City subsequently conducted its annual review and found Hoag to be in compliance with the terms of the Development Agreement. 5. Fifth Annual Review - The City of Newport Beach did not conduct a Development Agreement Annual Review during the fifth annual reporting period (i.e., January 1, 1999 through December 31, 1999). As specified in Section 5.7 of the Development Agreement, the ...City's failure to conduct an Annual Review shall not constitute or be asserted by the City as Hoag's default." 6. Sixth Annual Review - The sixth annual review period was January 1, 2000 through December 31, 2000. At the request of City staff, on June 20, 2001, compliance documentation was submitted to the City for the fifth and sixth annual review periods, since a review of the Development Agreement was not conducted for compliance during the fifth annual review period. However, the City did not conduct a Development Agreement Annual Review based on the documentation submitted by Hoag Hospital for the fifth and the sixth annual review periods. 7. Seventh through Ninth Annual Reviews - Based on a written request by City staff (dated December 16, 2003), compliance documentation was submitted to the City by Hoag for the seventh through the ninth annual review periods on January 23, 2004. However, the City did not conduct a Development Agreement Annual Review based on this documentation. 8. Tenth through Eleventh Annual Reviews - The last Development Agreement Annual Review conducted by the City Council was on June 28, 1999. Since January 23, 2004 (the ninth annual review period), the City had not requested the annual review information from Hoag Hospital, until May 2, 2006. As specified in the Development Agreement (Section 5.4), Hoag has been deemed to be in compliance with the provisions of its Development Agreement since its adoption in 1992 (and 1994) through December 2005 (the end of the last Development Agreement annual review period). Therefore, while Hoag did submit the Tenth through Eleventh Annual Review reports they were not formally reviewed and approved by the City. 2 • • • • Hoag Memorial Hospital Presbyterian (As of Spring 2008) LEGEND 1. North Parking Structure 2. James Irvine Outpatient Surgery Center 3. Power Plant 4. Ancillary Building 5. West Building 6. North Building 7. Chemical Dependency Center 8. Women's Pavilion 9. Original 1952 Building 10. South Parking Structure 11. Cancer Center 12. Conference Center Parking Structure 13. Conference Center and Neurosciences Building 14. Future Advanced Technology Pavilion 15. Co -Gen Plant 16. Childcare Center 17. Surface Parking 18. Hoag Health Center HOAG "os,. • • 9. Twelfth Annual Review - The period for this review is July 30, 2006 through March 31, 2008 and is the subject of this document. II. Project Status for the Twelfth Development Agreement Annual Review Below is a summary of the projects being reviewed for the period of June 30, 2006 through March 31, 2008. Ancillary Services Building Renovation and Addition/Structural Upgrade The Ancillary Services Building Renovation and Addition/Structural Upgrade project is ongoing and consists of the renovation and expansion of the existing Emergency Department (ED) and the Imaging Department. Exterior work associated with the project includes improvements to the ED drop-off area, including the addition of a canopy. Upgrades to the air handler and new exhaust fans as well as construction of a seven -foot tall screen wall are to be added to the west and to portions of the northern and southern edges of the Ancillary Building. These improvements, which are permitted and currently under construction, have been further described in the attached Noise Assessment from the Draft Supplemental EIR for the Hoag Memorial Hospital Presbyterian Master Plan Update (State Clearinghouse No. 1991071003). The total project area is 50,070 square feet. New square footage (excluding renovation and existing square footage) associated with the Ancillary Services Building project will be contained in two separate areas totaling 6,945 square feet of gross entitlement floor area. The Ancillary Services Building work consists of two main projects both with several construction phases. The first project is the Structural Upgrade, which was permitted by the Office of Statewide Health Planning and Development (OSHPD) on March 20, 2006. The work, which began in August 2006, includes the demo of the existing roof, addition of structural steel members, and the installation of a new roof. At present, work has been completed for approximately 40% of building; the remaining portion will be completed during the summer of 2008. The second project is the Renovation Project, which consists of the interior renovation of the existing spaces along with the building additions. The "demolition" for Phase 1 of the project was permitted separately in August of 2006 by OSHPD. The remainder of the project was permitted by OSHPD in August of 2007, and the work began immediately. The area in which the former laboratory was located in the Ancillary Services Building is currently being renovated. Renovations in that area are ongoing and include, but are not limited to, expanded ED treatment rooms, imaging services, and support space. The laboratory was relocated to the Women's Pavilion after the completion of that building in October of 2005. 3 West Tower Hoag Hospital is presently proceeding with documents and permitting through OSHPD as required to meet the niandates referenced in the attached Noise Assessment regarding the rooftop air handlers (Sections 2.3.5 and 3.2.2 of the Noise Assessment). Acoustic louvers will be installed around the perimeter of the floor to mitigate the noise from most of the fans Cogeneration Plant Cogeneration is a mechanical operation that uses one energy source to produce two separate forms of energy. In Hoag's application, natural gas is being used to produce electricity and heat, which is then used to produce hot water and chilled water. The construction of the Cogeneration Plant on Hoag Hospital's Lower Campus is in direct response to the wave of power shortages California experienced in 1999 and 2000. Hoag Hospital was forced onto its back-up systems numerous times as the Southern California Edison system failed to meet the power needs of the hospital, the county, and the state as a whole. The Hoag Hospital Board of Directors issued a charge to the hospital management to insure no patient was put in jeopardy due to power failure. The solution was for the hospital to generate its own power source, and to shift Southern California Edison to a back-up option, along with the diesel generators already on the hospital campus. The current system's redundancy ensures no surgeon at Hoag Hospital will be faced with the situation of having a patient receiving medical services or having surgery and there be no power to run the lights or the sophisticated equipment needed to provide medical treatment to save a life. As the primary source of electricity for the 38-acre hospital campus, the two-story, 24,000 square -foot Cogeneration facility houses generators capable of supplying as much as 4.5 megawatts of power which provides for 65-85% of Hoag Hospital's current and anticipated power needs. Additionally, the Cogeneration Plant provides the Women's Pavilion, and future hospital facilities on the Upper and Lower Campuses with chilled water. Hoag Hospital's Cogeneration Plant utilizes three 16 cylinder, 2,000 hp natural gas -fired reciprocated engines as the primary energy source. Each engine is linked to a generator to produce electricity, which, in parallel with Southern California Edison, provides the hospital with the electricity it requires. The system, via Waste Heat Recovery Units, and absorption chillers, also produces chilled water which is pumped to the majority of buildings on campus to provide air conditioning. Finally, the system, via heat exchangers, provides hot water for the hospital. The bulk of the building construction took place during 2004 and 2005. The natural gas -fired engines, absorption chillers, electrical chiller, natural gas -fired boiler, and the four cooling towers associated with the Cogeneration Plant have been installed and are being used to support Hoag Hospital operations. (The fourth cooling tower was permitted by OSHPD and has been operational since November, 2007.) 4 • • • The City provided an Approval in Concept (AIC) for the Cogeneration project on September 17, 2002, and the California Coastal Commission approved the project on December 10, 2002. The adjacent neighbors were informed of the project as evidenced by minutes of the Villa Balboa Association meeting on November 19, 2002. Coastal Development Permit No. 5-02-325 was subsequently issued on June 12, 2003. Several permits were issued by the South Coast Air Quality Management District for the Cogeneration Plant project. The grading permit for the Cogeneration Plant was issued by the. City on July 22, 2003, and project construction commenced on August 26, 2003. The Cogeneration Plant is fully operational and providing electricity, chilled water, and hot air for Hoag Hospital. The plant is fully permitted by all relevant agencies including the City of Newport Beach, the California Coastal Commission, OSHPD, and the South Coast Air Quality Management District. To soften the look of the Plant, Hoag Hospital has undergone, with input from its residential neighbors, an analysis of methods to make aesthetic enhancements to the facility. The Plant was recently painted and additional landscaping is being provided around and in front of the Plant to soften its appearance. On February 1, 2008, the California Coastal Commission issued an Exemption Letter finding the proposed installation of a greenscreen and landscaping adjacent to the Cogeneration facility consistent with the approved landscape plan required under CDP No. 5- 93-253-A2; a copy of this letter is attached. Per the Draft Supplemental EIR, the City's Noise Ordinance regulations apply to the Cogeneration Plant because the facility is not considered a mechanical equipment operation that would be regulated by the current Development Agreement. The Draft Supplemental EIR states that the Cogeneration facility complies with the existing Noise Ordinance regulations. Once the Supplemental EIR is certified, the following Mitigation Measure, Mitigation Measure 3.5-9, will be implemented: "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." Lower Campus Site Improvement Project (Site Development Permit) Most of the Lower Campus Site Improvement Project has been completed, with the exception of landscaping and lighting as described later in this section. The project encompassed approximately 8.06 acres of the 19.65 acre Lower Campus. The project required approximately 106,000 cubic yards of cut and 100 cubic yards of fill, of which, approximately 105,900 cubic yards were exported. Additionally, the Lower Campus Site Improvement project included construction of retaining walls up to a maximum of 40 feet high, construction of a parking area, 5 access roads, utilities, and preparation of a building pad for the new Child Care Center. These improvements were completed in November, 2007. As part of this project the 466 existing parking spaces (part of the Upper Tier and Lower Tier parking lots) and the existing Child Care Parking lot have been replaced with approximately 215 parking spaces, of which 18 parking spaces currently serve the new Child Care Center. Amendment to Coastal Development Permit 5-93-253-A2 was issued by the California Coastal Commission on April 11, 2006; this Amendment allowed for 212,000 yards of grading for a new Child Care Center, utilities, landscaping and other activities connected with the Child Care Center, excavation, and retaining wall projects. Mitigation measures related to the Lower Campus excavation and retaining wall portions of the project were completed. The City of Newport Beach approved a grading permit on April 13, 2006 (Permit No. G2005-0118) and a building permit thereafter. Construction commenced on April 30, 2006. A Precise Grading Permit was approved on February 20, 2007 for the new Child Care Center (Permit No. X2007-0361). As indicated in Response 201 to Letter No. 5 of the Responses to Comments received on the Draft Supplemental EIR, Hoag has redesigned the lighting plan for the Lower Campus to convert all parking area lights to high-pressure sodium. Lighting was installed in the summer of 2007 on a portion of the Lower Campus proximate to the Cogeneration facility and adjacent parking areas. Villa Balboa residents 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 separately. Also as indicated in Response 201 to Letter No. 5 of the Responses to Comments received on the Draft Supplemental EIR, Hoag is continuing to enhance the landscaping of the Lower Campus. Specifically, in November of 2007, Hoag: installed screen trees and a new irrigation system to screen/soften the views of the Cogeneration facility; installed additional shrubs, groundcover, and a new irrigation system along the slope adjacent to the Cogeneration facility to provide visual quality and erosion control; installed trees, shrubs, and ground cover as well as a new water conserving irrigation system at the Cogeneration facility to enhance the visual quality and provide erosion control; installed screen trees to soften views of the retaining wall; installed trees and irrigation systems at end islands in the parking lot to provide shade and visually enhance the parking area (additional parking lot trees will be installed as construction in the area is completed); and installed trees, shrubs, groundcover and a new irrigation system around the new Child Care Facility to provide parking area screening, enhanced visual quality and building entry area definition. 6 • • • Hoag Hospital has submitted plans to the California Coastal Commission for permission to install additional landscaping on the Lower Campus to provide further screening of the Cogeneration facility; estimated installation is May of 2008, pending Coastal Commission approval. Hoag is preparing a request for an Approval in Concept (AIC) from the City of Newport Beach to re -grade the north slope above the retaining wall to allow shrubs, groundcover and a new irrigation system; expected installation of these improvements is January of 2009, pending City and Coastal Commission approval. Hoag also plans to replace trees, shrubs and groundcover along the West Coast Highway frontage after utilities are installed in order to screen or soften views of the west parking lot; installation is tentatively scheduled for December of 2009, pending City AIC and Coastal Commission approval. New Child Care Center The New Child Care Project consisted of the construction of a new 12,500 square foot Child Care Center adjacent to Hoag Drive near the access road from West Coast Highway. The existing Child Care Center, which will be used for outpatient medical services, contains approximately 7,800 square feet. The new Child Care Center allows more children to be accommodated. Construction of the new Child Care Center commenced after the completion of the building pad as part of the Lower Campus Excavation and Retaining Wall project in November of 2006. The new Child Care Facility opened in November of 2007. Amendment to Coastal Development Permit 5-93-253-A2 was issued by the California Coastal Commission on April 11, 2006 for the Child Care Center Relocation project. Mitigation measures required by the Coastal Permit were completed and the City issued a permit for the grading work associated with the Child Care Center project. The City of Newport Beach approved a Grading Permit .on April 13, 2006 (Permit No. G2005-0118). Construction commenced on April 30, 2006. A Precise Grading Permit was approved on February 20, 2007 for the new Child Care Center (Permit No. )C2007-0361). The new building has been constructed of modular units and the State of California has issued a permit for these units. Permits for other building components such as fences, site walls, landscaping and paving were issued by the City of Newport Beach on April 24, 2006 and have been completed; the new Child Care Center has a Temporary Occupancy Permit. III. Summary of Projects Reviewed. During Previous Development Agreement Annual Reviews Below is a summary of the projects reviewed during previous Development Agreement Annual Reviews. First Annual Review (April 14,1994 through April 14, 1995) The project status report for the first annual review documented Hoag Hospital's compliance with the terms of the Development Agreement as related to three development projects undertaken during that annual review period: the 5,990 square foot Cardiac Services Addition on the Upper Campus, the Emergency Care Unit Parking Lot/Entry Reconfiguration (also located 7 on the Upper Campus), and the Flare Relocation/Scrubber Installation project, located on the Lower Campus. The Cardiac Services Addition and the Emergency Care Unit Parking Lot/Entry Reconfiguration were completed during the 1995-1996 annual review period. The plans for the Flare Relocation/Scrubber Installation project, which were originally approved by the City on November 4, 1994, were not implemented, based on subsequent modifications to the project, which are discussed further below. Second Annual Review (April 15, 1995 through June 30, 1996) During the second annual review period, the Lower Campus Parking Lot project was reviewed for compliance with the terms of the Development Agreement. A Coastal Development Permit for the construction of the 346-space ancillary parking lot was received on October 11, 1995. On March 7, 1996, plans for the Lower Campus Parking Lot were submitted to the City. The Flare Relocation/Scrubber Installation project plans were revised during the second annual review period, based on City plan check comments, and the City re -approved the project on November 15, 1995. However, these plans were not implemented; as the City and Hoag Hospital initiated legislation to fund the relocation of the flare and to install a system that would better meet the needs of the West Newport area by more efficiently extracting methane gas. The legislation was subsequently withdrawn by the City because the California Department of Transportation (Caltrans) agreed to fund $750,000 for the Flare Relocation/Scrubber Installation proj ect. Third Annual Review (July 1, 1996 through December 31, 1997) On September 17, 1996, the City issued permits for the construction of the Lower Campus Parking Lot project. During the bulk of the third annual review period, the Lower Campus Parking Lot was under construction. The project was constructed and final City approval was received on June 11, 1997. On September 9, 1996, the City Council approved a Cooperative Agreement between the City and Caltrans to formalize funding commitments and fund disbursement procedures/requirements for the Flare Relocation/Scrubber Installation project. During the third annual review period, the City and Hoag explored options for the relocation of the flare and the installation on an upgraded system. On October 23, 1996, the South Coast Air Quality Management District issued a Permit to Construct the project. Based on additional revisions to the plans, to include additional monitoring and safety devices, the plans were resubmitted to the South Coast Air Quality Management District on June 17, 1997, for a new permit. On September 19, 1997, a Permit to Construct was issued by the South Coast Air Quality Management District. Plans for the flare project were also submitted on June 20, 1997, to the California Coastal Commission for a revision to the existing Coastal Development Permit which allowed 8 • • • modifications to the existing flare system. On October 27, 1997, the California Coastal Commission granted an amendment to the Coastal Development Permit for the Flare Relocation/Scrubber Installation project. The plans for the Flare Relocation/Scrubber Installation project were submitted to the City on June 10, 1997. The mitigation measures related to the original flare project were all completed and approved by City staff in 1994. As part of the upgraded flare project, the Planning Department reviewed all mitigation measures completed for the originally proposed project to determine which measures would be required to be readdressed as part of the upgraded project. Based on that review, a revised mitigation monitoring plan was prepared and submitted to the Planning Department for the City's use in its review of the project plans. The Newport Beach City Council approved the design and relocation of the methane gas system on December 8, 1997. During the third annual review period, Hoag Hospital also processed plans for an addition to its central plant to include emergency generators. The Planning Department determined that a separate mitigation monitoring plan would not be required for the generator project, due to the narrow scope of the project. However, the Planning Department did identify several mitigation measures that were required to be fulfilled. These mitigation measures were satisfied during the third annual review period. Construction of the additions to the central plant commenced on January 2,1998. Fourth Annual Review (January 1, 1998 through December 31, 1998) The flare system received permits from the City of Newport Beach on January 16, 1998. Construction commenced on January 27, 1998, and was completed on July 23, 1998. Also during the fourth annual review period, the City and Hoag Hospital entered into a Cooperative Agreement to ensure that the funds, which were authorized in 1996, were received from Caltrans for the Flare Relocation/Scrubber Installation project. The Central Plant was also under construction during the fourth annual review period. During the fourth annual review period, Hoag also initiated its Tower Renovation project, to adhere to the seismic upgrade requirements of Senate Bill 1953. The Planning Department determined that a separate mitigation monitoring plan would not be required for the Tower Renovation project, as the majority of the work related to the project is internal to the existing tower. At the end of the fourth annual review period, plans had been approved by OSHPD. Finally, in 1998, plans for the 87,556 square foot Support Services Building and its associated 368-space parking structure were reviewed by the City. A mitigation monitoring program was prepared, and all applicable measures were approved by City staff as part of its building permit review process. A Coastal Development Permit for the Support Services Building was received from the California Coastal Commission on March 3, 1998. Grading and building permits from the City of Newport Beach for the Support Services Building were received on April 16, 1998, and construction commenced on April 20, 1998. During construction, minor modifications to the 9 project's Building Permit were approved by the City, which resulted in a 3,578 square foot increase in the project (for a total of 91,134 square feet). Fifth Through Ninth Annual Reviews (January 1, 1999 through December 31, 2003) Construction on the Central Plant project was completed, and final occupancy was received from OSHPD on March 7, 2001. Construction on the Hoag Conference Center (also lmown as the Support Services Building) continued during 1999. On November 1, 1999, modifications to the parking structure plans for the Hoag Conference Center were approved by the City. Among other things, these modifications included an increase in the number of parking spaces provided (from 368 to 372). Upon completion of the Hoag Conference Center, the Planning Department ensured compliance with the mitigation measures that were required to be verified prior to the issuance of a Certificate of Occupancy. On February 18, 2000, Hoag Hospital obtained a Certificate of Occupancy from the City of Newport Beach for the Hoag Conference Center. In May of 1999, the California Coastal Commission granted Hoag Hospital a Coastal Development Permit (CDP 5-99-102) for the development of a 209-space parking lot, creation of a construction access road, placement of construction trailers and fenced areas with dumpsters and bins, placement of temporary power poles, placement of temporary office trailers and grading activities associated therewith. City staff did not require that mitigation measures be implemented for the construction of the Lower Campus Terrace Lot due to the temporary nature of the facility, and based on a determination that significant environmental effects associated with the project were not anticipated. The City issued a Grading Permit for construction of the Lower Campus Terrace Lot — Upper Tier on June 25, 1999 (Grading Permit No. G9900076). Construction commenced on June 28, 1999 and was completed on July 14, 1999. In anticipation of the Women's Pavilion project, Hoag constructed a six -level, 455-space parking structure (the East Tower Parking Structure). In order to accommodate the East Tower Parking Structure, the 12,034 square foot Grace Hoag Conference Center was demolished. The City of Newport Beach issued a demolition permit for the Grace Hoag Conference Center on February 10, 2000, and demolition was completed on March 14, 2000. The City issued grading permits for the East Tower Parking Structure on June 14, 2000 and August 7, 2000. Grading commenced in June of 2000, and was completed in early July 2001. As part of the construction of the East Tower Parking Structure, Hoag Hospital and the City entered into a Cooperative Agreement for the addition of a right turn lane on the southerly side of Hospital Road west of Newport Boulevard on April 24, 2001. As part of this Agreement, Hoag managed the. roadway improvement project. Encroachment Permit No. 1200-6MC-0716 was issued by the California Department of Transportation on June 22, 2001 for construction of street improvements, including electrical traffic signal modifications, with Newport Boulevard (SR-55). Improvements were initiated on September 12, 2001 (under Grading Permit No. G2001-0360), and the project was completed on January 31, 2002. 10 • • • • • The Original Building Upgrade project was the first phase of the Women's Pavilion project. Demolition and construction plans for the Original Building Upgrade were submitted to the OSHPD in August 2000. The main permit from OSHPD was issued on August 15, 2001 (with an additional permit issued on January 29, 2002). Construction commenced on August 28, 2001, and was completed on December 23, 2003. Grading Permit No. G2001-0360 was issued by the City on September 3, 2002 for the Women's Pavilion project. Grading was initiated on October 12, 2002. OSHPD approved plans for the Women's Pavilion project on October 18, 2002. During the remainder of 2002, site utility installation was undertaken and excavation was commenced During 2003, site utility installation was completed, grading was completed, concrete foundations were installed and structural steel was erected. During 1999 and 2000, major utility work was completed for the West Tower, the air handlers were provided and improvements were completed for the roof and part of the 10th floor. During the years 2001 and 2002, the improvements were completed on the 9th and loth floors. In 2003, improvements were made to the 8th floor, and improvements were initiated on the 7th floor. Tenth and Eleventh Annual Reviews (January 1, 2003 through July, 29, 2006) Renovations to the 5th, 6th and 7th floors of the Tower were completed in 2004 and 2005. In 2006, the 4th floor of the Tower was converted from the nursing unit to critical bed units. The Women's Pavilion was completed in October, 2005. The Women's pavilion consists of eight floors for the following uses: outpatient health; outpatient surgery, including recovery; patient beds; labor, delivery, c-section and recovery, and antepartum; NICU, post partum, and fetal diagnostics; newborn nursery; and mechanical and support services for the building. Construction related to the Cogeneration Plant was on -going during these review periods. The bulk of the construction took place during 2004 and 2005. The natural gas fired engines, absorption chillers, electrical chiller, natural gas fired boiler, and three of the four cooling towers associated with the Cogeneration Plant were installed and are currently in use. The 1,000 square foot expansion for the James Irvine Surgery Center was completed in October, 2005. Construction began on April 30, 2006 on the Lower Campus Excavation and Retaining Wall Project. The project covers approximately 8.06 acres of the 19.65 acre Lower Campus, and requires approximately 106,000 cubic yards of cut and 100 yards of fill. In addition to grading, the project includes: the construction of retaining walls up to a maximum of 30 feet high; construction of a parking area, access roads, and installation of utilities; and preparation of a building pad for the Child Care Center. The 466 existing parking spaces, which are part of the Upper Tier and Lower Tier parking lots and the existing Child Care Parking lot, will be replaced with 215 parking spaces. Amendment to Coastal Development Permit 5-93-253-A2 was issued by the California Coastal Commission on April 11, 2006; this Amendment allowed for 212,000 yards of grading for a new Child Care Center, utilities, landscaping and other activities 11 connected with this project. Mitigation measures related to the project were completed. The City of Newport Beach approved a grading permit on April 13, 2006 (Permit No. G2005-0118) and a building permit thereafter. Construction began on April 30, 2006. The Child Care Relocation Project consists of the construction of a new 12,500 square foot Child Care Center adjacent to Hoag Drive near the access road from West Coast Highway. The old Child Care Center, which will be used for Hoag Hospital out -patient services, contains approximately 7,800 square feet. Amendment to Coastal Development Permit 5-93-253-A2 was issued by the California Coastal Commission on April 11, 2006 for the Child Care Relocation project. Mitigation measures required by the Coastal Permit were completed and the City issued a permit for the grading, fencing, walls, landscaping and paving in April, 2006. The Ancillary Building project consists of the renovation and expansion of the existing Emergency Department (ED) and Imaging Department. The total project area is 50,070 square feet, including a 4,021 square foot addition to the ED to allow for additional beds. In March, 2006, OSHPD approved the structural upgrade of the building; this included the addition of a new structural roof deck system over the existing roof, as well as shear wall and shot crete wall upgrades. Plans for the new addition were submitted to OSHPD during this review period. IV. Mitigation Monitoring Program As part of the approval of the Development Agreement by the City, and its subsequent approval by the California Coastal Commission, the City was required to formally adopt a mitigation monitoring plan. On June 13, 1994, the City adopted the Hoag Hospital Master Plan Mitigation Monitoring Plan. Section 5.4 of the Development Agreement requires that the annual review include a detailed report of compliance with the mitigation measures identified in the mitigation monitoring plan. Specifically, Section 5.4 of the Development Agreement states: "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." 12 • • • • • • Annual Mitigation Compliance Review As discussed previously, to fulfill its obligations under the Development Agreement, Hoag Hospital submitted the required documentation for Development Agreement annual reviews for the first through the fourth years of the term of the Development Agreement. The City subsequently conducted annual reviews, finding Hoag Hospital to be in compliance with the provisions of the Development Agreement. Documentation was also submitted by Hoag at the request of City staff for the fifth through the ninth annual review periods; however, the City did not conduct any annual reviews of the documentation submitted for that time period. The City has not requested annual review information from Hoag Hospital since January 23, 2004 (the ninth annual review period), until May 2, 2006. As specified in the Development Agreement (Section 5.4), Hoag has been deemed to be in compliance with the provisions of the Development Agreement since its adoption in 1992 (and 1994) through December 2005 (the end of the last Development Agreement annual review period): "The annual review shall include a detailed report of compliance with the various conditions and mitigation measures contained within the Mitigation Monitoring Plan...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." Department of Fish and Game Streambed Alteration Agreement As stated above, Section 5.4 of the Development Agreement requires that for the ...five year monitoring period imposed by the Department of Fish and Game Streambed Alteration Agreement entered into between Department of Fish and Game and Hoag, the annual review shall also assess the success of any off -site wetlands mitigation." On January 22, 1997, the first annual report for wetlands mitigation was submitted to the reviewing agencies. The field measurements undertaken as part of the first annual monitoring report found that the first year coverage standard had been exceeded. The second annual monitoring reports also found that performance standards had been exceeded. The third annual report (dated January 29, 1999, p. 3) for wetlands mitigation determined that: "While the project had not yet reached its third year, the field data indicates that the fifth -year final success standard of 80-percent cover has been satisfied: native plant species cover 91.2 percent of the non -open water portion of the project site." As a result of fifth -year performance standards being exceeded prior to the completion of the third year of the wetlands mitigation project, the United States Army Corps of Engineers discontinued its requirement for monitoring (December 20, 1999). The California Department of Fish and Game also determined that the requirements of the Streambed Alteration Agreement 13 had been met, and, therefore, discontinued its requirements for additional monitoring (March 14, 2000). The Development Agreement also includes the requirement that ...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." In November of 2005, Hoag submitted the tenth -year monitoring report to the City and the California Coastal Commission ("Tenth Year Monitoring Report for the Hoag Hospital Mitigation Project: 6.08 Acre Freshwater Marsh Creation at the San Joaquin Freshwater Marsh Reserve: Irvine, California", November 11, 2005, Glenn Lukos Associates). That report stated that success of the off -site wetlands mitigation for the tenth -year monitoring period would be ...based on the fifth -year goal of 80-percent cover of non -open water by target native emergent species". The results of the tenth -year monitoring report found that ...approximately 99-percent of the project site is covered by wetland vegetation, less than 1- percent bare ground and less than 1-percent non-native cover". Please refer to the attached documentation. V. Format/Contents of the Mitigation Annual Review There are three categories of mitigation measures included in the adopted mitigation monitoring program: measures that relate to individual development projects undertaken by Hoag Hospital; mitigation measures which are required to be implemented on an on -going basis and documented annually; and measures that need to be completed only once. These are discussed in the following sections. VI. Proiect-Specific Compliance: Measures that Relate to Individual Development Proiects Project -specific mitigation measures relate to individual projects processed under the Hoag Master Plan. These measures may be applicable to only one specific project, or they may be applicable to more than one project. As discussed earlier, the following projects were processed for mitigation compliance during the twelfth annual review period: • Lower Campus Site Development • West Tower • Child Care Center Relocation • Cogeneration Plant • Ancillary Services Building Renovation and Addition Compliance with Mitigation Measures is summarized on the matrix addressing each individual project in the following sections. All identified mitigation measures for the above -referenced have been completed. Also included in these Sections is the matrix for the prior development review. 14 • • • • • • VII. Annual Compliance As part of the Mitigation Monitoring Program adopted for the Hoag Master Plan by the City of Newport Beach on June 13, 1994, several mitigation measures were required to be implemented on an on -going basis and to be monitored for compliance on an annual basis. These mitigation measures and a summary of the compliance with these measures are provided below: • Mitigation Measure # 11 requires routine vacuuming of parking lots/structures. Compliance: All parking lots/structures were cleaned/swept by Hoag Hospital on a weekly basis during the twelfth annual review periods. • Mitigation Measure # 15 requires that master plan development comply with the Hospital's Hazardous Material and Waste Management . Program and it's Infectious Control Manual. Compliance: The Infectious Control Manual and Hazardous Material and Waste Management Program were amended several times during the annual review periods to address various facets of the operation of the Hospital. The Infectious Control Manual and Hazardous Material and Waste Management Plan have both been updated periodically during the twelfth annual review period. • Mitigation Measure # 28 requires adherence to . South Coast Air Quality Management District (SCAQMD) regulations that pertain to trip reductions. Compliance: Hoag complies with trip reduction requirements of the SCAQMD by submitting a Rule 2202 Registration Form which specifies Hoag's policies/programs that are designed to reduce vehicle trips. Hoag continued its compliance with Rule 2202 during the tenth through the thirteenth annual review periods. The most recent filing of Rule 2202 documentation to the SCAQMD by Hoag Hospital was on January 5, 2006, for the year 2005 period. • Mitigation Measure # 29 requires that Hoag comply with the City of Newport Beach Transportation Demand Management Ordinance. In the past, compliance with this Ordinance has been documented as part of specific projects. Compliance: In accordance with the City's Transportation Demand Management Ordinance, Hoag promotes and encourages the use of alternative transportation modes, including ridesharing, carpooling and vanpooling. Hoag has a compressed work week program that is available to some employees that reduces the number of peak period vehicle trips generated by the Hospital. Also, Hoag also provides facilities that support alternate modes of transportation, including preferential parking for carpools/vanpools and providing bicycle racks and shower facilities for cyclists. The closest facilities to the Child Care Relocation project are in the Cancer Center (showers) and in the parking structure associated with the Hoag Conference Center (preferential parking and bicycle racks). 15 • Mitigation Measure # 31 requires adherence to measures that were part of Hoag's pilot program to monitor and manage use of the Upper and Lower Service roads during non -working hours. Compliance: Since 1991, Hoag has been implementing measures to reduce usage of West Hoag Road during non -working hours. These measures include signage and access controls. These measures continue to be implemented. • Mitigation Measure # 35 requires that Hoag Hospital provide new employees information on rideshare services and programs Compliance: Hoag continues to provide all new employees rideshare service/program information, and new employees were most recently (January 2007) included in documentation submitted by Hoag Hospital to the SCAQMD for calendar year 2005. This document (Rule 2202 Registration Form) specifies Hoag's policies/programs that are designed to reduce vehicle trips. Hoag Hospital continued its compliance with Rule 2202 during the Twelfth Annual Review. • Mitigation Measure # 42 requires that the City of Newport Beach send a letter to each emergency vehicle company serving Hoag Hospital requesting that they turn off their sirens upon entering Hospital property in order to minimize noise impacts to adjacent residents. Hoag Hospital is required to provide the City with, a list of all emergency vehicle companies serving Hoag Hospital. Compliance: Attached to this Project Status Report are Tables I and II, Orange County Fire Departments and Orange County Ambulance Service Providers, respectively. These Tables provide a current list of the emergency vehicle companies that serve Hoag Hospital for use by the City. • Mitigation Measure # 84 requires that Hoag Hospital continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual. Compliance: As stated above, under Mitigation Measure # 15, Hoag Hospital continues to comply with the above -referenced documents, as well as continues to comply with all new regulations that have been adopted since the Hoag Master Plaza Final Environmental Impact Report was certified. The Hazardous Material and Waste Management Plan had been updated periodically during the tenth through the thirteenth annual review periods to respond to regulation changes as well as routine internal Hoag Hospital operations. • Mitigation Measure # 117 requires that the usage of the Hospital's heliport/helipad be limited to emergency medical purposes or the transport of critically ill patients in immediate need of medical care not available at Hoag Hospital. Further, this mitigation measure requires that, to the extent feasible, helicopters shall arrive at, 16 • • and depart from, the helipad from the northeast, to mitigate noise impacts on adjacent residences. Compliance: Hoag Hospital continues to comply with Mitigation Measure # 117. • Mitigation Measure # 119 requires that non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of West Hoag Road, be operated only between the hours of 7:00a.m. and 7:00p.m., daily. Compliance: Hoag continues to comply with Mitigation Measure # 119. VIII. One -Time Compliance Mitigation Measures Some of the mitigation measures required as part of the mitigation monitoring program for the Hoag Hospital Master Plan are specialized studies or clearances from the City and other governmental agencies that may or may not be related to a specific building or building site. Some of these mitigation measures are required to be satisfied only once to fulfill the requirements of the mitigation monitoring program, while some of the requirements may be required to be satisfied more than once, subject to certain criteria being met. Documentation prepared to fulfill these one-time mitigation measures may be amended from time -to -time, as warranted by project site conditions or proposed development projects. The one-time compliance mitigation measures completed prior to the twelfth annual review period included the following: • Mitigation Measure # 25 - This mitigation measure required that, subsequent to Phase I of the Hoag Master Plan, that Hoag Hospital conduct a Traffic Phasing Ordinance analysis for subsequent phases of Plan development. On November 8, 2001, the Planning Commission reviewed and approved Traffic Study 2001-002 which included a Traffic Phasing Ordinance analysis for Phase II of the Hoag Master Plan. During the eleventh annual review period, the Planning Commission reviewed and approved Traffic Study 2005-001, which included a Traffic Phasing Ordinance analysis for Phase III of the Hoag Master Plan. • Mitigation Measure # 27 - This mitigation measure required that, subsequent to Phase I of the Hoag Master Plan, that Hoag conduct a project trip generation study. On November 8, 2001, the Planning Commission reviewed and approved Traffic Study 2001-002 which included a project trip generation study for Phase II; and on July 21, 2005 (during the eleventh annual review period), the Planning Commission reviewed and approved Traffic Study 2005-001, which contained a trip generation study. • Mitigation Measure # 32 - This mitigation measure required that, prior to the issuance of approvals for development subsequent to Phase I of the Hoag Master Plan, that a study be submitted and approved by the City that identifies the appropriate parking generation rates. On November 8, 2001, the Planning 17 Commission reviewed and approved Traffic Study 2001-002 which included a project parking generation rates study. During the eleventh annual review period (July 21, 2005), the Planning Commission reviewed and approved Traffic Study 2005-001, which contained an identification of appropriate parking generation rates. 18 • ,(40‘ TABLE I ORANGE COUNTY FIRE DEPARTMENTS ANAHEIM FIRE DEPARTMENT 201 S. Anaheim Blvd. #301, Anaheim, CA 92805 Phone: (714) 765-4000 Fax: (714) 765-4008 Fire Chief: Roger Smith EMS Coord: Denise Mitchell, RN (714) 765-4035 BREA FIRE DEPARTMENT 1 Civic Center Circle, Brea, CA 92821 Phone: (714) 990-7644 Fax: (714) 671-3691 or (714).990-2258 Fire Chief: Alford Nero EMS Coord: BC Steve Wood (714) 671-6364 COSTA MESA FIRE DEPARTMENT 77 Fair Drive (PO Box 1200), Costa Mesa, CA 92628 Phone: (714) 754-5106 Fax: (714) 754-4944 Fire Chief: Steve Parker (interim) EMS Coord: Larry Grihalva (714) 754-5155 EMS Chief: DC Gregg Steward (714) 754-5135 FOUNTAIN VALLEY FIRE DEPARTMENT 10200 Slater, Fountain Valley, CA 92708 Phone: (714) 593-4436 Fax: (714) 593-4508 or (714) 963-1025 Fire Chief. Bill Walker Fire Marshall: BC Randy Anno (714) 593-4549 EMS Coord: Ron Cookston (714) 593-4436 FULLERTON FIRE DEPARTMENT 312 E. Commonwealth, Fullerton, CA 92832 Phone: (714) 738-6502 Fax: (714) 738-5355 Fire Chief: Wolfgang "Wolf' Knabe EMS Coord: DC Gary Dominguez (714) 738-6512 Fax: (714) 738-3392 GARDEN GROVE FIRE DEPARTMENT 11301 Acacia Parkway, Garden Grove, CA 92840 Phone: (714) 741-5600 Fax: (714) 741-5640 Fire Chief: Keith Osbom EMS Coord: BC Chuck Green (714) 741-5680 HUNTINGTON BEACH FIRE DEPARTMENT 2000 Main Street, Huntington Beach, CA 92648 Phone: (714) 536-5411 Fax: (714) 374-1551 Fire Chief: Duane Olson EMS Coord: Anne Stratton, RN (714) 374-5376 Fax: (714) 374-1504 LAGUNA BEACH FIRE DEPARTMENT 505 Forest Avenue, Laguna Beach, CA 92651 Phone: (949) 497-0700 Fax: (949) 497-0784 Fire Chief: Mike Macey (949) 497-0381 EMS Rep: Tom Christopher (949) 497-0785 LOS ANGELES COUNTY FIRE DEPARTMENT (City of La Habra) 1320 N. Eastern Avenue, Los Angeles, CA 90063-3244 Phone: (323) 838-2212 Fax: (323) 869-0311 Fire Chief. P. Michael Freeman Director of EMS Ops: BC Bill Niccum (323) 838-2212 QI Program Coord: Luanne Underwood, RN Educ. Program Dir Heather Davis, NREMT P NEWPORT BEACH FIRE DEPARTMENT 3300 Newport Blvd., Newport Beach, CA 92663 Phone: (949) 64 -3104 Fax: (949) 644-3378 Fire Chief: Steve Lewis EMS Coord: Cathy Ord, RN (949) 644-3104 (949) 644-3384 ORANGE CITY FIRE DEPARTMENT 176 S. Grand, Orange, CA 92866 Phone: (714) 288-2500 Fax: (714) 744-6035 Fire Chief: Bart Lewis (714) 288-2501 EMS Coord: Suzanne Goodrich, RN (714) 288-2503 ORANGE COUNTY FIRE AUTHORITY 1 Fire Authority Rd., Irvine, CA 92602 Phone: (714) 573-6000 Fax: (714) 368-8800 Fire Chief: Charles "Chip" Prather EMS Coord: Ruth Grubb, RN (714) 573-6072 EMS Chief: BC Roger James (714) 573-6071 Secretary: Nancy Patrick (714) 573-6070 EMS Fax: (714) 368-8833 SANTA ANA FIRE DEPARTMENT 1439 S. Broadway, Santa Ana, CA 92707 Phone: (714) 647-5700 FAX: (714) 647-5779 Fire Chief: Phillip M. Garcia EMS Coord: Jeff Talmage EMS Mgr. Capt. Chris Caswell (714) 647-5733 (714) 647-5746 (714) 647-5732 DISNEYLAND RESORT FIRE DEPARTMENT Fire Chief: Lon Cahill (714) 781-4667 Shared drive -Fire Depts:1-22-2007 TABLE II ORANGE COUNTY AMBULANCE SERVICE PROVIDERS Cerritos AMBUSERVE. INC. 15105 S. Broadway . Gardena, CA 90248 Phone: (310) 644-0500 FAX (310) 644-4500 Contact Traci Taylor AMERICAN MEDICAL RESPONSE 17918 Crusader Avenue Cerritos, CA 90703-2631 Phone: (562) 653-2000 FAX (562) 653-2003 Contact Dave Austin GG 10662 Stanford Garden Grove, CA 92840 Phone: (714) 638-6200 FAX (714) 539-2172 Contact Emie Chavez AMERICARE AMBULANCE SERVICE 820 W. Lomita Blvd. Harbor City, CA 90710-2312 Phone: (310) 835-9390 FAX (310) 835-3926 Contact Michael Summers John Beltram x137 BOWERS AMBULANCE 3355 E. Spring St. Suite 301 Long Beach, CA 90806 Phone: (562) 988-6460 FAX (562) 988-6465 Contact Paul Scarborough CARE AMBULANCE SERVICE 1517 W. Braden Court Orange, CA 92868 (effective 11/1/04) Phone: (714) 288-3800 FAX (714) 288-3889 Skills Testing (714) 288-3930 Contact Rick Richardson CRA AMBULANCE SERVICE 1860 Chicago Avenue H-15 Riverside, CA 92507 Phone: (951) 683-2524 FAX (962) 683-2897 Contact Logan Cromwell DOCTOR'S AMBULANCE SERVICE 23091 Terra Drive Laguna Hills, CA 92653 Phone: (949) 951-1668 FAX (949) 951-2891 Contact Cory Osbum EMERGENCY AMBULANCE SERVICE 3200 E. Birch Street Suite A Brea, CA 92821 Phone: (714) 990-1742 FAX (714) 792-3650 Contact Phil Davis -Owner GERBER AMBULANCE SERVICE 19801 Mariner Ave. Torrance, CA 90503 Phone: (310) 542-6464 FAX (310) 542-1152 Contact Matthew Steeneken HUNTINGTON AMBULANCE SERVICE PO Box 145 Sunset Beach, CA 90742 Phone: (562) 904-1550 FAX (562) 904-1552 Cell (714) 325-0363 Contact Stacey O'Bryan LIFELINE AMBULANCE SERVICE 1120 South Maple Avenue Montebello, CA 90640 Phone: (323) 832-0760 FAX (323) 832-0756 Contact: Jorge Fazzini LYNCH AMBULANCE SERVICE 2950 La Jolla Street Anaheim, CA 92806 Phone: (714) 632-0225 FAX (714) 632-3902 Contact Rosemary Dudevoir Training Coordinator Robert Williams MEDCOAST AMBULANCE SERVICE 14092 E. Firestone Blvd. Santa Fe Springs, CA 90670 Phone: (562) 926-9990 FAX (562) 926-3585 Contact Matt Armstrong MEDREACH AMBULANCE SERVICE 1303 Kona Drive Rancho Dominguez, CA 90220 Phone: (310) 781-9395 Contact Robert Aragon MEDIX AMBULANCE SERVICE. INC. 26021 Pala Drive Mission Viejo, CA 92691 Phone: (949) 470-8921 FAX (949) 470-8951 Contact Michael Dimas PACIFIC AMBULANCE SERVICE 22541 Aspen, Suite E Lake Forest, CA 92630 Phone: (949) 470-2355 FAX (949) 470-2358 Contact Paul Scarborough PRIORITY ONE MEDICAL TRANSPORT. INC. 740 S. Rochester Avenue, Suite E Ontario, CA 91761 Phone: (800) 600-3370 FAX (800) 600-4450 Contact Michael Parker SCHAEFER AMBULANCE SERVICE 2215 S. Bristol Santa Ana, CA 92704 Phone: (714) 545-8486 FAX (714) 545-8496 Contact Jimmy McNeal at 323-468-1611 Casey Johnson • • TABLE II ORANGE COUNTY AMBULANCE SERVICE PROVIDERS Nib SHORELINE AMBULANCE CORPORATION 16562 Gotham St. #E Huntington Beach, CA 92647 Phone: (714) 847-9107 FAX (714) 848-6943 Contact Bryan Balmer (310) 941-6065 AIR AMBULANCE SERVICE PROVIDER MERCY AIR SERVICE. INC. 9745'Prospect Ave., Ste.204 Santee, CA 92071-6209 Phone: (619) 448-3457 FAX (909) 357-1009 Dispatch: (800) 222-3456 Contact Alaine Shauer, RN Pam Steen (619)448-1412- cell Updated 2/20/07 by PP • Appendix Project Status Report Letter of Exemption from the California Coastal Commission • • STA.TE OF CALIFORNIA THE RESOURCES AGENCY ARNOLD SCHWARZENEGGER. Governor Applicant Name: Project Location: Project Description: CALIFORNIA COASTAL COMMISSION South Coast Area Office 200 Oceangate, Suite 1000 g Beach, CA 90802-4302 590-5071 EXEMPTION LETTER Date: Reference Number: 5-08-023-X Hoag Hospital 1 Hoag Drive (Lower Campus), Newport Beach (Orange County) The project consists of installation of a greenscreen and landscaping adjacent to the Co -Generation Facility consistent with the approved landscape plan required under CDP No. 5-93- 253-A2. February 1, 2008 RECEIVED APR 02 2008 FACILITIES DESIGN & CONSTRUCTION This is to certify that this location and/or proposed project has been reviewed by the staff of the Coastal Commission. A coastal development permit is not necessary for the reasons checked below: • • The site is not located within the coastal zone as established by the California Coastal Act of 1976, as amended. The proposed development is included in Categorical Exclusion No. adopted by the California Coastal Commission. The proposed development is judged to be repair or maintenance activity not resulting in an addition to or enlargement or expansion of the object of such activities and not involving any risk of substantial adverse environmental impact (Section 30610(d) of Coastal Act). The proposed development is an improvement to an existing single family residence (Section 30610(a) of the Coastal Act) and not located in the area between the sea and the first public road or within 300 feet of the inland extent of any beach (whichever is greater) (Section 13250(b)(4) of 14 Cal. Admin. Code). The proposed development is an improvement to an existing single family • residence and is located in the area between the sea and the first public road or within 300 feet of the inland extent of any beach (whichever is greater) but is not a) an increase of 10% or more of internal floor area, b) an increase in height over 10%, or c) a significant non-attached structure (Sections 30610(a) of Coastal Act and Section 13250(b)(4) of Administrative Regulations). The proposed development is an interior modification to an existing use with no change in the density or intensity of use (Section 30106 of Coastal Act). The proposed development involves the installation, testing and placement in service of a necessary utility connection between an existing service facility and Page 2 of 2 development approved in accordance with coastal development permit requirements, pursuant to Coastal Act Section 30610(f). X_ The proposed development is an improvement to a structure other than a single family residence or public works facility and is not subject to a permit requirement (Section 13253 of Administrative Regulations). The proposed development is the rebuilding of a structure, other than a public works facility, destroyed by natural disaster. The replacement conforms to all of the requirements of Coastal Act Section 30610(g). X Other: The proposed landscaping is consistent with the approved plant palette for CDP No. 5-93-253-A2. Thus, the submitted landscaping plans are acceptable as alternative condition compliance. Please be advised that only the project described above is exempt from the permit requirements of the Coastal Act. Any change in the project may cause it to lose its exempt status. This certification is based on information provided by the recipient of this letter. If, at a later date, this information is found to be incorrect or incomplete, this letter will become invalid, and any development occurring at that time must cease until a coastal development permit is obtained. Sincerely, PETER M. DOUGLAS Executive Director Fernie Sy/ Coastal Program Analyst II • • • lion/Elevation. Co•Gun Building Clennscmen ,76 I App.M.wll..nwP, PmpowPalWcnl Eed 91 I CO C.. Tul Euw. 61.gw 1 OlPlan Co•GenUmldmg to • U 1 16 52 SERVICE YARD CO•GEN YARD EXISTING FLARE SITE CINCpmpWln wwnCp._Ptt. %- 1 Proposed Vine Plantings Proposed Greenscreen Application :,T •w 6461140ime6Msil. lanune CO•GEN aultteNG Mpok656., nTow pnpewAC. *w,pp l ranee HOW ldoP mmmeeNel Ileaata Np1 Greenscreen Panel Enlargement NIS Id.WE WuO, n.n sae ok66 ,°" P5126(61 n 1y2•.1 Ur d6..61.n 41MPPMnk. irp 651776e,w6p 3' I.kn 6,..nunn Puw1.1,9 Section Detail • Mounting Clip, Wall Mounted Proposed Plant List e0IANICALNAME COMMON NAME SIZE NOIF1 laLM M6161666a quupuo.M. CAlcputimv. 46. 006 MATCHED MCINeWCIOU071U$ PlydMe151e6ca 366600 611.1(11160O1 Melydddcmcucalsu1 tiro 2661600CM6pnas Pro 48. ROT MULIITRUNK Erl0Un61na5 ±"':.I£ • OBU6D0ucd,ul64s Illuod•Rsdlmmpp1Mne 1S GAL ESPALIERIO5REEOISCREEN Pandok1115M666dn 6owminne IS GAL ESPALIER 10OREENSCREEN Note: Scram Don proposed are part of approved plaetpalete for COP•5.93.25342. JAIN T ENO CALIFORNIA COAS AL COMMISSIC California Coastal Conuissi: South Coact District 1 rice APPROVE!` 9. --.- EFFECI'I Date: HOA(i MEMORIAL HOSPITAL PRESBYTERIAN CCC Suen91n1 January 2. 2005 cb • • • Appendix Project Status Report Department of Fish and Game Streambed Alteration Agreement • r • • • CALIFORNIA DEPARTMENT OF FISH AND GAME 330 Golden Shore, Suite 50 Long Beach, California 90802 SC/LHNED Notification No.5-306-93 Page 1 of 4 • AGREEMENT REGARDING PROPOSED STREAK OR LAKE ALTERATION THIS AGREEMENT, entered into between the State of California, Department of Fish and Game, hereinafter called the Department, and Peter Foulke of Hoag Memorial Hospital Presbyterian , State of California , hereinafter called the Operator, is as follows: WHEREAS,pursuant to Section 1603 of California Fish and Game Code, the Operator, on the 31st day of May, 1993, notified the Department that they intend to divert or obstruct .the natural flow of, or change the bed, channel, or bank of,- or use material from the streambed(s) of, the following water(s): unnamed isolated marsh near Pacific Ocean, Orange County, California, USGS.Newport Map Section 1, Township 6 South, Range 10 West, County Assessors Parcel No. 423-011-24. WHEREAS, the Department represented by Krishan Lal has determined that such operations may substantially adversely affect existing fish and wildlife resources including: all aquatic resources and wildlife in the area. THEREFORE, the Department hereby proposes measures to protect fish and wildlife resources during the Operator's work. The Operator hereby agrees to accept the following measures/ conditions as part of the proposed work. If the Operator's work changes from that stated in the notification specified above, this Agreement is no longer valid and a new notification shall be submitted to the Department of Fish and Game. Failure to comply with the provisions of this Agreement and with other pertinent code sections, including but not limited to Fish and Game Code Sections 5650, 5652, 5937, and 5948, may result in prosecution. Nothing in,this Agreement authorizes the Operator to trespass on any land or property, nor does it relieve the Operator of responsibility for compliance with applicable federal, state, or local laws or ordinances. A consummated Agreement does not constitute Department of Fish and Game endorsement of the proposed operation, or assure the Department's concurrence with permits required from other agencies. This Agreement becomes effective the date of Department's signature and terminates on December 31, 1994 for project construction only. This Agreement shall remain in effect for that time necessary to satisfy the terms/conditions of this Agreement. • Page 2 of 4 STREAMBED ALTERATION CONDITIONS FOR NOTIFICATION NUMBER: 5-306-93 1. The following provisions constitute the limit of activities agreed to and resolved by this Agreement. The signing of this Agreement does not imply that the Operator is precluded from doing other activities at the site. However, activities notspecifically agreed to and resolved by this Agreement shall be subject to separate notification pursuant to Fish and Game Code Sections 1600 et seq. 2. The Operator proposes to fill a 1.52 acre freshwater cattail marsh on Hoag Hospital Lower Campus site. The Lower Campus is bounded by Pacific Coast Highway to the south, Superior Avenue to the west, and Newport Boulevard to the east. All of the wetland vegetation in the marsh area will be eliminated due to grading. No endangered or -threatened species of plants or animals occur on -site. 3. The agreed work includes activities associated with No. 2 above. The project area is located east of Pacific Coast Highway and south of Superior Avenue at the Hoag Memorial Hospital property, in City of Newport Beach, Orange County. Specific work areas and mitigation measures are described on/in the plans and documents submitted by the Operator and shall be implemented as proposed unless directed differently by this agreement. 4. Mitigation with 5-year Monitoring shall include off -site replacement at a 3:1 ratio through restoration of 4.56 acres of freshwater marsh within the San Joaquin Freshwater Marsh Reserve (Conceptual Mitigation Plan dated December 8, 1993 prepared by Glen Lukos Associates. The -construction related terms and conditions of this Agreement shall apply both to the work site and mitigation site. 5. All planting shall have a minimum of 80e survival the first year and 100% survival thereafter and/or shall attain 75% cover after 3 years and 90% cover after 5 years for the life of the project. If the survival and cover requirements have not been met, the Operator is responsible for replacement planting to achieve these requirements. Replacement plants shall be monitored with the same survival and growth requirements for 5 years after planting. 6. An annual report shall be submitted to the Department by Jan. 1 of each year for 5 years after planting. This report shall include the survival, % cover, and height of both tree and shrub species. The number by species of plants replaced, an overview of the revegetation effort, and the method used to assess these parameters shall also be included. Photos from designated photo stations shall be included. 7. Preparation shall be made so that runoff from steep, erodible surfaces will be diverted into stable areas with little erosion potential. Frequent water checks shall be placed on dirt roads, cat tracks, or other work trails to control erosion. • • • gs • • • Page 3 of 4 STREAMBED ALTERATION CONDITIONS FOR NOTIFICATION NUMBER: 5-306-93 8. No debris, soil, silt, sand, bark, slash, sawdust, rubbish, cement or concrete or washings thereof, oil or petroleum products or other organic or earthen material from any construction, or associated activity of whatever nature shall be allowed to enter into or placed where it may be washed by rainfall or runoff into, waters of the State. When operations are completed, any excess materials or debris shall be removed from the work area. No rubbish shall be deposited within 150 feet of the high water mark of any stream. 9. Access to the worksite shall be via existing roads and access ramps. 10. Water containing mud, silt or other pollutants from aggregate washing or other activities shall not be allowed to enter a lake or flowing stream or placed in locations that may be subjected to high storm flows. 11. Structures and associated materials not designed to withstand high seasonal flows shall be removed to areas above the high water mark before such flows occur. 12. Any equipment or vehicles driven and/or operated within or adjacent to the stream/lake shall be checked and maintained daily, to prevent leaks of materials that if introduced to water could be deleterious to aquatic life. 13. The Operator shall •comply with all litter and pollution laws. All contractors, subcontractors and employees shallalso obey these laws and it shall be the responsibility of the operator to ensure compliance. 4. No equipment maintenance shall be done within or near any stream channel or lake margin where petroleum products or other pollutants from the equipment may enter these areas under any flow. o15. Prior to initiation of construction activities, a standby letter Nof credit (Performance Bond) in favor of the Department in the amount of es-ee-,--eee shall be submitted for approval until successful implementation of wetland mitigation is achieved. 16. The Operator shall request an extension of this agreement prior to its termination. Extensions may be granted for up to 12 months from the date of termination of the agreement and are subject to Departmental approval. The extension request.. and fees shall be submitted to the Department's Region 5 Office at the above address. If the Operator fails to request the extension prior to the agreement's termination then the Operator shall submit a new notification with fees and required information to the Department. i Page 4 of 4 STREAMBED ALTERATION CONDITIONS FOR NOTIFICATION NUMBER: 5-306-93 Any activities conducted under an expired agreement is a violation of Fish and Game Code Section 1600 et. seq. The Operator may request up to a maximum of 3 extensions of this agreement. 17. The Operator shall provide a copy of this Agreement to all contractors, subcontractors, and the Operator's project supervisors. Copies of the Agreement shall be readily available at work sites at all times during periods of active work and must be presented to any Department personnel, or personnel from another agency upon demand. 18. The -Operator shall notify the Department, in writing, at least five (5) days prior to initiation of construction (project) activities and at least five (5) days prior to completion of construction, (project) activities. Notification shall be sent to the Department at 330 Golden Shore, Suite 50, Long Beach, CA 90802, Attn:Krishan La1,ES. 19. The Department reserves the right to enter the project site at any time to ensure compliance with terms/conditions of this Agreement.19. The Department reserves the right to suspend and/or revoke this Agreement if the Department determines that the circumstances warrant. The circumstances that could require a reevaluation include, but are not limited to, the following: a. Failure to comply with the terms/conditions of this Agreement. b. The information provided by the Operator in support of the Agreement/Notification is determined by the Department to be incomplete, or inaccurate. c. When new information becomes available to the Department representative(s) that was not known when preparing the original terms/conditions of this Agreement. d. The project as described in the Notification/Agreement has changed, or conditions affecting fish and wildlife resources change. CONCURRENCE (Operator's name) California Dept. of Fish and Game l+� -1&alee 1/5/94 1 - �0 9 (signature) (date) (signature) (date) Senior Vice President Environmental Specialist III (title) (title) • • • • • DEPARTMENT OF THE ARMY LOS ANGELES DISTRICT, CORPS OF ENGINEERS 300 NORTH LOS ANGELES STREET LOS ANGELES. CAUFORNIA 90012 REPLY TO ATTENTION OF: Office of the Chief Regulatory Branch Hoag Memorial Hospital Presbyterian c/o Glenn Lukos Associates 23441 South Pointe Drive, Suite 150 Laguna Hills, California 92653 Gentlemen: August 7, 1995 SCANNED This is in reply to your letter (No. 93-00858-BH) dated July 25, 1995, concerning our permit authority under Section 404 of the Clean Water Act of 1972 (33 U.S.C. 1344) over your proposal to discharge fill into approximately 1.52 acres of isolated wetland east of Pacific Coast Highway and north of Newport Boulevard in the City of Newport Beach, Orange County, California. Regulations for our permit program, published in the Federal Register, include Part 330 - Nationwide Permits (see the endosure). The Corps of Engineers has determined that your proposed activity complies with the terms and conditions of the nationwide permit at 33 CFR Part 330, Appendix A(B)(26) for discharges of dredged or fill material into headwaters and isolated waters of the United States, induding wetlands, that are part of a single and complete project which would cause the loss or substantial adverse modification of one to ten acres of such waters. For the purposes of this nationwide permit, the acreage of loss of waters of the U.S. includes the filled area plus waters of the U.S. that are adversely affected by flooding, excavation or drainage as a result of the project. As long as you comply with the nationwide permit conditions described in Part 330, Appendix A(C) and the attached special conditions, an individual permit is not required. This letter of verification is valid for a period not to exceed two years unless the nationwide permit is modified, reissued, revoked, or expires before that time. Presently, all nationwide permits are scheduled to expire on January 21, 1997. It is incumbent upon you to remain informed of changes to the nationwide permits program. A nationwide permit does not grant any property rights or exclusive privileges. Also, it does not authorize any injury to the property or rights of others or authorize interference with any existing or proposed Federal project. Furthermore, it does not obviate the need to obtain other Federal, state, or local authorizations required by law. -- Thank you for participating in our regulatory program. If you have any questions, please contact Bruce Henderson of my staff at (213) 894-0351. Sincerely, Mark Durham Chief, South Coast Section Regulatory Branch Enclosure • • • • • • -3- SPECIAL CONDITIONS FOR 93-00858-BH 1. The permittee shall mitigate for the loss of approximately 1.52 acres of isolated wetland by creation of 1.52 acres of wetland and enhancement of 4.56 acres of wetland in the San Joaquin Marsh in the University of California, Irvine Reserve property. 2. The permittee shall provide to the Corps a copy of Strearnbed Alteration Agreement No. 4, 5-306-93, issued to Hoag Memorial Hospital Presbyterian. 's • 3. The permittee shall provide to the Corps annual monitoring reports due within 30 days of the anniversary date of commencement of mitigation construction, indicating the mitigation area, habitat types intended, criteria to be met, success of mitigation, etc. These reports shall be due for a period of five years. SCANNED DEPARTMENT OF THE ARMY LOS ANGELES DISTRICT, CORPS Of ENGINEERS • P.O 80x Sarni LOS ANGELES. CALIFORNIA 900634325 December 20,1999 REPLY TO ATTENTION OF: Office of the Chief Regulatory Branch Greg Prettyman Glenn Lukos Associates 233441 South Pointe Drive, Suite 150 T aguna Hills, California 92653 Dear Mr. Prettyman: The U. S. Army Corps of Engineers has reviewed your request to discontinue monitoring for the Hoag Hospital mitigation site at the San Joaquin Freshwater Marsh Preserve. The Corps visited the site on September 16,1999 and determined the final, fifth -year performance criteria had been rnet. However, a contractor performing work on the adjacent site had placed a small amount of fill in the northeast corner of the mitigation site with approximately 1,000 square feet of the site affected. The Corps requested the fill's removal during the site visit. The Corps received your verification of the fill's removal without impact to the mitigation site, dated November 11,1999. Therefore, your request to discontinue monitoring is approved and the requirements of your permit have been fulfilled. If you have any questions, please contact Deanna L. Curn rings of my staff at (213) 452- 3289. Please refer to this letter and 930085800-dlc in your reply. Sincerely, idt_Mark r ¶ Chief, South Coast Section Regulatory Branch • • 00 0- • • • STATE OF CALIFORNIA- THE RESOURCES AGENCY DEPARTMENT OF FISH AND GAME Region 5 P_O.6ox6657 Laguna Niguel, California 92607-6657 (949)363-7538 Lief Thompson Hoag Memorial Hospital c/o Greg Prettyman Glenn Lukos Associates 23441 South Pointe Drive March 14, 2000 GRAY DAVIS. Govemov Dear Mr. Thompson: The Department has reviewed the information regarding your mitigation requirements, submitted as required under Streambed Alteration Agreement 5-306-93 for impacts to marsh habitat in the vicinity of San Joaquin Marsh, and has conducted a site visit May 27, 1999. The Department is satisfied that Hoag Hospital has met the mitigation requirements of the Agreement, and appreciates your cooperation and coordination with the University's Reserve Steward for the San Joaquin Marsh Reserve to make this site successful. The mitigation measures included the restoration and enhancement of a 6.08-acre site and the funding of an endowment to the University for the site's maintenance and •monitoring in perpetuity for the benefit of fish and wildlife resources. As discussed at the site visit with Greg Prettyman of Glenn Lukos Associates, Hoag Hospital will send a copy of the tenth -year monitoring report, which will describe the mitigation site's success status, the previous 5 years of management, and recommendations for the future management of the site. If you have any questions, please contact me at (949) 363-7538. Sincerely, Terri Dickerson Environmental Specialist III SCANNED7O?- -.'_(7 GLENN LUKOS ASSOCIATES .,.,, • Regulatory Services April 13, 2000 Leif Thompson, AIA, Vice President, Facilities Design and Construction Hoag Memorial Hospital Presbyterian One Hoag Drive, Post Office Box 6100 Newport Beach, California92658-6100 Subject: Mitigation Project at the San Joaquin Freshwater Marsh Reserve, Irvine, California Dear Mr. Thompson: Enclosed is a copy of the letter from the California Department of Fish and Game providing their approval of the discontinuationof monitoring at the mitigation site at UC Irvine. Also enclosed is a copy of the December, 1999 letter from the Corps of Engineers also approving discontinuationof monitoring. We wish to congratulate you and the Hospital on the successful satisfaction of the conditions of your Streambed Alteration Agreement and Corps permit. We have enjoyed working with you, Peri Muretta, Peter Foulke, and Dubbie Evans on this project. We hope that, despite the hurdles along the way, the experience was a positive one for you and the Hospital. Sincerely, GLENN LUKOS ASSOCIATES, INC. Greg Prettyman Senior Habitat Restoration Specialist cc w/enclosures: Peri Muretta 0070- I Y.LTR 23441 South Pointe Drive • Suite150 • Laguna Hills, California 92653 Telephone: (949) 837-0404 Facsimile: (949) 837-5834 • • occ7v--1-TF� SCANNED 'e'' i GLENN LUKOS ASSOCIATES Regulatory Services November 15, 2005 Fernie Sy Coastal Program Analyst California Coastal Commission 200 Oceangate, Suite 1000 Long Beach, California 90802-4302 Permit Number: 5-90-913 Subject: Tenth Year Monitoring Report for the Hoag Hospital Mitigation Project: 6.08- Acre Freshwater Marsh Creation at the San Joaquin Freshwater Marsh Reserve Pursuant to the California Coastal Commission Section 30233(a) of the California Coastal Act Dear Ms. Vaughn: This letter serves as the tenth year monitoring report for the Hoag Memorial Hospital Presbyterian mitigation project in Orange County, California. This report is describes the current conditions of the required mitigation area and provides quantitative comparisons to the annual success criteria listed in the Conceptual Mitigation Plan. Coastal Development Permit No. 5-93- 253 granted to Hoag Hospital on April 14, 1994 required off -site mitigation and established monitoring requirements (Special Conditions 1-3). Special Condition # 3, states, in part, the following: Prior to issuance of the coastal development permit the applicant shall submit, for the review and approval of the Executive Director, a written agreement to provide an additional mitigation monitoring report assessing the success of the project 5 years after the end of the monitoring period required in Streambed Alteration Agreement No. 5-306-93 between the California Department of Fish and Game and Hoag Hospital. This report has been prepared to satisfy the requirements of Coastal Development Permit No. 5- 93-253. INTRODUCTION The 6.08-Acre freshwater marsh creation project was designed to compensate for the unavoidable impacts to habitat associated with the filling of a 1.52-acrc cattail marsh necessary for part of the development of Hoag Hospital's Lower Campus in Newport Beach, California 29 Orchard ■ Lake Forest ■ California 92630-8300 Telephone: (949) 837-0404 Facsimile: (949) 837-5834 Fernie Sy, Coastal Program Analyst Califomia Coastal Commission November 15, 2005 Page 2 [Exhibit 1]. The restored 6.08-acre freshwater marsh is located within the San Joaquin Freshwater Marsh Reserve (Reserve) in Irvine, California [Exhibit 2A and 2B]. The Reserve is intended to offer natural functions similar to that of the local examples of established fres:`iwater marsh. The proximity of the mitigation site to existing natural habitat has further enhanced the value of this mitigation site. The Reserve is owned and operated by the University of California Natural Reserve System (UCNRS). The UCNRS has fully supported this mitigation project and the University staff has been consulted regarding all aspects of the project design. The mitigation plan was designed to conform to the guideline of the "San Joaquin Freshwater Marsh Enhancement Plan" Enhancement Plan) of 1991- a comprehensive plan for the enhancement and future management of the San Joaquin Marsh.' The location of the mitigation site was chosen because the site is higher in elevation than most areas in the marsh and consequently was least likely to convert to a wetland in the absence of active restoration. Review of aerial photographs dating back to 1928 clearly illustrate the changing uses of the San Joaquin Marsh as it evolved from a natural system into a collection of seasonal ponds managed by local duck hunting enthusiasts. Those past management practices together with the construction of the San Diego Creek levee in 1968 removed the entire San Joaquin Marsh from the natural cycles of inundation and flushing that typically rejuvenate marsh habitats. The mitigation design reintroduced a managed version of these natural processes into a portion of the marsh that had supported only a limited amount of wetland species. It should be noted that the 6.08-acre marsh enhancement is a portion of the larger freshwater marsh in the southern end of the Reserve and is comprised of a 4.92-acre of seasonal pond and 1.16- acre of upland/levees. I. MITIGATION REQUIREMENTS A. Required Plantings To meet the performance standards, planting efforts included the collection, propagation and planting of 2,500 California bulrushes (Scirpus californicus), 500 OIney's bulrush (Scirpus americanus), 500 alkali bulrushes (Scirpus maritimus) and 200 common rushes (Juncus balticus). All were grown as one -gallon container stock from propagules collected within the San Joaquin Freshwater Marsh Reserve. The propagules were root cuttings, each with two to six stems. The container plants were installed throughout the project site between May 13 and May 17, 1996. In addition to the emergent plant material (bulrushes/ rushes), cuttings for 31 one -gallon arroyo willows (Salix lasiolepis), 25 one -gallon black willows (Salix gooddingii), 87 mulefat Philip Williams & Associaes, Ltd., Wetland Research Associates, Inc. and Hyden Associates, Inc. I991 "San Joaquin Freshwater Marsh Enhancement Plan". Prepared for the City of Irvine, the California State Coastal Conservancy, and the University of California Natural Reserve System. 92pp • • • i Femie Sy, Coastal Program Analyst Califomia Coastal Commission November 15, 2005 Page 3 (Baccharis salicifolia) were collected from within the Reserve in June of 1997. This terrestrial vegetation was planted along the water's edge and atop the peninsula in the southwestern comer of the project site on December 23,1996. B. Performance Standards The ten-year success criteria as set forth in the Conceptual Mitigation Plan requires a report documenting the overall success of the project using photographs and written descriptions of the past five years of project management. This report will also follow the fifth -year goal of 80- percent cover of non -open water by target native emergent species. The plan also states a successful project is one that is compriged of at least the same percentage of Scirpus species as other marshes found within the Reserve and that the site is relatively free of non-native weed species. The data described below was collected October 28, 2005 approximately ten years after tb completion of the installation. C. Wildlife Monitoring Wildlife surveys were not conducted during the tenth year of monitoring. The site is heavily vegetated, with permanent, central open water area only visible from the southeast and so'ithwest corners. However, during the tenth annual monitoring an osprey, three red -tail hawks, two white-tailed kites, red -winged black birds, a snowy egret and one bobcat were observed. II. CURRENT SITE CONDITIONS The tenth annual monitoring was conducted on October 28, 2005. Site photographs are included as Exhibit 3 locations of photo -station are included as Exhibit 4. A minimum of 4.92 acres of high quality of freshwater marsh has been created in the mitigation site. Profuse growth has occurred within the saturated soils; photos 1-14 document the abundance of native vegetation. Southern cattail (Typha domengensis) and California bul-ush (Scirpus californicus) dominate the non -open water portion of the site, some exceeding seven feet in height. The single black willow (Salix gooddingii) has grown to approximately tw,,nty feet tall with a thirty-foot canopy and now several smaller willow recruits also occupy the central western portion of the site (Photos 8 and 13). Mulefat (Baccharis salicifolia) forms a mosaic with the willows and along the northwestern border (Photo 11). Natural recruitment acco'uits for over 50-percent of the species within the marsh. Very few non-native species occur on site. This is attributed to the diligence of the UCNP.S maintenance. A small stand of tamarisk (Tamarix sp.) was found along the northwestern boundary amongst the mulefat and another individual in the southwestern boundary (Photo 9). Fernie Sy, Coastal Program Analyst California Coastal Commission November 15, 2005 Page 4 Rabbits foot grass (Polypogon monspeliensis) and sowthistle (Sonchus oleraceus) were found along the toe of slope boundary. III. ANNUAL EVALUATION A. Method of Evaluation After approximately ten years of native vegetative growth within the freshwater marsh, the site was too dense to allow the use of the line transect method, one -meter quadrants at 25 foot intervals along 150-foot transects. Instead a qualified habitat restoration biologist visually assessed the percent cover and photographed the site at the specified photo -stations. The 1998 aerial photograph was used as a guide to identify the boundaries of the site [Exhibit 2B). B. Results The visual assessment indicated the entire site was densely vegetated. California bulrush (Scirpus californicus) and southern cattail (Typha domingesis) are the dominant plant species within the mitigation site. California bulrush dominates the site, particularly the central p- rtions of the site and transition into a mixture of cattail and bulrush. A bare patch approximately 130 square feet is found in the southeastern comer. Rabbits -foots grass and sowthistle surround this bare patch. The approximate percent cover was calculated by subtracting the 130 square feet from the 6.08 acres. Therefore, the result of the visual assessment indicates approximately 99- percent of the project site is covered by wetland vegetation, less than 1-percent bare grow(' and less than 1-percent non-native cover. It should be noted that the open water area within the center of the mitigation site is intended to remain as open water and as such is not subject to percent cover analysis. IV. CONCLUSION The success of the site has exceeded expectations. In its tenth year the site has achieved 9^- percent native vegetation cover, less than 1-percent bare and less than 1-percent non-native cover. The vegetation found within the mitigation site is typical of vegetation found within the adjacent freshwater marsh in San Joaquin Reserve. • • • 1 1 1 1 1 1 1 1 1 1 1 1 Femie Sy, Coastal Program Analyst California Coastal Commission November 15, 2005 Page 5 Sincerely, GLENNNL.UKGS 4SSQCIATES, INC. Alisa Flint Habitat Restoration Specialist cc: Pete Foulke, Hoag Hospital Peri Muretta Langston Trigg, Hoag Hospital Rosalinh Ung, City of Newport Beach Bill Bretz, UCNRS 0070-4.mitdoc — MS — 111111 NM — — iiitt/ 11• — — — — — — — — ittt• — 1 m m " ligaintftair.--7-10ila MINIM 717 ='7 44/U1171-garlitlial r Ir111IIlli1 C� =.r lig ,;il..j�► .� / Vals-441P;;; 6.08-ACRE FRESHWATER MARSH MITIGATION SAN JOAQUIN MARSH FOR HOAG HOSPITAL Vicinity Map 4110 • GLENN LUKOS ASSOCIATES EXHIBIT 1 • PROPOSED Mfl:.�r.Ti _'� t'ioaACRES SAN JOAQUIN MARSH MITIGATION PLAN Mitigation Site Location Map (Aerial Phot : Date: 11/92; Obtique Angie) GLENN LUKOS ASSOCIATES i/� IIIIII-- NM I— I N NM N 1 I I I N Planting area Boundary Photograph 1 San Joaquin Marsh mitigation site; looking southwest along site boundary Date October 28, 2005 Photographer: Alisa Flint Photograph 2 Photographer Alisa Flint San JoaquinMarsh mitigation site: looking southeast along site boundary Date, October 28, 2005 GLENN LUKOS ASSOCIATES '• . I s - • RE FRESHWATER MARSH MITGAT O EXHIBIT 3 SHEET Photograph 3 Photographer: Alisa Flint San Joaquin Marsh mitigation site: looking west across marsh Date October 28, 2005 Photograph 4 Photographer- Alisa Flint San Joaquin Marsh mitigation site, looking southeast across marsh Date. October 28, 2005 GLENN LUKOS ASSOCIATES EXHIBIT 3 SHEET 2 i Photograph 5 Photographer Alisa Flint San Joaquin Marsh mitigation site; from southeastern comer looking north- west across marsh Date. October 28, 2005 Photograph 6 Photographer. Alisa Flint San Joaquin Marsh mitigation site; Iron] access road looking northeast across marsh Date: October 28 2005 G LE N N LUKOS ASSOCIATES EXHIBIT 3 SHEET 3 Tenth Annual Monitoring Site Photographs 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 Photograph 7 Photographer: Alisa Flint San Joaquin Marsh mitigation site; from access roar' looking northwest across marsh Date. October 28, 2005 Photograph 8 San Joaquin Marsh mitigation site; from access road looking northwest - across marsh at willows Date: October 28, 2005 Photographer Alisa Flint GLENN LUKOS ASSOCIATES 0 F- 2 S to ce 2 ce H 2 u) W u_ U o 0 cG EXHIBIT 3 SHEET 4 Photograph 9 Photographer. Alisa Flint San Joaquin Marsh mitigation site; looking east along southern boundary Date October 28, 2005 Photograph 10 San Joaquin Marsh mitigation site: looking north lust in front of the willows Date October 28, 2005 Photographer: Aliso Flint GLEAN LUKOS ASSOCIATES EXHIBIT 3 SHEET 5 Photograph 11 Photographer: Alisa Flint San Joaquin Marsh mitigation site: looking east through muletat on western boundary Date: October 28, 2005 Photograph 12 San Joaquin Marsh mitigation site: from north western corner looking across marsh Date' October 28. 2005 Photographer. Alisa Flint GLENN LUKOS ASSOCIATES EXHIBIT 3 SHEET 6 • • Photograph 13 Photographer: Alisa Flint San Joaquin Marsh mitigation site: looking south across marsh at stand of willows on western boundary Date. October 28, 2005 Photograph 14 San Joaquin Marsh mitigation site; looking east along northern boundary Date October 28, 2005 Photographer: Alisa Flint GLENN LUKOS ASSOCIATES EXHIBIT 3 SHEET 7 LAcanon (1 y'pical) GLENN LUKOS ASSOCIATES I•'c lull rlofy Scivices 2444I Seas! i'anlc 1 niee • Stile 1(O • In]UI wT I OIC. Calionio 92653 I_i_pberw 014) 63/4P1O4 • Iacwaib (7I$) 837 5834 1; AS BUILT PLANTING PLANS FOR HOAG MEMORIAL HOSPITAL PRESBYTERIAN'S SAN JOAQUIN MARSH MITIGATION SITE AT UNIVERSITY OF CALIFORNIA IRVINE 0010-3SA±U RsvbtO - rego HAY '116 SHEET I OF I • • • Hoag Master Plan Project Amendment No. 744 • • EXHIBIT C HOAG MASTER PLAN PROJECT AMENDMENT NO. 744 MITIGATION MEASURES AS ADOPTED BY THE CITY OF NEWPORT BEACH MITIGATION MEASURE SUMMARY 1) Prior to the issuance of a grading permit, the Project Sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plans shall incorporate the recommendations of a soil engineer and an engineering geologist, subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans shall be fumished to the Building Department by the Project Sponsor. 2) Prior to. the issuance of a grading permit, the Project' Sponsor shall submit documentation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engineer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation. 3) Prior to the issuance of a grading permit, the Project Sponsor shall provide to the City of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineering. geologist. This report shall also identify construction excavation techniques which ensure no damage and minimize disturbance to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City of review and approval. 4) Prior to the completion of the final design phase, the Project Sponsor shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and -,gonstructed to the seismic standards applicable to hospital related strictures -and as . specified in the then current City adopted version of the Uniform Building Code. 5) Prior to the issuance of grading or building permits for each phase of development, the Building Department shall ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of - Master Plan and Environmental Impact Report, Hoag Memorial Hospital Presbyterian Campus, 301 Newport Boulevard, Newport, California" as prepared by LeRoy Crandall Associates, June 1989, and in the report prepared pursuant to Mitigation Measure 3, are followed. 6) Prior to the issuance of a grading permit, the Project Sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivity. This site evaluation shall be designed to address soils to at least the depth to which excavation is planned. At a minimum, at least one sample from each soil type should be evaluated. Approximate personnel protection shall be worn by field personnel during the field evaluation. In the event soils are found to be corrosive, the source and CADecuments and SettingslOwner\My Documents1Hoag MM List.doc C-1 Mitigation Measures Hoag Master Plan Project Amendment No. 744 extent of the corrosive soils shall be determined, and all buildings and infrastructure shall be designed to control the potential impact of corrosive soils over time. 7) Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall be undertaken, concluding with the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes that corrosive soils conditions could adversely impact normal construction materials or the materials used for the mitigation of subsurface gas conditions. For example, there are many elastomers and plastics, like PVC, which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. 8) Should the soil be identified as hazardous due to the severeness of their corrosivity (i.e., a pH less than 2.5), on -site remediation by neutralization shall be undertaken prior to construction. Appropriate regulatory agency approvals and permits shall also be obtained. 9) Prior to issuance of grading permits, the Project Sponsor shall ensure that a construction erosion• plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: • the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. • the use of sandbags to slow the velocity of or divert stormflows. • the limiting of grading to the non -rainy season. The project Sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. 10) Prior to the issuance of grading permits, the Project Sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides, and an irrigation system designed to minimize surface runoff and •A,; overwatering. This plan shall be reviewed by the Department of Pdres, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The Project Sponsor shall install landscaping in strict compliance with the approved plan. 11) The Project Sponsor shall continue the current practice of routine vacuuming of all existing parking lots and structures and shall also routinely vacuum all future parking lots and structures at current frequencies. Upon implementation of the County of Orange Storm Water Master Plan, routine vacuuming shall be done in accordance with the requirements specified in the plan. 12) Upon completion of final building construction plans, and prior to the issuance of a grading permit for each phase of development, the Project Sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shall submit a report to the City of Newport Beach Building and Department for approval, verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. A copy C:Wocuments and Settings\Owner My OocumentsWoag MM List.doe C-2 Mitigation Measures Hoag Master Plan Project Amendment No. 744 • • • of this report shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 13) Prior to the completion of final construction plans for each phase of Lower Campus development, the Project Sponsor shall submit•a comprehensive geotechnical/hydrologic study to the City of Newport Beach Building Department; which includes data on groundwater. This study shall also determine the necessity for a construction dewatering program and subdrain system. 14) Prior to the completion of final building construction plans for each phase of Lower Campus development, the Project Sponsor shall submit an application to the Regional Water Quality Control Board for an. NPDES permit if a construction dewatering or subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures. Also, if dewatering is required by RWQCB, the Program Sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Quality Control Board, Santa Ana Region. .The results of this testing wilt assist in determining the specifications for the NPDES permit. • The Project Sponsor shall strictly comply with all conditions of any NPDES Permit. • 15) Project Sponsor shall strictly comply with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. 16) The federal wetland regulations and requirements shall be reviewed by the City and the Project Sponsor at the time the proposed work is undertaken, and the project shall comply with all applicable laws concerning removal and mitigation of wetland at the time, as required by the U.S. Army Corps of Engineers and the Califomia Coastal Commission. If this review results in a finding by the Resources Agencies involved in the permit process that mitigation is required for impacts to the 1.07 acres of wetlands dominated by pampas grass, such mitigation will be accomplished as part of the mitigation required for impacts to sensitive wetland plant communities (Mitigation Measures 17 and 18). 17) The Project Sponsor shall prepare a comprehensive restoration and management plan for the wetland mitigation site as required by law. This plan will be submitted to the ':following agencies for their review and approval/concurrence prior tp issiiartce of grading and/or building permits for Master Plan development. • U.S. Army Corps of Engineers' • U.S. Fish and Wildlife Service' • Califomia Department of Fish and Game2 ' Under the existing regulations, the Corps and USFWS would be consulted as part of the Section 404 permitting process. However, if proposed changes to the regulations result in removal of the project site from Corps jurisdiction, these agencies would not be required to review the wetland mitigation site. 2 Regardless of other considerations, CDFG will review the -wetland mitigation plan for the City of Newport Beach a part of the Coastal Development Permit process; CDFG review would also be provided as part of a Streambed Alteration Agreement, if required. C:tDocuments and SettingstOwne My OocumentsWoag MM List.doc C-3 Mitigation Measures Hoag Master Plan Project Amendment No. 744 • City of Newport Beach 18) The resulting final mitigation plan shall be approved as part of the Coastal Development Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement, if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading and/or building permits for Master Plan development in any areas affecting wetlands. 19) The plan will be consistent with the following provisions: • The amount of new wetlands created under the mitigation plan shall be at least equal size to the area of sensitive wetland communities impacted by the project. • The wildlife habitat values in the newly created wetlands shall not be less than those lost as the result of removal of sensitive wetland communities impacted by the project. The wetlands created shall not decrease the habitat values of any area important to• maintenance of sensitive plant or wildlife populations. • The wetland mitigation planning effort will take into consideration creation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. • The plan will constitute an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guarantee wetland restoration in accordance with stated management objectives within a specified time frame. The plan shall describe the applicant's responsibilities for making any unforeseen repairs or modifications to the restoration plan in order to meet the stated objectives of the plan. 20) The following detailed information will be provided by the Project Sponsor in the final mitigation plan: • Diagrams drawn to scale showing any alternatives to natural landforms; • A list of plant species used; • The method of plant introduction (Le., seeding, natural succession, vegetative transplanting, etc.); and • Details of the short-term and long-term monitoring plans, including financing of the monitoring plans. 21) Prior to the issuance of a grading permit, an Orange County certified archaeologist shall be retained to, and shall, monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference, at which time monitoring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. C:VDowments and SettingstOwner\My Documenls\Hoag MM List.doc C-4 Mitigation Measures Hoag Master Plan Project Amendment No. 744 • • 22) Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. .The paleontologist shall be present at the pre -grading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. 23) The Project Sponsor shall construct, if feasible and by mutual agreement, and maintain a fence along the common property line west of Upper Campus. The proposed design of the fence shall be reviewed and approved by the City Engineering Department. . 24) The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of the Master Plan, adoption of the Planned • Community Development Plan and District Regulations, approval of a Development Agreement, approval of a zone change to Planned Community District, grading -permits, and building. permits for some facilities. The California Coastal .Development Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. 25) Subsequent to completion of Phase I of the project, the Project Sponsor shall conduct a Traffic Phasing Ordinance (TPO) analysis for Phase 11 and. III Master Plan development. The analysis shall identify potential intersection impacts, the proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of phase II or III construction. 26) Prior to issuance of building permits for Phase I of the project, the Project Sponsor shall conduct a project trip generation study which shall be reviewed and approved by the City Traffic Engineer. This study shall determine if the traffic to be generated by existing plus Phase I development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase I development will generate more than 1,338 PM peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to, at, or •below'`1;338. 27) Subsequent to completion of Phase I Master Plan development, the Project Sponsor shall conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases II and III) will exceed 1,856 PM peak hour trips when added to the trips generated by the existing (including Phase I) Hoag Hospital development. This study shall be conducted prior to the issuance of any grading or building permits for Phase II or III development. 28) The Project Sponsor shall continue to comply with all applicable regulations adopted by the Southern California Air Quality Management District that pertain to trip reductions such as Regulation 15. 29) The project shall comply with the City of Newport Beach Transportation Demand Management Ordinance approved by the City Council pursuant to the County's Congestion Management Plan. C:Wocuments and SettingstOwnertMy DocumentslHoag MM List.doc C-5 Mitigation Measures Hoag Master Plan Project Amendment No. 744 30) In Order to ensure accessibility to the available transit services for employees, visitors and patrons of the Hospital, the following transit amenities shall be incorporated into the Master Plan project: Bus turnouts shall be installed if, and as required, by the City Traffic Engineer at all current bus stop locations adjacent to the project site. Bus turnouts shall be installed in accordance with standard design guidelines as indicated in OCTD's Design Guidelines for Bus Facilities. 31) Prior to issuance of a grading permit for any of the proposed Master Plan facilities, the Project Sponsor shall implement a pilot program approved by the City Traffic Engineer that monitors and manages usage of the Upper and Lower Campus service roads during non -working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e., 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by hospital employees, physicians, patients and visitors during non -working hours, and other methods by which to restrict use. The hospital shall also request that vendors not deliver (i.e., scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The. results of this program shall be submitted to the City for review prior to issuance of the grading permit. If the results indicate that such controls do not significantly impact the operations of the hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures would be investigated at the time to reduce service road impacts to the adjacent residential units. 32) Prior to issuance of approvals for development phases subsequent to Phase !, the applicant shall submit to the City Traffic Engineer for his/her review and approval, a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data for the proposed parking rates. 33) Prior to issuance of precise grading permits for the phase Master Plan development that includes new, or modifications to existing, internal roadways (other than service roads), the Project Sponsor will prepare an internal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilities ingress and egress to the -site. All feasible measures identified in this study shall be incorporated into the site plan. 34) Depending on actual site buildout, intersection improvements may be required at the Hospital Road (Upper Campus access) Placentia Avenue Intersection and at the WCH (Lower Campus access) intersection. The need for these improvements shall be accessed during subsequent traffic studies to be conducted in association with Mitigation Measure 25. 35) As each phase of the Master Plan is constructed, the Project Sponsor shall provide each new employee a packet outlining the available ridesharing services and programs and the number of the Transportation Coordinator. All new employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital, as required by Regulation XV. 36) Prior to the issuance of grading permits for each phase of development, the Project Sponsor shall provide evidence for verification by the Planning Department that the C:1Documents and SettingsWwnerMy Documents\Hoag MM List.doc C-6 Mitigation Measures 'Hoag Master Plan Project Amendment No. 744 • • • 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. If the new emissions, when added to existing project emissions could result in impacts not previously considered or significantly change the land use impact, appropriate CEQA documentation shall be prepared prior to issuance of any permits for that phase of development. Each subsequent air quality analysis shall be reviewed and approved by the SCAQMD. 37) Prior to the issuance of grading and building permits for each phase of development, the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design. 38) Prior to the issuance of grading and budding permits for each phase of 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 outlines 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 locate 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 demands warrants. c. A minimum of one shower and two lockers shall be provided. d. Information of transportation altematives 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 facilitieAhall incorporate provisions for access and parking of vanpool vehicles. 9• Bus stop improvements shall be required for developments located along arterials where public transit exists or is anticipatadto exist within five years. The exact number of each of the above facilities within each phase of the Master Plan shall be determined by the City during review of grading and building permit applications for each phase. The types and numbers of facilities required of each phase will reflect the content of the Ordinance at the time that a permit application is deemed complete by the Planning Department. 39) If noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL, the Project Sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall, berm, of combination wall/berm) is the most common was of alleviating traffic noise impacts. 40) Prior to occupancy of Master Plan facilities, interior noise levels shall be monitored to ensure that on -site interior noise levels are below 45 CNEL. If levels exceed 45 CNEL, CADocurnentsand settingslOwnertMy DocumentslHoag MM List.doc C-7 Mitigation Measures Hoag Master Plan Project Amendment No. 744 mitigation such as window modifications shall be implemented to reduce noise to acceptable levels. 41) Prior to issuance of a grading and/or building permit, the Project Sponsor shall demonstrate to the City that existing noise levels associated with the on -site exhaust fan are mitigated to acceptable levels. Similarly, the Project Sponsor shall demonstrate to the satisfaction of the Building Department that all noise levels generated by new mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards. 42) The City of Newport Beach shall send a letter to each emergency vehicle company that delivers patients to Hoag Hospital requesting that, upon entrance to either the Upper or Lower Campus, emergency vehicles turn off their sirens to help minimize noise impacts to adjacent residents. Hoag Hospital will provide the City with a list of all emergency vehicle companies that deliver to Hoag Hospital. 43) Prior to issuance of grading permits, the Project Sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement within the overall Master Plan. This plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches, and Recreation Department and approval by the Planning Department and Public Works - Department. 44) Prior to issuance of a building permit, the Project Sponsor shall submit plans to, and obtain the approval of plans from, the City Planning Department which detail the lighting system for all buildings and window systems for buildings on the westem side of the Upper Campus. The systems shall be designed and maintained in such a manner as to conceal light sources and to minimize light spillage and glare to the adjacent residential areas. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that, in his or her opinion, these requirements have been met. 45) 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. 46) Prior to issuance of building permits, the Project' S.porisor shall submit plans which illustrate that major mechanical equipment will not be located on the rooftop of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with building materials. 47) Prior to issuance of building or grading permits, the Project Sponsor shall make an irrevocable offer to dedicate and grade the proposed linear and consolidated view park as identified in the project description (Figure 3.2.1). The Project Sponsor will dedicate land for a 0.28 acre consolidated view park and a 0.52 acre linear view park. 48) Prior to issuance of a building permit for any Lower Campus structure, the Project Sponsor shall prepare a study of each proposed building project to assure conformance with the EIR view impact analysis and the PCDP and District Regulations, to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan C:1Documents and Settings'OwnerlMy DacurnentsWoag MM Ust.doc C-8 Mitigation Measures Hoag Master Plan Project Amendment No. 744 development. This analysis shall be submitted to and approved by the City Planning Department. 49) In the event that hazardous waste is discovered during site preparation or construction, the Project Sponsor shall ensure that the identified hazardous waste and/or hazardous materials are handled and disposed in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5), standards established by the California Department of Health Services, Office of Statewide Health Planning and Development, and according to the requirements of the California Administrative Code, Title 30, Chapter 22. 50) Prior to construction of structures over or near the Wilshire oil well, Project Sponsor shall ensure that the Wilshire oil well, or any abandoned, unrecorded' well or pressure relief well, is reabandoned to the current standards. Abandonment plans will be submitted to the State Division of Oil and Gas (DOG) for approval prior to the abandonment procedures. The City's building official shall be notified that the reabandonment was carried out according to DOG procedures. 51) To further determine the source of the gas on the Lower Campus site, prior to issuance -of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples* to samples taken from the Hoag gas collection wells prior to site grading and construction. 52) A soil gas sampling and monitoring program shall include methane and hydrogen sulfide levels. Samples shall be taken just below the depth of actual disturbance. (The individuals(s) performing this initial study may be at risk of exposure to significant- and possibly lethal- doses of hydrogen sulfide, and shall be appropriately protected as required.) 53) A site safety plan shall be developed that addresses the risks associated with exposures to methane and hydrogen sulfide. Each individual taking part in the sampling and monitoring program shall receive training on the potential hazards and on proper personal protective equipment. This training shall be at least at the level required by CFR 2910.120. 54) If the analysis of the initial soil gas samples show unacceptable levels of hazardous constituents that have the potential to pose a health riskturing construction activities, additional gas collection wells shall be drilled to contain and -collect the gas. 55) Continuous monitoring for methane and hydrogen sulfide 56) A study of other hazardous constituents that may be present in quantities that pose a health risk to exposed individuals shall be prepared and evaluated prior to the initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. 57) A study shall be conducted that characterizes the wells, the influent gas, and the effluent of the flare. This study shall characterize the gas over a period of time, to allow for potential fluctuations in concentration and rate. 58) A scrubber system shall be required to reduce the concentration of hydrogen sulfide in the influent gas. C:10oeuments and Settings%OwnertMy OocumentaHoag MM Listdoc C-9 Mitigation Measures Hoag Master Plan Project Amendment No. 744 59) In the event additional gases are to be collected from newly constructed collection wells as part of a measure to reduce exposures during construction, an evaluation of the capacity and efficiency of the present flare system shall be conducted prior to connecting any new sources. 60) An automatic re -light system shall be installed on the flare system to reduce the risk of a potential release of high concentration of hydrogen sulfide. The system shall be designed with an alarm system that notifies a remote location which is manner 24 hours per day. 61) A continuous hydrogen sulfide monitor that would give warning of a leak of concentrations in excess of acceptable levels shall be installed in the vicinity of the flare. 62) A.study of the concentration of potential hazardous constituents shall be conducted prior to initiation of the project to characterize the wastewater and any risk it may pose to human health prior to development. A stormwater pollution prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for Storm Water Discharges Associated -with Construction Activity and . shall comply with all the provisions of the permit, _including, but not limited to, the development of the SWPPP, the development and implementation of Best Management Practices, implementation of erosion control measures, the monitoring program requirements, and post construction monitoring of the system. 63) Soil samples shall be collected from the appropriate locations at the site and analyzed for BTEX and priority pollutants; if the soils are found to contain unacceptable levels of hazardous constituents, appropriate mitigation will be required, including a complete characterization of both the vertical and horizontal extent of the contamination, and a remedial action plan shall be completed and approved by the California Regional Water Quality Control Board. The project Sponsor must demonstrate to the City of Newport Beach compliance with this measure prior to issuance of any permits for Phase I construction activities. 64) Prior to the issuance of grading of building permits, the Project Sponsor shall evaluate all existing vent systems located on the lower campus and submit this data to the City Building and Fire Departments, the State Department of Conservation„ Division of Oil and Gas, and the Southern California Air Quality Management District for comment. Additionally, any proposed new passive vents shall be -evaluated by these agencies prior to the issuance of grading or building permits. If the vents are emitting detectable levels of hydrogen sulfide and/or toxins, the emitted gases must be treated prior to discharge in a manner acceptable to these agencies. 65) If required by the Southern California Air Quality Air Management District, an air dispersion model shall be required in order to predict the cumulative effects of the emissions. Compliance with any additional requirements of the AQMD shall be verified through a compliance review by the district with written verification received by the Newport Beach Building Department. 66) Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department City of Newport Beach, demonstrating that continuous hyd rogen sulfide monitoring equipment with • alarms to a manner remote location have been provided in building designs. This monitoring equipment must be the best available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. C:1Documents and Settings1OwneAMy DacumentslHoag MM List4oc C-1 0 Mitigation Measures • • • Hoag Master. Plan Project Amendment No. 744 67) Prior to issuance of a grading permit, the Project Sponsor shall ensure that the inferred fault traversing the site is trenched and monitored for gas prior to site grading and construction. If gas monitoring indicates a potential risk during grading, additional gas collection wells will be drilled to collect and contain the gas. 68) Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower. Campus are designed for protection from gas accumulation and seepage based on the recommendations of a geotechnical engineer. 69) Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be . permanently completed and put into the existing as collection system. 70) Project Sponsor shall submit plans to the Grading Engineer, City of _Newport Beach, indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the foundation. Riser type vents will be attached to light standards and building high points. Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geotechnical firm shall be retained to design such systems. 71) Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All material of construction including the PVC piping and the ground lining must be evaluated for compatibility wit the existing environmental conditions of the soils and/or potential gases. 72) Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane gas sensors. Such sensors will be installed in areas of likely accumulation; scoh as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can' be tied into fire alarm systems for 24 hour surveillance. 73) To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the build's central air condition system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). 74) During construction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally, construction contractors shall be required to have a health and safety plan that includes procedures for worker/site safety for methane. If dangerous levels of methane are discovered, construction in the vicinity shall stop, the City of Newport Beach Fire Department shall be notified and appropriate procedures followed in order to contain the methane to acceptable and safe levels. C:tDocuments and SettingstOwnerlMy OocumentslHoag MM List.doe C-11 Mitigation Measures . Hoag Master Plan Project Amendment No. 744 75) The project Sponsor may remove the flare system, contain the gas and utilize the gas for Lower Campus facilities. During the containment process and removal of the flare the Project Sponsor shall ensure that methane levels are monitored throughout the project area to ensure that his transition does not create an upset in methane levels or create odors or risk explosion. 76) Prior to development on the Lower Campus, the Project Sponsor shall submit to the City of Newport Beach within one year of May, 1992, plans to install a scrubber system to remove hydrogen sulfide from the influent as to the flare. The design amd construction of the system should be in accordance with the Best Available Control Technologies, and must be in compliance with SCAQMD (District) Regulation XIII, emission offsets and New Source Review. 77) As required by the District, the Project Sponsor shall develop a sampling and analysis protocol for District approval to evaluate the impact the existing and post -scrubber emissions will have on the ambient air quality and on possible.receptor populations. The required evaluation shall include analysis for criteria and toxic pollutants, and evaluation of the potential risk associated with the emission of these pollutants (Rule 1401). Included in the plans for the design of the scrubber system. should be a make-up gas source. 78) The plans for the design of the new system will include a calibration and maintenance plan for all equipment, if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. 79) The Project Sponsor shall submit plans to the City of Newport Beach Building Department that demonstrate that the flare operation will be shut down within four years of August, 1992. The project sponsor must prepare and obtain approval from the SCAQMD to implement a sampling and analysis protocol for evaluation of the existing emissions from the flare after scrubbing (Mitigation Measures 75 & 76), and the effect of flare shutdown on ambient air quality. The methane gas source should be used, if engineering design allows, as a supplemental source of fuel for the Hospital's boilers. If the gas is not usable, the flare shall be relocated. 80) The plans for the design of the new system will include a calibration and maintenance plan for all equipment, and if required by" the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluation enclosing or placing new equipment underground. 81) Prior to installation of the scrubber system, the Project Sponsor shall develop a protocol for a study to evaluate the integrity of the control equipment and piping. The project Sponsor must obtain agreement from the District on the protocol prior to initiating the study. 82) Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. 83) Before the issuance of building permits, the Project Sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous Material and Waste • • • C:\Documerns and SettingslOwner\My Dacuments\Hoag MM List.dac C-12 Mitigation Measures Hoag Master Plan Protect Amendment No. 744 Management Plan and its infectious Control Manual have been modified to include procedures to minimize the potential impacts of emissions from the handling, storage, hauling and destruction of these materials, and that the Project Sponsor has submitted the modified plans to the City of Newport Beach, Fire Prevention Department, and the Orange County Health Care Agency, as required by the Infections Waste Act and AB2185/2187.. 84) Project Sponsor shall continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as comply with all new regulations enacted between now and completion of the proposed Master Plan. 85) To the satisfaction of the City building official, the Project Sponsor shall expand existing hazardous infectious, radiological disposal facilities to add additional storage areas as necessary to accommodate the additional waste to be generated by the expanded facilities. 86) The Project Sponsor shall provide evidence to the Planning Director that measures to ensure implementation and continue compliance with. all applicable SCAQMD Air Toxic' Rules, specifically Rules 1401, 1403, 1405 and 1415. are being carried out. 87)• The Project Sponsor shall submit plans to the City Building Department verifying that all roadways associated with the development of the Master Plan will be paved early in the project, as a part of Phase I Master Plan development construction activities. 88) The Project Sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures, which may include: High efficiency cooling/absorption units Thermal storage and ceramic cooling towers Cogeneration capabilities High efficiency water heaters Energy efficient glazing systems Appropriate off -hour heating/cooling/lighting controls Time clocks and photovoltaic cells for lighting controls Efficient insulation systems Light colored roof and building exteriors PL lighting and fluorescent lighting syterns Motion detector lighting controls Natural interior lighting - skylights, clerestories C:tDoc ments and SettingslownerMy DocumentsWoag MM List.doc G13 Mitigation Measures Hoag Master Plan Project Amendment No. 744 Solar orientation, earth berming and landscaping 89) The Project Sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible. 90) In conjunction with the Critical Care Surgery addition, he Project Sponsor will place the overhead power lines located west of the Upper Campus underground if feasible. 91) Prior to the issuance of grading permits, emergency fire access to the site shall be approved by the City Public Works and Fire Department. 92) Prior to the issuance of building permits, the Project Sponsor shall demonstrate that final design of the project shall provide for the incorporation of water -saving devices for project lavatories and other water -using facilities. The Project Sponsor will also comply with any other City adopted water'conseivation policies. 93) Prior to issuance of grading permits, a master plan of water and sewer facilities shall be prepared for the site. The Project Sponsor shall verify the adequacy of existing water and sewer facilities and construct any modifications or facilities necessitated by the proposed project development. . 94) Prior to the issuance of building permits, the Project Sponsor shall demonstrate, to the satisfaction of the City Fire Department, that all buildings shall be equipped with fire suppression systems. 95) Prior to issuance of building permits, the Project Sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding the project site shall be designated as fire lanes, and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. 96) Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that the thermal integrity of new buildings is improved with automated time clocks or occupant sensors to reduce the thermal load. 97) Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that window glazing, wall insulation and L.efficient ventilation methods have been incorporated into building designs. 98) Prior to issuance of a building permit, the Project Sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water heater, coking equipment, refrigerators, furnaces and boiler units. 99) Prior to issuance of a building permit, the Project Sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. 100) The Project Sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported off site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. 101) In conjunction with the application for a grading permit, the Project Sponsor shall submit a construction phasing and traffic control plan or each phase of development. This plan • • CADoa rents and SettingslO merlMy DocumentslHoag MM list.doc C-14 Mitigation Measures Hoag Master Plan Project Amendment No. 744 would identify the estimated number of truck trips and measures to assist truck trips and truck movement in and out of the local street system (i.e., flagmen,_ signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak hours, extending the construction period and reducing the number of pieces of equipment used simultaneously. The plan will be reviewed and approved by the City Traffic Engineer prior to issuance of the grading permit. 102) The Project Sponsor shall ensure that all haul routes for import of export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such routes shall be included in the above construction traffic plan. 103) The Project Sponsor shall provide advance Written' notice of temporary traffic disruptions to affected areas business and the public. This notice shall be provided at least two weeks prior to disruptions. . 104) The Project Sponsor shall ensure that constructions activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited between June 1 and September 1 to *avoid traffic conflicts with beach and tourist traffic. At all other times, such activities shall be limited to 25 truck (Le., multiple axle vehicle) trips per hour unless otherwise approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be applied if traffic congestion problems arise. 105) The Project Sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. 106). Project Sponsor shall ensure that all project related grading shall be performed in accordance with the City of Newport Beach Grading Ordinance which contains procedures and requirements relative to dust control, erosion and siltation control, noise, and other grading related activities. 107) Prior to issuance of grading permits, the Project Sponsor shall demonstrate compliance with SCAQMD Rule 403 which will require watering during the morning and evening prior to or after earth moving operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAQMD approved chemical stabilizers should be spread on construction sites or unpaved areas. Additional measures to:control fugitive dust include street sweeping of roads used by construction vehicles, reduction of speeds on all unpaved roads to 15 mites per hour, suspension of operations during first and second stage smog alerts, and wheel washing before construction vehicles leave the site. 108) Prior to issuance of any grading and building permit, the Project Sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing and transit incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. 109) Prior to issuance of a grading permit for each phase of construction the Project Sponsor shall submit an analysis to the City Building Department that documents the criteria emissions factors for all stationary equipment to be used during that phase of construction. The analysis shall utilize emission factors contained in the applicable SCAQMD Handbook. The analysis shall also be submitted to the City of Newport Beach Planning Department for review and approval. C:1Documents and Settings OwnertMy DocumentslHoag MM List.doc C-15 Mitigation Measures Hoag Master Plan Project Amendment No. 744 110) The Project Sponsor shall ensure that low emission mobile and stationary equipment is utilized during construction, and low sulfer fuel is utilized in stationary equipment, when available. Evidence of this fact shall be provided to the City of Newport Breach prior to issuance of any grading or building permit. 111) The Project Sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained mufflers and kept in proper tune. 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. 113) Subsequent to the approval of this Agreement by the Coastal Commission and the expiration of any statute of limitation for filing a legal challenge to this Agreement, the Master Plan, or the EIR, Hoag shall deposit Two Hundred and Fifty Thousand Dollars ($250.000) in an account, and at a financial institution, acceptable to City. The account shall be in the name of the City provided, however, Hoag shall have the right to access the funds in the event, but only to the extent that, Hoag constructs or installs the improvements described in (i) or (ii). Funds in the account shall be applied to the following projects (in order of priority upon notice to proceed served by City on Hoag). (i ) The construction of a sidewalk and installation of landscaping in the CalTrans right-of-way along the west side of Newport Boulevard southerly of Hospital Road; ( 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. 114) Rooftop mechanical equipment screening on the emergency room expansion shall not extend closer than fifteen feet from the west edge of the structure and no closer than ten feet from the edge of the structure on any other side. 115) Noise from the emergency room expansion rooftop mechanical equipment shall not exceed 55 dBA at the property line. 116) The Project Sponsor shall pay 75% of the cost of planting thirty 24-inch ficus trees (or the equivalent) in the berm between the service road and Villa Balboa southerly of the tennis courts. Planting shall occur on Villa Balboa property 117) Use of the heliport/helipad shall be limited to emergency medical purposes or the transportation of critically ill patients in immediate need of medical care not available at Hoag Hospital. Helicopters shall, to the extent feasible, arrive at, and depart from the helipad, from the northeast, mitigate noise impacts on residential units to the west and south. CADocuments rents and SedingslOwnesMdy Documents\Hoag MM Listdoc C-16 Mitigation Measures Hoag Master Plan Project Amendment No. 744 118) For any building subject to the issuance of the building permit' by the Office of the State Architect, Hoag Hospital shall submit to the State Architect a • letter from the City of Newport Beach indicating that review of the construction plans has been completed and that the plans are in compliance with all City requirements. 119) Non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of the sevice/access road shall be operated only between the hours of 7:00 a.m. and 7:00 p.m. daily. 120) Within one year from the date of final approval of the Planned Community District Regulations and development Plan by the Califomia Coastal Commission, as an interim measure, the Project Sponsor shall -implement an acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area. The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. - Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study. shall. be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implications of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter20.81 of the Newport Beach Municipal Code. 121) Prior to issuance of a grading permit for each individual phase of development (i.e., I, II or 111) the Project Sponsor shall conduct a CO hot spot analysis for the subject phase of development. This analysis shall utilize the EMFAC7EP emission factor program for the buildout year of the subject phase of development and the CALINE4 CO hot spot model or the model recommended for such analysis at that time. The results of this analysis shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project buildout CO analysis. 122) The methane gas facility and all building on the lower campus shall be subject to all laws and regulations applicable, including, but not limited to, the Federal Regulation contained in 29 CFR 1910 , the State Health and Safety Code, Division 20, Chapter 6.9o5, and the regulations of OSHA and the National Fire Protection Association. Prior to the issuance of building permits on the lower campus, the Project Sponsor shall submit, to the Newport Beach Fire Department a compliance review report of all the above referenced laws and regulations. 123) The design of the critical care/surgery addition shall incorporate screening devices for the windows which face the Villa Balboa area for the purpose of providing privacy for residents, so long as these screening devices can be designed to meet the Hospital Building Code requirements regarding the provision of natural light to the facility. C:\Docum nts and Settings \Owne?My DocumentsWoag MM List.doc C-17 Mitigation Measures Hoag Memorial Hospital Presbyterian Lower Campus Site Development Mitigation Measures Matrix April 2, 2008 Mitigation Measure Applies Hoag Memorial Hospital Presbyterian Lower Campus Site Development* Mitigation Measures Matrix April 2, 2008 Mitigation Status Measure Applies Status MM 1 X Complete MM 36 X Complete MM 2 X Complete MM 37 X Complete MM 3 X Complete MM 38 N/A MM 4 X Complete MM 39 N/A MM 5 N/A MM 40 N/A MM 6 X Complete MM 41 X Complete MM 7 X Complete MM 42 AMR MM 8 X Complete MM 43 X Complete MM 9 X Complete MM 44 N/A MM 10 X Complete MM 45 N/A MM 11 AMR MM 46 N/A MM 12 X Complete MM 47 X Complete MM 13 X Complete MM 48 N/A MM 14 X Complete MM 49 X Complete MM 15 X AMR MM 50 X Complete MM 16 X Complete MM 51 X Complete MM 17 X Complete MM 52 X Complete MM 18 X Complete MM 53 X Complete MM 19 X Complete MM 54 X Complete MM 20 X Complete MM 55 X Complete MM 21 X Complete MM 56 X Complete MM 22 X Complete MM 57 X Complete MM 23 X Complete MM 58 X Complete MM 24 X Complete MM 59 N/A MM 25 One -Time Compliance MM 60 X Complete MM 26 X Complete MM 61 X Complete MM 27 X One -Time Compliance MM 62 X Complete MM 28 AMR MM 63 X Complete MM 29 AMR MM 64 X Complete MM 30 N/A MM 65 X Complete MM 31 AMR MM 66 N/A MM 32 One -Time Compliance MM 67 X Complete MM 33 X Complete MM 68 N/A MM 34 N/A MM 69 N/A MM 35 AMR MM 70 N/A • • • Hoag Memorial Hospital Presbyterian Lower Campus Site Development Mitigation Measures Matrix * April 2, 2008 Mitigation Mitigation Measure Applies Status Measure Applies Status MM 71 N/A MM 98 N/A MM 72 N/A MM 99 N/A MM 73 N/A MM 100 X Complete MM 74 X Complete MM 101 X Complete MM 75 X Complete MM 102 X Complete MM 76 X Complete MM 103 X Complete MM 77 X Complete MM 104 X Complete MM 78 X Complete MM 105 X Complete MM 79 X Complete MM 106 X Complete MM 80 X Complete MM 107 X Complete MM 81 X Complete MM 108 X Complete MM 82 X Complete MM 109 X Complete MM 83 N/A MM 110 X Complete MM 84 AMR MM 111 X Complete MM 85 N/A MM 112 X Complete MM 86 N/A MM 113 X Complete MM 87 N/A MM 114 X Complete MM 88 N/A MM 115 X Complete MM 89 N/A MM 116 X Complete MM 90 X Complete MM 117 AMR MM 91 X Complete MM 118 N/A MM 92 N/A MM 119 AMR MM 93 X Complete MM 120 N/A MM 94 N/A MM 121 X Complete MM 95 X Complete MM 122 N/A MM 96 N/A MM 123 N/A MM 97 N/A * Site Development includes the following components: grading and export operations; construction of the retaining wall on Lower Campus between the Cogeneration Plant and the Cancer Center; extension of required utilities for future Lower Campus development; preparation of a building pad for the new Child Care Center; as well as landscaping and lighting improvements. AMR is Annual Monitoring Report. Measure required to be fulfilled in conjunction with Development Agreement Annual Review. The City of Newport Beach approved a Grading Permit on April 13, 2006 (Permit No. G2005-0118). A Precise Grading Permit for the Child Care Center was approved on February 20, 2007 (Permit No. X2007-0361). Page 2 Hoag Memorial Hospital Presbyterian Lower Campus Site Development Mitigation Measures Applicability Matrix Dated November 4, 2004 Approved by. the Planning Department November 30, 2004 • • Hoag Memorial Hospital Presbyterian Lower Campus Site Development* Mitigation Measures Applicability Matrix November 4, 2004 Approved by Planning Department: November 30, 2004 Mitigation Mitigation Measure Applies N/A** Measure Applies N/A** MM 1 X MM 36 N/A MM 2 X • • MM 37 N/A MM3 X MM38 N/A MM4 X MM39 N/A MM 5 N/A MM 40 N/A MM 6 X MM 41 Complete MM 7 X MM 42 AMR MM8 ' X MM43 X MM 9 X MM 44 N/A MM 10 X • MM 45 N/A MM 11 AMR MM 46 N/A MM 12 X MM 47 Complete MM 13 X MM 48 N/A MM 14 X MM 49 X MM 15 N/A MM 50 • Complete Complete M1VI 16 Complete MM 51 MM 17 Complete MM 52 X MM 18 Complete MM 53 X MM 19 Complete MM 54 X MM 20 Complete MM 55 X MM 21 X MM 56 X MM 22 X MM 57 Complete Complete MM 23 Complete MM 58 MM 24 X MM 59 X MM 25 N/A MM 60 Complete MM 26 Complete MM 61 _ Complete MM 27 Complete MM 62 X MM 28 AMR MM 63 . . - X MM 29 AMR MM 64 X MM 30 N/A MM 65 Complete MM 31 AMR MM 66 N/A MM 32 . N/A MM 67 Complete MM 33 X MM 68 N/A MM 34 N/A MM 69 N/A MM 35 AMR MM 70 N/A Hoag Memorial Hospital Presbyterian Lower Campus Site Development Mitigation Measures Applicability Matrix, Continued* November 4, 2004 Approved by Planning Department: November 30, 2004 Mitigation Mitigation Measure Applies N/A Measure Applies N/A MM 71 N/A MM 98 N/A MM 72 N/A MM 99 N/A MM 73 N/A MM 100 X MM 74 X MM 101 X MM 75 Complete MM 102 X MM 76 Complete MM 103 X MM 77 Complete MM 104 X MM 78 Complete MM 105 X MM 79 Complete MM 106 X MM 80 Complete MM 107 X MM 81 • Complete MM 108 X MM 82 X MM 109 X MM 83 N/A MM 110 X MM 84 AMR MM 111 X MM 85 N/A MM 112 X MM 86 N/A MM 113 Complete Complete Complete MM 87 X MM 114 MM 88 N/A MM 115 MM 89 N/A MM 116 Complete AMR MM 90 Complete MM 117 MM 91 X MM 118 N/A MM 92 N/A MM 119 AMR MM 93 X MM 120 N/A MM 94 N/A MM 121 X MM 95 X MM 122 N/A MM 96 N/A MM 123 N/A MM 97 N/A * Site Development includes the following components: Grading and export operations; construction of retaining wall on Lower Campus between Cogeneration Plant and Cancer Center, extension of required utilities for future Lower Campus development and demolition of the existing Child Care Center ** AMR = Annual Monitoring Report. Measure required to be fulfilled in conjunction with Development Agreement annual review Page 2 Hoag Memorial Hospital Presbyterian Child Care Center Relocation Mitigation Measures Matrix April 2, 2008 .� Hoag Memorial Hospital Presbyterian Child Care Center Relocation* Mitigation Measures Matrix April 2, 2008 Mitigation Mitigation Measure Applies Status Measure Applies Status MM 1 N/A MM 36 X Complete MM 2 N/A MM 37 X Complete MM 3 N/A MM 38 X Complete MM 4 N/A MM 39 X Complete MM 5 N/A MM 40 X Due at Cof O MM 6 X Complete MM 41 X Complete MM 7 X Complete MM 42 AMR MM 8 N/A MM 43 X Complete MM 9 N/A MM 44 N/A MM 10 X Complete MM 45 X Complete MM 11 AMR MM 46 X Complete MM 12 N/A MM 47 X Complete MM 13 X Complete MM 48 X Complete MM 14 X Complete MM 49 X Complete MM 15 X AMR MM 50 X Complete MM 16 X Complete MM 51 X Complete MM 17 X Complete MM 52 N/A MM 18 X Complete MM 53 N/A MM 19 X Complete MM 54 N/A MM 20 X Complete MM 55 N/A MM 21 N/A MM 56 N/A MM 22 N/A MM 57 X Complete MM 23 X Complete MM 58 X Complete MM 24 X Complete MM 59 N/A MM 25 X One -Time Compliance MM 60 X Complete MM 26 X Complete MM 61 X Complete MM 27 X One -Time Compliance MM 62 X Complete MM 28 AMR MM 63 N/A MM 29 AMR MM 64 N/A MM 30 N/A MM 65 X Complete MM 31 AMR MM 66 X Complete MM 32 X One -Time Compliance MM 67 X Complete MM 33 N/A MM 68 X Complete MM 34 N/A MM 69 X Complete MM 35 AMR MM 70 X Complete Hoag Memorial Hospital Presbyterian Child Care Center Relocation Mitigation Measures Matrix April 2, 2008 Mitigation Mitigation Measure Applies Status Measure Applies Status MM 71 X Complete MM 98 X Complete MM 72 X Complete MM 99 X Not Feasible MM 73 X Complete MM 100 N/A MM 74 X Complete MM 101 X Complete MM 75 X Complete MM 102 X Complete MM 76 X Complete MM 103 X Complete MM 77 X Complete MM 104 X Complied per Site Development MM 78 X Complete MM 105 X Complete MM 79 X Complete MM 106 N/A MM 80 X Complete MM 107 X Complied per Site Development MM 81 X Complete MM 108 X Complete MM 82 X Complete MM 109 X Complete MM 83 X Complete MM 110 X Complete MM 84 AMR MM 111 X Complete MM 85 N/A MM 112 X Complete MM 86 X Complete MM 113 X Complete 111 MM 87 N/A MM 114 X Complete MM 88 X Complete MM 115 X Complete MM 89 X Complete MM 116 X Complete MM 90 X Complete MM 117 AMR MM 91 X Complete MM 118 N/A MM 92 X Complete MM 119 AMR MM 93 X Complete MM 120 N/A MM 94 X Complete MM 121 N/A MM 95 X Complete MM 122 X Complete MM 96 X Complete MM 123 N/A MM 97 X Complete * Grading and site preparation work for new Child Care Center to be completed as part of Site Development project. AMR is Annual Monitoring Report. Measure required to be fulfilled in conjunction with Development Agreement Annual Review. The City of Newport Beach approved a Grading Permit on April 13, 2006 (Permit No. G2005-0118). A Precise Grading Permit for the Child Care Center was approved on February 20, 2007 (Permit No. X2007- 0361). • Page 2 Hoag Memorial Hospital Presbyterian Child Care Relocation Mitigation Measures Applicability Matrix Dated November 4, 2004 Approved by the Planning Department November 30, 2004 • • • Hoag Memorial Hospital Presbyterian Child Care Relocation* Mitigation Measures Applicability Matrix November 4, 2004 Approved by Planning Department: November 30, 2004 Mitigation Mitigation Measure Applies - N/A Measure Applies N/A MM 1 N/A MM 36 X MM2 N/A MM37 X MM3 • N/A MM38 X MM 4 N/A MM 39 X • MM 5 N/A MM 40 X • MM 6 N/A MM 4.1 Complete MM 7 X MM 42 AMR MM 8 N/A MM 43 X MM 9 N/A MM 44 N/A MM 10 X MM 45 X MM 11 AMR MM 46 X MM 12 • N/A MM 47 Complete MM 13 X MM 48 X MM 14 X MM 49 X MM 15 X MM 50 Complete MM 16 Complete MM 51 - Complete MM 17 Complete MM 52 N/A MM 18 Complete MM 53 X MM 19 Complete MM 54 N/A MM 20 Complete MM 55 N/A MM 21 N/A MM 56 N/A MM 22 N/A MM 57 Complete Complete N/A MM 23 Complete MM 58 MM 24 X MM 59 MM 25 Complete ' MM 60 Complete MM 26 Complete MM 61 Complete MM 27 Complete MM 62 X MM 28 AMR MM 63 N/A MM 29 AMR MM 64 N/A MM 30 N/A MM 65 • Complete MM 31 • AMR MM 66 X MM 32 Complete MM 67 Complete MM33 N/A MM68 X MM 34 N/A MM 69 X MM 35 AMR MM 70 X Hoag Memorial Hospital Presbyterian Child Care Relocation Mitigation Measures Applicability Matrix, Continued November 4, 2004 Approved by Planning Department: November 30, 2004 Mitigation Mitigation Measure Applies N/A Measure Applies N/A MM71 X MM98 X MM72 X MM99 X MM 73 X MM 100 N/A MM 74 X MM 101 X MM 75 Complete MM 102 X MM 76 Complete MM 103 X MM 77 Complete MM 104 X MM 78 Complete MM 105 X MM 79 Complete MM 106 N/A MM 80 Complete MM 107 X MM 81 Complete MM 108 X MM 82 X MM 109 X MM 83 X MM 110 X MM 84 AMR MM111 X MM 85 X MM 112 X MM 86 X MM 113 Complete Complete Complete Complete AMR MM 87 N/A MM 114 MM 88 X MM 115 MM 89 X MM 116 MM 90 Complete MM 117 MM 91 X MM 118 N/A MM 92 X MM 119 AMR MM 93 X MM 120 N/A MM 94 X MM •121 N/A MM 95 X MM 122 X MM 96 X MM 123 N/A MM97 X * Grading and site preparation work for new Child Care Center to be completed as part of Site Development project ** AMR = Annual Monitoring Report. Measure required to be fulfilled in conjunction with Development Agreement annual review Page 2 Hoag Memorial Hospital Presbyterian Cogeneration Plant Mitigation Measures Matrix April 2, 2008 • Hoag Memorial Hospital Presbyterian Cogeneration Plant Mitigation Measures Matrix April 2, 2008 Mitigation Mitigation Measure Applies Status Measure Applies Status MM 1 X Complete MM 41 X Complete MM 2 X Complete MM 42 AMR MM 3 X Complete MM 43 X Complete MM 4 X Complete* MM 44 N/A MM 5 N/A MM 45 X Complete MM 6 Complete MM 46 X Complete MM 7 X Complete MM 47 X Complete MM 8 X Complete MM 48 X Complete MM 9 X Complete MM 49 X Complete MM 10 X Complete MM 50 X Complete MM 11 AMR MM 51 X Complete MM 12 X Complete MM 52 X Complete MM 13 X Complete MM 53 X Complete MM 14 X Complete MM 54 X Complete MM 15 X AMR MM 55 X Complete MM 16 X Complete MM 56 X Complete MM 17 X Complete MM 57 X Complete MM 18 X Complete MM 58 X Complete MM 19 X Complete MM 59 N/A MM 20 - X Complete MM 60 X Complete MM 21 X Complete MM 61 X Complete MM 22 X Complete MM 62 X Complete MM 23 X Complete MM 63 X Complete MM 24 X Complete MM 64 X Complete MM 25 N/A MM 65 X Complete MM 26 X Complete MM 66 X Complete** MM 27 X One -Time Compliance MM 67 X Complete MM 28 AMR MM 68 X Complete* MM 29 AMR MM 69 X Complete* MM30 N/A MM 70 X Complete* MM 31 AMR MM 71 X Complete* MM 32 X One -Time Compliance MM 72 X Complete MM 33 X Complete MM 73 X Complete* MM 34 N/A MM 74 X Complete MM 35 AMR MM 75 X Complete MM 36 X Complete MM 76 X Complete MM 37 X Complete MM 77 X Complete MM 38 N/A MM 78 X Complete MM 39 X Complete* MM 79 X Complete MM 40 X N/A** MM 80 X Complete Page 1 • Mitigation Measure Anolies Hoag Memorial Hospital Presbyterian Cogeneration Plant Mitigation Measures Matrix April 2, 2008 Status Mitigation Measure Annlies Status MM 81 X Complete MM 103 X Complete MM 82 X Complete MM 104 X Complete MM 83 X Complete MM 105 X Complete MM 84 X AMR MM 106 X Complete MM 85 X Complete MM 107 X Complete MM 86 X Complete & Ongoing MM 108 X Complete MM 87 X Complete MM109 X Complete Complete MM 88 X Complete MM110 X MM 89 X Complete* MM 111 X Complete MM 90 X Complete MM 112 X Complete MM 91 X Complete MM 113 X Complete MM 92 X Complete* MM 114 X Complete MM 93 X Complete MM 115 X Complete MM 94 X Complete MM 116 X Complete MM 95 X Complete MM 117 AMR MM 96 X Complete* MM 118 X Complete* MM 97 X Complete* MM 119 AMR MM 98 X Complete* MM 120 N/A MM 99 X Complete MM 121 X Complete MM 100 X Complete MM 122 X Complete MM 101 X Complete MM 123 N/A MM 102 X Complete * City has verified mitigation compliance, OSHPD is approving authority. ** Mechanical enclosure. AMR is Annual Monitoring Report. Measure required to be fulfilled in conjunction with Development Agreement Annual Review. Page 2 • HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING RECEIVED MAY 14 2007 FACILITIES DESIGN & CONSTRUCTION Project: Cogeneration Bldg. Mitigation Measure: 1 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of a grading permit, the project sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plans shall incorporate the recommendations of a soil engineer and an engineering geologist, subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans shall be furnished to the Building Department by the project sponsor. • Standard For Compliance; Shown on approved grading plans: permanent reproducible copies to be'. i ovided at project completion Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: 7- 2_ 0 3 P.✓ A.9 9- i-.-, . • HOAG HOSPITAL MASTER PLAN . MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 2 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of a grading permit, the project sponsor shall submit documentation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engineer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation. Standard For Compliance: Shown on approved grading plans: documented in contractor/ subcontrzetor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: 7 - 2- Approved by: Q_ Signature: L _, • • • • Project: HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Cogeneration Bldg. Mitigation Measure: 3 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of a grading permit, the project sponsor shall provide to the City of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineer geologist. This report shall also, identify construction excavation techniques which ensure no damage and minimize disturbance. to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. • Standard For Compliance: Approved soil and geologic report Compliance: Cit% of Newport Beach Verification Approved on: Approved by: Signature: 7-- Project: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Cogeneration Bldg. Mitigation Measure: 3 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of a grading permit, the project sponsor shall provide to the City of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineer geologist. This report shall also identify construction excavation techniques which ensure no damage and minimize disturbance to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. Standard For Compliance: Approved soil and geologic report • .• Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: • %�ui�-di.✓c • • HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 4 Timing For Completion: Prior to Issuance of Each BuiIding Permit Text of Mitigation Measure: Prior to the completion of the final design phase, the project sponsor shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and .constructed to the seismic standards. applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. • Standard For Compliance: Shown on approved building plans Compliance: _ O.StfPj IILO1,06 ,002,n(r l55404e.- (HOLZ ON djvAL, City of Newport Beach Verification Approved on: Approved by: Signature: -7/(o 03 ht4?/ • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 6 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Prior to the issuance of a grading permit, the project sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivity. The site•evaluation shall be designed to address soils to at least the depth to which excavation is planned. At a minimum, at least one sample from each soil type should be evaluated. Appropriate personnel protection shall be worn by field personnel during the field evaluation. In the event soils are found to be corrosive, the source and extent of the corrosive soils shall be determined, and all buildings and infrastructure shall be designed to control the potential impact of corrosive soils over time. Standard For Compliance: Approved soil corrosivity report Compliance: City of Newport Beach Verification Approved on: __ ' _- 0 3 Approved by: e,J A'A 'r ( ' Signature: A • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 7 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall also be undertaken, concluding with the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes the corrosive soils conditions could adversely impact normal construction materials or the materials used for the mitigation of subsurface gas conditions. For example, there are many elastomers and plastics, like PVC. which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. Standard For Compliance: Approved soils and construction material compatibility evaluation Compliance: City of Newport Beach Verification Approved on: %- Z - 0 3 Approved by: 71 e dtt- 9. i4 4., Signature: HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Project:. Cogeneration Bldg. Mitigation Measure: 8 Timing For Completion: Prior to the Issuance of a Building Permit Text of Mitigation Measure: Should the soil be identified as hazardous due to the severeness of their corrosivity (Le., a PH less than 2.5), on -site remediation by neutralization shall be undertaken prior to. construction. Appropriate regulatory agency approvals and permits shall also be obtained. Standard For Compliance: Obtain approvals/permits, if remediation is required: subsequent remediation Compliance: City of Newport Beach Verification Approved on: _ ,7— Z —s 3 Approved by: Signature: • • • *pproved pproved on: Signature: • HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 9 Timing For Completion: Prior to the Issuance of Each Grading Permit (plan completion); Ongoing During Grading (plan implementation) Text of Mitigation Measure: Prior to issuance of grading permits. the project sponsor shall ensure that a construction erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt. debris. dust and other water pollutants. These procedures may include: the replanting of exposed slopes within 30 days after grading or as required by the City Engineer: the use of sandbags to slow the velocity of or divert stormflows: the limiting of grading to the non -rainy season. The project sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. Standard For Compliance: Shown (construction erosion control plan) on approved grading plans: documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification 7— 2 No 3 U (, HOAG HOSPITAL MAS ThR PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 10 liming For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of grading permits. the project sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides; and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Department of Parks. Beaches and Recreation and approved by the City of Newport Beach Planning Department. The project sponsor shall install landscaping in strict compliance with the approved plan. Standard For Compliance: Approved landscape plan Compliance: City of Newport Beach Verification Approved on: opt Approved by: /2 I. Signature: ,0,44-ze rid • • = • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 10 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of grading permits, the project sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the p rtmen• o f nr — B nd approved by the City of Newport Beach Planning Department. The project sponsor shall install landscaping in strict compliance with the approved plan. Standard For Compliance: Approved landscape plan Compliance: City of Newport Beach Verification Approved on: \ _ ill Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 12 Timing For Completion: Prior to Issuance of Each Grading Permit Text of Mitigation Measure: Upon completion of final building construction plans, and prior to the issuance of a grading permit for each phase of development,_ the Project Sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shall submit a report to the City of Newport Beach Building Department for approval verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. A copy of this report shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. Standard- For Compliance: Approved site hydrological analysis: submit report to RWOCB Compliance: City of Newport Beach Verification Approved on:. 7 /2.. 1 / 03 Approved by: f� Signature: • • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 13 Timing For Completion: Prior to Issuance of Each Building Permit Text of Mitigation Measure: prior to the completion of final construction plans. the Project , Sponsor shall submit a comprehensive geotechnical/hydrologic study to the City of Newport Beach Building Department, which includes data on groundwater. This study shall also determine the necessity for a construction dewatering program and subdrain system. • Standard For Compliance: Approved geotechnical/hydrologic study Compliance: City of Newport Beach Verification 40 Approved on: Approved by: Signature: 44" A/ dig Cr 4741--( HOAG HOSPITAL MAS I ER PLAN' MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 14 Timing For Completion: prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to the completion of final building construction plans for each phase of Lower Campus development, the project sponsor shall submit an application to the Regional Water Quality Control Board for an NPDES permit if a construction dewatering or subdrain program is determined_necessary by the Building Department based on the design and elevation of the foundation structures. Also, if dewatering is required by RWOCB, the project sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Quality Control Board Santa Ana Region. The results of this testing will assist in determining the specifications for the NPDES permit. The project sponsor shall strictly comply with all conditions of any NPDES Permit. Standard For Compliance: Obtain NPDES permit, if required: perform- groundwater sampling and analysis, if required Compliance: City of Newport Beach Verification Approved on: 7- Z — a 3 Approved by: 1L e. „/ ,d ,4 ,F A4 I Signature: /1y (3 ,11-- • • • • HOAG HOSPITAL MASTER PLAN - MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 15 Timing For Completion: Ongoing During Project Operation Text of Mitigation Measure: Project Sponsor shall strictly comply with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. Standard For Compliance: Documented as part of Development Agreement annual review Compliance: City of Newport Beach Verification Approved on: (1 (c7 ?3 Approved by: Ii‹; i•.11Lc44 Signature: �(� HOAG HOSPITAL MASTER PLAN . MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 21 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of a grading permit. an Orange County certified archaeologist shall be retained to. and shall. monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference. at which time monitoring procedures acceptable to and approved by the City shall be established. including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. Standard For Compliance:_ Submittal of letter of authorization for certified archaeologist Compliance: e;,rirrnt F/oyl cettiac. v'1 City of Newport Beach Verification Approved on: Approved by: Signature: 11 03 • • • • • HOAG HOSPITAL MASTER PLAN - MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 22 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of grading permits. an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. Standard For Compliance: Submittal of letter of authorization for certified paleontologist Compliance: Gi It P/R-efrit 6VIVS6,1-Metir City of Newport Beach Verification ak Approved on: Gill (93 glir Approved by: C 6[.., f /hhIP- , L SAAsi Signature: " ii /� HOAG HOSPITAL MASTER PLAN - MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 24 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan. Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are. not considered applicable. The following discretionary approvals are required by. the City of Newport Beach: EIR certification._ adoption of the Master Plan, adoption of the Planned Community Development Plan and District Regulations approval of a Development Agreement, approval of a zone change to Planned Community District, grading permits, and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment -for the Lower Campus. Standard For Compliance: Incorporated into approved grading plans/building plans Compliance: City of Newport Beach Verification Approved on: Off Approved by: c'e,r Signature: • • • HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure:, 24 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan. Zoning Code and Local Coastal Program aCP). Those requirements that are superseded by the PCDP and District Regulations. are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification. adoption of the Master Plan,'adoption of the Planned Community Development Plan and District Regulations, approval of a Development Agreement. approval of a zone change to Planned Community District, grading permits, and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. Standard For Compliance: Incorporated into approved grading plans/building plans Compliance: Aivivrki q7-A7 City of Newport Beach Verification Approved on: Approved by: Signature: 7-Z --it)3 e2i_66 t+e �• rt-c 1. HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 24 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of the Master Plan, adoption of the Planned Community Development Plan and District Regulations, approval of a Development Agreement, approval of a zone change to Planned Community District, grading permits, and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. Standard For Compliance: Incorporated into approved grading plans/building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 33 Timing For Completion: Prior to the Issuance of Each Grading Permit (plan preparation); Prior to the Issuance of Each Building Permit (site plan incorporation of measures) Text of Mitigation Measure: Prior to the issuance of precise grading permits for the phase of Master Plan development that includes new. or modifications to existing. internal roadways. (other than service roads). the project sponsor will prepare an internal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. • • Standard For Compliance: Approved internal circulation plan (grading permit); Shown on approved building plans.(:.ttz plan measures) Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: �Ec ?, ,t/a HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 33 Timing For Completion: Prior to the Issuance of Each Grading Permit (plan preparation)i Prior to the Issuance of Each Building Permit (site plan incorporation of measures) Text of Mitigation Measure: Prior to the issuance of precise grading permits for the phase of Master Plan development that includes new, or modifications to. existing. internal roadways (other than service roads), the project sponsor will prepare an internal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. Standard For Compliance: Approved internal circulation plan (grading permit): Shown on approved building plans (site plan measures) Compliance: City of Newport Beach Verification Approved on: Wilok� Approved by: MAD i� Signature: /a-iu D • • • • 410 HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING project: Cogeneration Bldg. Mitigation Measure: 36 Timing For Completion: prior to the Issuance of Each Grading or Building Permit Text of Mitigation Measure: Prior to issuance of grading and building permits for each phase of development, the project sponsor shall provide evidence for verification by the Planning Department that the necessary permits have been obtained from the SCAOMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in that phase. If the new emissions, when added to existing project emissions could resulting impacts not previously considered or significantly change the land use impacts appropriate CEQA documentation shall be prepared prior to issuance of any permits for that phase of development. Each'subsequent air quality analysis shall be reviewed and approved by the SCAOMD. Standard For Compliance: Obtain AOMD permits applications and submit air quality analysis, if required (Note: permit applications only will be submitted prior to issuance of each grading or building permit, as SCAOMD does not issue actual permits until after equipment is installed) : - Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: 03 922.14F, HOAG HOSPITAL MAS-i.E.R. PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 37 Timing For Completion: Prior to the issuance of Each Grading and Building Permit Text of Mitigation Measure: Prior to the issuance of grading and building permits for each phase of development: the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design. Standard For Compliance: Shown on approved building plans Compliance: QLMj 1-41 t Sc, N)e*LoPtittxrc Pea IA CA 7on1 S City of Newport Beach Verification Approved on: Approved b Signature: C flit f ' t tAZ • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING project: Cogeneration Bldg. Mitigation Measure: 39 Timing For Completion: prior to the Issuance of Each Building Permit Text of Mitigation Measure: Jf noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL. the project sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall. berm. or combination wall/berm) is the most common way of alleviating traffic noise impacts: Standard For Compliance: Approved acoustical study; noise attenuation measures shown on approved building plans. as required Compliance: ©SNQ /, kit% di/ 1 i f41 City of Newport Beach Verification Approved on: % Approved by: -e Signature: 4 64? ��64rt-L HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 43 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: Prior to issuance of grading and building permitsithe project sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement within the overall Master' Plan. This plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation ;,,,,,,,,� of landscaping with the proposed construction schedule. The plan shall be subject to review �``'�by the and approval by the Planning ceiT Department and Public Works Department. Standard For Compliance: Approved landscape -and irrigation plan Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 43 Timing For Completion: Prior to the Issuance of Each Grading_ndJuilding Permit Text of Mitigation Measure: Prior to issuance of grading and building permits, the project sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement within the overall Master Plan. This plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks. Beaches and Recreation Department and approval by the Planning Department and Public Works Department. - Standard For Compliancei Approved landscape and irrigation plan - Compliance: City of Newport Beach Verification Approved on: 3... et? Approved by:�, Signature: ,21 • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING project: Cogeneration Bldg. Mitigation Measure: 45 Timing For Completion: prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of 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. • Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: c P466,f3- %4M►1 2 4 g • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 46 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof top of any structure on • the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with building materials. • • Standard For Compliance: Shown on approved building plans _ • Compliance: l .7 B co Pi#44,-)S City of Newport Beach Verification Approved on: Approved by: Signature: /Lf0J � ReftnI2EZ Project: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Cogeneration Bldg. Mitigation Measure: 48 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit for any lower campus structure. the project sponsor shall prepare a study of each proposed building project to assure conformance with , the EIR view impact analysis and the PCDP and District Regulations. to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan development. This analysis shall be submitted to and approved by the City Planning Department. Standard For Compliance: Approved view impact analysis in conformance with PCDP and District Regulations Compliance: it,W5 /9'r97A-044,9 City of Newport Beach Verification Approved on: Approved by: Signature: 03 • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 49 Timing For Completion: Ongoing During Site Preparation and Constructiotl Text of Mitigation Measure: In the event that hazardous waste is discovered during site preparation or construction. the project sponsor shall ensure that the identified hazardous waste and/or hazardous materials are handles and disposed in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5), standards established by the California Department of Health Services, Office of Statewide Health Planning and Development, and according to the requirements of the California Administrative Code, Title 30. Chapter 22. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions and subsequent handling and disposal of any identified hazardous wastes/materials -in accordance with regulations. if required • Compliance: City of Newport Beach Verification Approved on: 7/0 s/03 Approved by: ,6(, t'A3 Z Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 52 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: A soil gas sampling and monitoring program shall include methane and hydrogen sulfide gas. Samples shall be taken just below the surface. at depth intervals within the removal zone, and' at a depth below the depth of actual disturbance. (The individuals) performing this initial study may be at risk of exposure to significant - and possibly lethal - does of hydrogen sulfide, and shall be appropriately protected as required.! Standard For Compliance: Approved soil gas sampling and monitoring report/program Compliance: City of Newport Beach Verification Approved on: 7/ Z / / O' Approved by: Signature: i • • • GeoScience Analytical Inc. "established March 1981" • .54 INDUSTRIAL ST. SIMI VALLEY, CA 93063 (805) 526-6532 FAX 526-3570 Email GEOSCI10@aol.com • • July 12, 2002 Mr. Jim Easley Project Manager Facilities Design & Construction Hoag Memorial Hospital Presbyterian One Hoag Drive Newport Beach, CA 92658 RE: Cogen Plant (Flare Vicinity) - Lower Campus Mitigation Measure #54 Dear Mr. Easley: Hoag Hospital Master Plan Project Mitigation Measure #54 states: "If the analysis of the initial soil gas samples show unacceptable levels of hazardous constituents that have the potential to pose a health risk during construction activities, additional gas collection wells shall be drilled to contain and collect the gas." The Cogen Plant site contains methane and hydrogen sulfide at concentrations that are considered dangerous at depths greater than 10.0 ft. below existing grade. The gases are not at elevated pressures and will most likely not pose a health hazard during construction activities. Since no sands were encountered to depths as great as 40.0' (bg), additional gas collection wells are not recommended. Since the potential for construction hazards related to methane and hydrogen sulfide exist, gas monitoring during construction is recommended. The Lower Campus Health & Safety Plan will provide sufficient monitoring to protect construction workers from negative impacts of onsite methane and hydrogen sulfide. No additional gas extraction wells are therefore recommended Environmental Audits • Hazardous Gas Engineering • Litigation Consulting • Petroleum Geochemistry for the Cogen Project. Sincerely yours, .r..,,.._, 3 Louis J. Pandolfi Vice President -Operations reHOAGs54B wsd • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: SS Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: Continuous monitoring for methane and hydrogen sulfide shall be conducted during the disturbance of the soils and during any construction activities that may result in an increase in the seepage of the gases. The project sponsor shall maintain a continuous monitor in the immediate vicinity of the excavation. and a personal monitor, with .an alarm, shall be worn by each worker with a potential for exposure. . • Standard For Compliance: Documented in contractor/subcontractor supplemental general • conditions Compliance: trt v-67 rz City of Newport Beach Verification 1Approved on: Approved by: Signature: asb3 Glwirtt2 Approved on: Approved by: Signature: • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 56 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: A study of other hazardous constituents that may be present in quantities that pose a health risk to exposed individuals shall be prepared and evaluated prior to the initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. • Standard For Compliance: Approved hazardous constituents study Compliance: City of Newport Beach Verification 7/ / 0.3 • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 62 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: A study of the concentration of potential hazardous constituents shall be conducted prior to initiation of the project to characterize the wastewater and any risks it may.pose to human health prior to development. A stormwater.pollution prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for Storm Water Discharges Associated with Construction Activity and shall comply with all the provisions of the permit, including, but not limited to, the development of the SWPPP, the development and implementation of Best Management Practices, implementation of erosion control measures, the monitoring. program 40 requirements, and post construction monitoring of the system. Standard For Compliance: Submit NOI to State Water Resources Control Board: prepare/ implementSWPPP T Compliance: City of Newport Beach Verification faApproved on: Approved by: Signature: /..f 4 e4•/11. "Vow- "a,S�c. i2/,e 0 7.- j.- 4.44 MACTEC January 15, 2003 Ms. Peri Muretta Hoag Memorial Hospital Presbyterian One Hoag Drive P.O. Box 6100 Newport Beach, California 92658-6100 Subject: Stormwater Pollution Prevention Plan (SWPPP) Lower Campus Central Plant (CoGen Building) Hoag Memorial Hospital Presbyterian Newport Beach, California Hoag Project #: 1255.45.01 Law/Crandall Project 70111-2-0284 Dear Ms. Muretta: Mactec Engineering and Consulting, Inc. (MACTEC), F/k/a/ Law/Crandall, A Division of Law Engineering and Environmental Services, Inc. prepared this letter to provide you with an update on .the status of the SWPPP for the proposed construction of the CoGen Building on Hoag Memorial Hospital Presbyterian's Lower Campus. In 2000, we prepared a campus -wide Storm Water Pollution Prevention Plan (SWPPP) for construction activities related to development of Hoag Memorial Hospital Presbyterian's Campus in Newport Beach, California. The plan describes potential sources of pollutants that would negatively affect storm water discharges and describes practices to reduce pollutants entering storm water as it contacts materials at the site. The SWPPP was written for use by contractors (or subcontractors) as a guide for limiting stone water pollution during construction activities. The SWPPP is kept at the site and made available upon the request of representatives from the Regional Water Quality Control Board, the local storm water management agency that receives the storm water discharge, and the public. This is a dynamic plan and is updated as conditions change, permit regulations are revised and practices are modified. MACTEC Engineering and Consulting, Inc. 200 Citadel Drive • Los Angeles, CA 90040 323-889-5300 • Fax: 323-721-6700 • • • • • On October 30, 2002, we met with the design & construction team to discuss implementation of the SWPPP and Best Management Practices (BMPs) for the proposed CoGen Building construction. The campus -wide SWPPP is being utilized for all permitted hospital construction activities before, during and after construction. Module 1 of the campus -wide SWPPP specifically addresses construction on the hospital's lower campus. This Module describes potential pollutants that may be encountered during construction and includes BMPs that may be necessary to address any conditions for the CoGen building construction. If you have any questions regarding this letter, please contact Mr. Bill O'Braitis at (323) 889- 5356. MACTEC Engineering and Consulting, Inc. f/Wal Law/Crandall, A Division of Law Engineering and Environmental Services, Inc. (/ Lora K. Battaglia Staff Scientist William J. O'Braitis, C.E.G. Principal Geologist G: (Projects-170111 Environmenta112002proj12028.1(Hoag Hospital) IDeliverables\SWPPP Letter- CoGen.doc CC: Mr. James Easley, FD&C, Hoag Hospital Project: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Cogeneration Bldg. Mitigation Measure: 63 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Soil samples shall be collected from appropriate locations at the site and analyzed for BTEX and priority pollutants: if the soils are found to contain unacceptable levels of hazardous constituents, appropriate mitigation will be required, including a complete characterization of both the vertical and horizontal extent of the contamination, and a remedial action plan shall be completed and approved by the California Regional Water Quality Control Board. The project sponsor must demonstrate to the City of Newport Beach compliance with this measure prior to issuance of any permits for Phase I construction activities. Standard For Compliance: Approved soil sample ryport: submit remedial action plan, if required Compliance: • City of Newport Beach Verification Approved on: Approved by: Signature: 7/z( /o 1 • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 64 Timing For Completion: Prior to the Issuance of Each Grading or Building Permit Text of Mitigation Measure: Prior to the issuance of grading or building permits, the project sponsor shall evaluate all existing vent systems located on the lower campus and submit this data to the City Building and Fire Departments, the State Department of Conservation, Division of Oil and Gas. and the Southern California Air Ouality Management District for comment. Additionally, any proposed new passive vents shall be evaluated by these agencies prior to the issuance of grading or building permits. If the vents are emitting detectable levels of hydrogen sulfide and/or toxins. the emitted gases must be treated prior to discharge in a manner acceptable to these agencies. • • Standard For Compliance: Approved evaluation pall existing vent systems Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: 5G). ,K• t l...eCt c. Approved on: Approved by: Signature: • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 66 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Before the issuance of building permits, the project sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a manned remote location have been provided in building designs. This monitoring equipment must .be thebest available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. • Standard For Compliance: Shown on- approved building plans Compliance: C&11 D (' Oif(A) LD on.) rti JA-1-- City of Newport Beach Verification lb 3/63 • Ar GeoScience Analytical Inc. "established March 1981" 0 : 5 4 INDUSTRIAL ST. SIMI VALLEY, CA 93063 (805) 526-6532 FAX 526-3570 Email GEOSCI10taol.com July 12, 2002 Mr. Jim Easley Project Manager Hoag Memorial Hospital Presbyterian One Hoag Drive Newport Beach, CA 92658 RE: Cogen Plant (Flare Vicinity) - Lower Campus Mitigation Measure #66 Dear Mr. Easley: Hoag Hospital Master Plan Project Mitigation Measure #66 states: "Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a remote location have been provided in building designs. This monitoring equipment must be the best available monitoring system and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule." The hydrogen sulfide and methane gases that are present in the soils on the Lower Campus occur together, not separately. That is, hydrogen sulfide is present in conjunction with methane. The methane is present at a concentration approximately 200 times greater than that of hydrogen sulfide. Construction plans for the Cogen Plant denote combustible gas detectors and alarms throughout the building interior as well as building ventilation and sub -slab venting systems. The detection system that monitors for the presence of methane in a continuous manner is therefore also indirectly monitoring for the presence of hydrogen sulfide. Consequently, a separate alarm system to warn of hydrogen sulfide is redundant in the situation that exists on the Lower Environmental Audits • Hazardous Gas Engineering • Litigation Consulting • Petroleum Geochemistry Campus and will not increase building safety. The Lower Campus gas extraction facility contains state-of-the-art combustible gas and hydrogen sulfide sensors that monitor continuously with alarm directly transmitted to the Fire Department and the Hospital. These mitigation measures are shown on plans entitled "Methane Gas Protection System" and consist of pages MG1.00 through MG9.00. The plans detail sensors and alarms, a gas impermeable membrane barrier system and a gas protection piping system. This report and mitigation plans are being submitted to comply with requirements imposed by the mitigation measures. Sincerely yours, P--. 44r Louis J. Pandolfi Vice President -Operations reHOAGl666 wsd • • • • PERI MURETIA November 18, 2002 Patricia Temple, Planning Director City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Hoag Memorial Hospital Presbyterian — Cogeneration Project Dear Ms. Temple: The Mitigation Monitoring Plan for the Cogeneration Project contains a number of mitigation measures for which the standard.of compliance is that the grading, landscape and/or building plans include information to demonstrate compliance. Each of these mitigation measures is listed below, and the sheet reference(s) for the grading or building plans, as applicable, is provided. I. Mitigation Measure # 2 — Prior to the issuance of a grading permit, the project sponsor shall submit documentation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engineer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation. Compliance: Refer to Sheet # SS-0.0 (Inspections/Monitoring Note # 8) for compliance with Mitigation Measure # 2. 2. Mitigation Measure # 4 — Prior to the completion of the final design phase, the project sponsor shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed to the seismic standards applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. Compliance: The project is being designed and constructed under the 2001 Triennial Edition of CCR, Title 24, Parts 1, 2, 3, 4, 5, 9 and 12, and review by OSHPD as a hospital building. The City equivalents are as follows: • 1997 UBC and 2001 Califomia Amendments (01 California Building Code — Part 2, Title 24, CCR) 3 REGAL 0 DRIVE MISSION V I E J O. CALIFORNIA 9 2 5 9 2. 9 a 9/ 5 8 8. 5 0 9 0 Patricia Temple November 18, 2002 • 1999 NEC and 2001 Califomia Amendments (01 California Electrical Code — Part 3, Title 24, CCR) • 2000 UMC and 2001 California Amendments (01 California Mechanical Code — Part 4, Title 24, CCR, Publisher: IAPMO) • 2000 UPC and 2001 California Amendments (01 California Plumbing Code — Part 5, Title 24, CCR, Publisher: IAPMO) • 2000 UFC and 2001 California Amendments (01 Califomia Fire Code — Part 9, Title 24, CCR) 3. Mitigation Measure # 9 — Prior to issuance of grading permits, the project sponsor shall ensure that a construction erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: the replanting of exposed slopes within 30 days after grading or as required by the City Engineer; the use of sandbags to slow the velocity of or divert stormflows; the limiting of grading to the non -rainy season. The project sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. Compliance: Refer to Sheet # C-12 (erosion control information) for compliance with Mitigation Measure # 9. 4. Mitigation Measure # 10 — Prior to the issuance of grading permits the Project Sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Department of Parks, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The Project Sponsor shall install landscaping in strict compliance with the approved plan. Compliance: Refer to the "L" series sheets for landscape and irrigation plans in compliance with Mitigation Measure # 10. 5. Mitigation Measure # 33 — Prior to the issuance of precise grading permits for the phase of Master Plan development that includes new, or modifications to existing, intemal roadways (other than service roads), the project sponsor will prepare an intemal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. Page 2 • • • • Patricia Temple November 18, 2002 Compliance: Refer to Sheet # A-0.1 (Site Plan) for compliance with Mitigation Measure # 33. 6. Mitigation Measure # 37 — Prior to the issuance of grading and building permits for each phase of development, the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design. Compliance: Although not required by OSHPD for hospital buildings, energy - efficient lighting is being used, and conforms to Title 24, Division 9, (See Sheets # E- 4.2 and # E-4.3 for layouts). 7. Mitigation Measure # 39 — If noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL, the project sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall, berm, or combination wall/berm) is the most common way of alleviating traffic noise impacts. Compliance: There are no on -site outdoor noise sensitive use areas associated with the project, and there are no existing- on -site outdoor noise sensitive uses that would be affected by the project. 8. Mitigation Measure # 43 — Prior to issuance of grading and building permits, the Project Sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement within the overall Master Plan. This plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches and Recreation Department and approved by the Planning Department and Public Works Department. Compliance: Refer to the "L" series sheets for landscape and irrigation plans in compliance with Mitigation Measure # 43. 9. Mitigation Measure # 45 — Prior to issuance of 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. Compliance: All equipment will be screened from public view by yard walls as shown on Sheet # A-1. Page 3 Patricia Temple November 18, 2002 10. Mitigation Measure # 46 — Prior to issuance of building permits, the Project Sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the rooftop of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with building materials. Compliance: Refer to Sheet # A-4 which documents that there is no major mechanical equipment located on the roof of the Cogeneration Project. All rooftop vents from the equipment (located inside the building) will be screened, as shown on Sheet # A-4. 11. Mitigation Measure # 66 — Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, • demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a manned remote location have been provided in building designs. This monitoring equipment must be the best available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. Compliance: Refer to Sheet # MG-1.00 for compliance with Mitigation Measure # 66. 12. Mitigation Measure # 68 — Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage, based on the recommendations of a geotechnical engineer. Compliance: Refer to Sheets in the MG series for compliance with Mitigation Measure # 68. 13. Mitigation Measure # 70 — Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach, indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the foundation. Riser type vents will be attached to light standards and building high points. Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geotechnical firm will be retained to design such system. Page 4 • • • • s w Patricia Temple November 18, 2002 Compliance: Refer to Detail 1 on Sheet # MG-2.10 for compliance with Mitigation Measure # 70. 14. Mitigation Measure # 71— Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All materials of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gases. Compliance: Refer to Sheets in the MG series for compliance with Mitigation Measure # 71. 15. Mitigation Measure # 72 — Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane sensors. Such sensors will be installed in areas of likely accumulation, such as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can be tied to fire alarm systems for 24 hour surveillance. - Compliance: Refer to Sheet # MG-1.00 for compliance with Mitigation Measure # 72. 16. Mitigation Measure # 73 — To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the buildings central air conditioning system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). Compliance: Refer to the Mechanical Plans (Sheets # M-2.1A and # M-2.2A) for compliance with Mitigation Measure # 73. 17. Mitigation Measure # 82 — Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. Page 5 Patricia Temple November 18, 2002 Compliance: Refer to Sheets # C-1 and # C-2 for compliance with Mitigation Measure # 82. 18. Mitigation Measure # 87 — The Project Sponsor shall submit plans to the City Building Department verifying that all roadways associated with the development of the Master Plan will be paved early in the project, as part of Phase I Master Plan development construction activities. • Compliance: Refer to Sheet # A-0.1 (Site Plan) for compliance with Mitigation Measure # 87. 19. Mitigation Measure # 88 — The project sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures, which may include: High efficiency cooling/absorption units; thermal storage and ceramic cooling towers; cogeneration capabilities; high efficiency water heaters; energy efficient glazing systems; appropriate off -hour heating/cooling/lighting controls; time clocks and photovoltaic cells for lighting controls; efficient insulation systems; light colored roof and building exteriors; PL lighting and fluorescent lighting systems; motion detector lighting controls; natural interior lighting (skylights, clerestories); and solar orientation, earth berming and landscaping. Compliance: Per the California Energy Standards, hospitals are exempt from the requirements of Mitigation Measure # 88. 20. Mitigation Measure # 89 — The project sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible. Compliance: Refer to the Project Manual sections 09960 and 09970 for the compliance on the control of VOC emissions. 21. Mitigation Measure # 91 — Prior to issuance of grading permits, emergency fire access to the site shall be approved by the City Public Works and Fire Departments. Compliance: Refer to Sheets # C-2 and # C-7 for compliance with Mitigation Measure # 91. The Site Plan has been preliminarily reviewed by the City of Newport Beach's Fire Department. Tum-arounds have been added to meet the requirements of the Fire Department. Page 6 • • • • • Patricia Temple November 18, 2002 22. Mitigation Measure # 92 — Prior to the issuance of building permits, the Project Sponsor shall demonstrate that final design of the project shall provide for the incorporation of water -saving devices for project lavatories and other water -using facilities. The Project Sponsor will also comply with any other City adopted water conservation policies. Compliance: Although not required by OSHPD for hospital buildings, water -saving devices for water -using facilities have been incorporated (see Sheet # P-0.1). 23. Mitigation Measure # 94 — Prior to the issuance of building permits, the project sponsor shall demonstrate, to the satisfaction of the City Fire Department, that all buildings shall be equipped with fire suppression systems. Compliance: See Sheet # T-1, which includes a note specifying that the fire sprinkler system will be reviewedas a deferred approval item by OSHPD. 24. Mitigation Measure # 95 — Prior to issuance of building permits, the project sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding the project site shall be designated as fire lanes, and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. Compliance: Access to the Cogeneration Project will be obtained through the existing Lower Campus Parking Lot, with turnarounds added specifically for the project (see Sheets # C-2 and # C-7). 25. Mitigation Measure # 96 — Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that the thermal integrity of new buildings is improved with automated time clocks or occupant sensors to reduce the thermal load. Compliance: Title 24 requirements not applicable to hospital projects. 26. Mitigation Measure # 97 — Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that window glazing, wall insulation, and efficient ventilation methods have been incorporated into building designs. Compliance: Title 24 requirements not applicable to hospital projects. Page 7 Patricia Temple November 18, 2002 27. Mitigation Measure # 98 — Prior to issuance of a building permit, the Project Sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water heater, cooking equipment, refrigerators, furnaces and boiler units. Compliance: Title 24 requirements not applicable to hospital projects. 28. Mitigation Measure # 99 — Prior to issuance of a building permit, the Project Sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. Compliance: Solar design elements are not feasible, as the heating and cooling requirements for the Hoag Hospital facility are too great to make it cost effective or practical. 29. Mitigation Measure # 100 — The project sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported off site shall be disposed of at an environmentally cleared development site or a certified landfill. Compliance: Refer to Sheet # C-1 for compliance with Mitigation Measure # 100. 30. Mitigation Measure # 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. Compliance: Refer to Sheets # C-1 and # C-2 for compliance with Mitigation Measure # 106. If you have any questions related to Hoag Hospital's compliance with the above - referenced mitigation measures for the Cogeneration Project, please let me know. cerely, Peri Muretta C: Jim Easley, Hoag Hospital Page 8 • • • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 68 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits. Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage. based on the recommendations of a geotechnical engineer. Standard For Compliance: Shown on approved building plans Compliance: OSife fj — to QN City of Newport Beach Verification Approved on: 03 Approved by: �►s^ 1 �/ AWN % Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 69 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing gas collection system. Standard For Compliance: Approved cas test study: implement recommendations, as required Compliance: Os"' f ✓ r ( 0") City of Newport Beach Verification Approved on: Approved by: Signature: • • • • • 410 HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 70 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach. indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the foundation. Riser type vents will be attached to light standards and buildings high points. Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVCpipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geotechnical firm shall be retained to design such systems. Standard For Compliance: Shown op approved grading and building plans Compliance: O5&PD141)0 0✓1) PAAL- City of Newport Beach Verification Approved on: 1 913 03 Approved by: e : kit- el. Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 71 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All materials of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gases. Standard For Compliance: Shover- bn approved building plans Compliance: 6D e AI Ft�� City of Newport Beach Verification Approved on: Approved by: Signature: 1 �,/o1n �c'c /GA t • • • • • • HOAG HOSPITAL MASTER PLAN .MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 72 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits. Project Sponsor shall submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane gas sensors. Such sensors will be installed in areas of likely accumulation. such as utility or other seldom used rooms. Sensors can monitor on a continuous basis. and can be tied into fire alarm systems Tor 24 hour surveillance. Standard For Compliance: Showy on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: &&:+M LECLe-lot Project: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Cogeneration Bldg. Mitigation Measure: 73 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the buildings' central air conditioning system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). Standard,For Compliance: Shr'wn on approved building plans Compliance: 0 J • A5L-P O N 0Nb 'C_ City of Newport Beach Verification Approved on: 25 05 Approved by: -e mrt-t. Signature: • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 74 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: During construction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally, construction contractors shall be required to have a health and safety plan that includes procedures for worker/site safety for methane. If dangerous levels of methane are discovered. construction in the vicinity shall stop. the City of Newport Beach Fire Department shall be notified and appropriate procedures followed in order to contain the methane to acceptable and safe levels. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions (Note: contractor/sul'eontractor will utilize site safety plan required in mitigation measure #58) Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 82 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department. City of Newport Beach, demonstrating compliance with all applicable District Rules,including Rule 402, Public Nuisance. and Rule 403, Fugitive Dust. Standard For Compliance,l shown on approved building plans; documented in contractor/ • subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved o O 3 Approved b [142D/ Signature: • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 83 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Before the issuance of building permits, the project sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous Materials and Waste Management Plan and its Infectious Control Manual have been modified to include procedures to minimize the potential impacts of emissions from the handling, storage, hauling and destruction of these materials. and that the project sponsor has submitted the modified plans to the City of Newport Beach, Fire Prevention Department,, and the Orange County Health Care Agency, as required by the Infections Waste Act and AB2185l2187. Standard For Compliance: 4 _proved revised Hazardous Materials and Waste Management Plan and Infectious Control Manual. if required Compliance: • City of Newport Beach Verification WApproved on: 50103 Approved by: Kt,A. Le Signature: HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 84 Timing For Completion: Ongoing During Project Operation Text of Mitigation Measure: Project Sponsor shall continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as comply with all new regulations enacted between now and completion of the proposed Master Plan. Standard For Compliance: Documented as part of Development Agreement annual review Compliance: City of Newport Beach Verification Approved on: 5 k 03 Approved by: 14; ,,,A. Signature: • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 85 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation .Measure: To the satisfaction of the City building official, the Project Sponsor shall expand existing hazardous infectious. radiological disposal facilities to add additional storage areas as necessary to accommodate the -additional waste to be generated by the expanded facilities. 4110 Standard For Complia: ce: Shown on approved building plans. if required Compliance: 41 A-f?y4Grh4J l c' 62 City of Newport Beach Verification illApproved on: Approved by: Signature: 7ft9{i/o/� t HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 85 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: To the satisfaction of the City building official. the Project Sponsor shall expand existing hazardous infectious, radiological disposal facilities to add additional storage areas as necessary to accommodate the additional waste to be generated by the expanded facilities. - Standard For Compliance: Shown on approved building plans. if required Compliance: City of Newport Beach Verification Us)4-6<3k1 Approved on: Approved by: Signature: • • • 6 • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 86 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The Project Sponsor shallprovide evidence to the Planning Director that measures to ensure implementation and continued compliance with all applicable SCAOMD Air Toxic Rules. Specifically Rules 1401, 1403. 1405 and 1415, are being carried out. Standard For Compliance: Obtain annual permit from the SCAOMD for regulated' commercial equipment (see Mitigation Measure No. 36). as required. The above air toxic rules are addressed through the SCAOMD permit process for regulated commercial equipment Compliance: th'i') • Om I AJA---c._ c9n0 6,01 6 /l ocouc a.4,44 reArj City of Newport Beach Verification .kpproved on: /,"3/00‘ Approved by: Signature: Project: • HOAG HOSPITAL MASTER PLAN. MITIGATION MONITORING Cogeneration Bldg. Mitigation Measure: 87 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: The project sponsor shall submit plans to the City Building Department verifying that all roadways associated with the development of the Master Plan will be paved early in the project, as a part of Phase I Master Plan development construction activities. _ Standard For C impliance: Shown on approved building plans Compliance: b V/� o u) FfAm-L City of Newport Beach Verification Approved on: Approved by: Signature: 7 (Za,mr-C1.,. • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 88 Timing For Completion: Prior to the Issuance of Each Building Permit Text of -Mitigation Measure: The project sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures, which may include: High efficiency cooling/absorption units; thermal storage and ceramic cooling towers: cogeneration capabilities; high efficiency water heaters; energy efficient glazing systems: appropriate off -hour heating/cooling/lighting controls: time clocks and photovoltaic cells for lighting controls: efficient insulation systems light colored roof and building exteriors; PL lighting and fluorescent lighting systems; motion detector lighting controls; natural interior lighting (skylights. clerestories): and solar orientation, earth berming and Iandscaping. Standard For Compliance: Shown°on approved building plans Compliance: %s/WD Go o N F;AJA-L. Citv of Newport Beach Verification Approved on: 7/a3 Approved by: Ere i(„a---1-j Signature: �� HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 89 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: The project sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible._ Standard For Compliance: Shown on approved building plans - Compliance: oro City of Newport Beach Verification Approved on: Approved by: Signature: 7e3/07 • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 91 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of grading permits. emergency fire access to the site shall be approved by the City Public Works and Fire Departments. StandP,rd For Compliance: Shown on approved grading plans Compliance: 6i4 PEA," C.G>A Q��z,o� �G�•Ci La9 L4't% -h.)r r v .,.-et $l,..t t t (pt Afecra n • rabt 4c Weiels jorou -- 0*n. S(k • City of Newport Beach Verification Approved on: s) 7 i1:e 3 Approved by:.141.4.4.Lett it Signature: -, 7 HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 91 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of grading permits. emergency fire access to the site shall beapproved by the City Public Works and Fire Departments. Standard For Compliance: Shown on approved grading plans - Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: • • eQJeO04.ori 1 L. M-Q-'12erir0J .l%aS'�' Sae4.Q'd cs1 • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 92 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to the issuance of building permits, the project sponsor shall demonstrate that final design of the project shall provide for the incorporation of water -saving devices for project lavatories and other water -using facilities. The project sponsor will also comply with any other City adopted water conservation policies. Standard For Compliance: Shown on approved building plans Compliance: BSKIpb . ADO ens Fo,lct- City of Newport Beach Verification Approved on: 3 o Approved by: Signature: _,�,, HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 93 Timing For Completion: Prior to Issuance of Each Grading Permit Text of Mitigation Measure: Prior to issuance of grading permits. a master plan of water and sewer facilities shall be prepared for the site. The Project Sponsor sahll verify the adequacy of existing water and sewer facilities and construct any modifications or facilities necessitated by the proposed project development. Standard For Compliance: Approved master plan of water and sewer facilities Compliance: City of Newport Beach Verification Approved on: 7— j _ a 3 Approved by: /2 j v7 T Signature: • • l J411.4rJ.c,sP=, 1.s.,Ti✓,Dc,r/t.sd earic,(77-r" -,"01401 410 Aces /$• aid 4 • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 94 . Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to the issuance of building permits. the project sponsor shall demonstrate. to the satisfaction of the City Fire Department. that all buildings shall be equipped with fire suppression systems. Standard For Compliance: Shown on approved building plans.. Compliance: City of Newport Beach Verification 'Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 95 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits. the project sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding in the project site shall be designated as fire lanes. and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: 61-1 (03 Approved by: K. M Letwo Signature: • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 96 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit, the project sponsor shall demonstrate to the City that the thermal integrity of new buildings are improved with automated time clocks or occupant sensors to reduce the thermal load. Standard For Compliance: Shown on approved building j+ians Compliance: OS#'P O0-DLO ekN �N City of Newport Beach Verification on:.pproved pproved by: / /. ') Signature: &7.1k-t jr(t/ Project: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Cogeneration Bldg, Mitigation Measure: 97 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit. the project sponsor shall demonstrate to the City that window glazing. wall insulation, and efficient ventilation methods have been incorporated into building designs. ,Standard For Compliance: Shown on approved building plans Compliance: Os 14-11) ` 1' L-D 04.) City of Newport Beach Verification Approved on: Approved by: Signature: '7/23/a7 • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 98 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit. the project sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water beater, cooking equipment, refrigerators. furnaces and boiler units. Standard For Compliance: Shown on approved building,plans Compliance: OStf-P_O isb) Le) O 0.1 RN/j-( City of Newport Beach Verification on:•pproved pproved by: ,a Signature: • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project Cogeneration Bldg. Mitigation Measure: 99 Timing For Completion: Prior to Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit. the Project Sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. • Standard For Compliance: Shown on approvedbuilding plans Compliance: City of Newport Beach Verification Approved on: 1 Approved by: Signature; • • HOAG HOSPITAL MAS'i'i R PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 100 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: The project sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. • Also. all material exported off site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. Standard For Compliance: Approved dispose! location Compliance: City of Newport Beach Verification Approved on: 7/A3 /c,S Approved by: A.tcg4 Signature: • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 101 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: 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. Standard For Compliance: Approved construction phasing and traffic control plan Compliance: City of Newport Beach Verification Approved on: Approved by; Signature: • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 101 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Jo 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 (Le.. 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. Standard For Compliance: Approved Construction phasing and traffic control plan Compliance: City of Newport Beach Verification 40 Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 102 Timing For Completion: Prior to Issuance of Each Grading Permit Text of Mitigation Measure: The Project Sponsor shall ensure that all haul routes for import or export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such routes shall be included in the above construction traffic plan. Standard For Compliance: Approved_%aul routes Compliance: City of Newport Beach Verification • • Approved on: ,7,�pp,�,�C 444,°e,.4 J L. Approved by: ,4-4`rii2-cp 44 _ v c,,a"'/-r„ID Signature: ' • • HOAG HOSPITAL MASTER PLAN • MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 102 Timing For Completion: Prior to Issuance of Each Grading Permit Text of Mitigation Measure: The Project Sponsor shall ensure that all haul routes for import or export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such `routes shall be included in the above construction traffic plan. Standard For Compliance: Approv d,hau1 routes Compliance: City of Newport Beach Verification diApproved on: 7;P45 Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 103 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The project sponsor shall provide advance written notice of temporary traffic disruptions to affected areas, businesses and the public. This notice shall be provided at least two weeks prior to disruptions. Standard For Compliance: pecT ynented in contractor/subcontractor supplemental general conditions Compliance: • City of Newport Beach Verification Approved on: Approved by: Signature: ge • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 103 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The project sponsor shall provide advance written notice of temporary traffic disruptions to affected areas. businesses and the public. This notice shall be provided at least two weeks prior to disruptions. • Standard For Compliance: -Daz imented in contractorlsubcontractor supplemental general conditions Compliance: • City of Newport Beach Verification Approved on: l/ll!%3 Approved by: , p L- V-1515yi Signature: C -L/k. HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 104 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The Project Sponsor shall ensure that construction activities requiring more than 16 truck (i.e.. multiple axle vehicle) trips per hour, such as excavation and concrete pours. shall be limited between June 1 and September' 1 to avoid traffic conflicts with beach and tourist traffic. At all other times. such activities shall be limited to 25 truck (i.e.. multiple axle vehicle) trips per hour unless otherwise approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be applied if traffic congestion problems arise. Standard For Compliance! Documented in contractor/subcontractor supplemental general - conditions r - Compliance: • City of Newport Beach Verification Approved on: Approved by: Signature: • • c_. 04,e0/e2ePb/r4 L • it/v SCJ6D idde/C:7 "3'. ]-.1-ers • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 104 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: 'The Project Sponsor shall ensure that construction activities. requiring more than 16 truck (i.e.. multiple axle vehicle) trips per hour. such as excavation and concrete pours. shall be limited between June 1 and September 1 to avoid traffic conflicts with beach and tourist traffic. At all other times. such activities shall be limited to 25 truck (i.e.. multiple axle vehicle) trips per hour unless otherwise approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be applied if traffic congestion problems arise. Standard For Compliance° Documented in contractor/subcontractor supplemental general •conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 105 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The Project Sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. • Standard For Compliance: Documented in contractor/subcontractor supplemental.gctieral- conditions Compliance: $rA„vm/24) C,, JeA-ncL J City of Newport Beach Verification Approved on: Co a 6_7 Approved by: C " 6e, /3 , f 91/44 z_ Signature: ,�..�,.,.,..zr • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 105 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The Project Sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. • Standard For;Cn ::apiiance: Documented in contractor/subcontractor supplemental gci eral conditions CompIiance: City of Newport Beach Verification Approved on: G/re4s Approved by: Acv/in Est Signature: ,� ,,,� HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 106 Timing For Completion: Prior to the Issuance of Each Grading Permit; Ongoing During Site Preparation and Grading Text of Mitigation Measure: 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. 4 Standard For 'mpliance: Shown on approved grading plans: documented ire. c•:bLractor! subcontractor supplemental general conditions. Compliance: City of Newport Beach Verification Approved on: 7 _ 0 t. --a 3 Approved by: kit- nl /3, ,. 4.f Signature: • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 107 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to issuance of grading permits. the project sponsor shall demonstrate compliance with SCAOMD Rule 403 which will require watering during the morning and evening prior to or after earth moving operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAOMD approved chemical stabilizers should be spread on construction sites or unpaved areas. Additional measures to control fugitive dust include street sweeping of roads used by construction vehicles. reduction of speeds on all unpaved roads to 15 miles per hours. suspension of operations during first and second stage smog alerts. and wheel washing before construction vehicles leave the site. Standard For.a.®anpliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification • Approved on: 7— z c 7 Approved by: Signature: cr .y . HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 108 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: Prior to issuance of any grading and building permit, the project sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing arid transit incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. Standard f'rx: Compliance: Approved trip reduction plan • Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: �c�CJ &- ' esdq t/0 T 5.604C.a e • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 108 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: Prior to issuance of any grading and building permit. the project sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures. such as ride -sharing and transit incentives. to reduce vehicle miles traveled by construction crews. .The plan shall be reviewed and approved by the City Traffic Engineer. Standard .For Compliance: Approved trip reduction plan- i Compliance: City of Newport Beach Verification *pproved on: zeinia3 pproved by: Lev, y Signature: • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 109 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Prior to issuance of a grading permit for each phase of construction, the project sponsor shall submit an analysis to the City Building Department that documents the criteria emissions factors for all stationary equipment to be used during that phase of construction. The analysis shall utilize emission factors contained in the applicable SCAOMD Handbook. The analysis shall also be submitted to the City of Newport Beach Planning Department for review and approval. • Stskudard For Compliance: Approved criteria emission factors aed on SCAOMD Handbook Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: 0-3A3 • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 110 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: The project sponsor shall ensure that low emission mobile and stationary equipment is utilized during construction. and low sulfur fuel is utilized in stationary equipment; when'available. Evidence of this fact shall be provided to the City of Newport Beach prior to issuance of any grading or building permit. • Standard For Compliance: Documented in contractor/subcontractorv;elemental general nditibns Compliance: City of Newjort Beach Verification Approved on: Approved by: Signature: 7— 2 o y HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 111 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The project sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained mufflers and kept in proper tune. tandard For Compliance: Documented in contractor/subcontractrrsupplemental general renditions Compliance: City of Newport Beach Verification Approved on: 7 , — o Approved by: Signature: / 1 A-�� • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING project: Cogeneration Bldg. Mitigation Measure: 112 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: 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 noise that disturbs, or could disturb, a persons of normal sensitivity who works or resides in the vicinity. on any Sunday or any holiday. Standard For Compliance: Documented in contractor/subcons*cictor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: 7 _ 2— o 3 Approved by: G 1�A r f Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 118 Timing For Completion: Prior to the Issuance of a Building Permit Text of Mitigation Measure: For any building subject to the issuance of the building permit by the Office of the State Architect, Hoag Hospital shall submit to the State Architect a letter from the City of Newport Beach indicating that review of the construction plans has been completed and that the plans are in compliance with all City requirements. Standard For Compliance: Submit letter from State Architec Compliance: 64445(4) /be if 71!__ dS HAD e.0•0tAL,E?er /L4Ul‘k) J r I ss'k!E 6,2..40iN 6 /ol!2,r t i T 1-0 644 f`'!r✓k City of Newport Beach Verification Approved on: 4 Approved by: iejle01114 7— Signature: • • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 121 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Prior to issuance of a grading permit for each individual phase of development (i.e., I, II or III) the project sponsor shall conduct a CO hot spot analysis for the subject phase of development. This analysis shall utilize the EMFAC7EP emission factor program for the build out year of the subject phase of development, and the CALINE4 CO hot spot model or the model recommended for such analysis at that time. The results of this analysis shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project build out CO analysis. Standard For Compliance: Approved CO hot spot analysis. Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: NCR\'tV-7 HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Cogeneration Bldg. Mitigation Measure: 121 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Prior to issuance of a grading permit for each individual phase of development (i.e., I, II or III) the project sponsor shall conduct a CO hot spot analysis for the subject phase of development. This analysis shall utilize the EMFAC7EP emission factor program for the build out year of the subject phase of development, and the CALINE4 CO hot spot model or the model recommended for such analysis at that time. The results of this analysis - shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project build out CO analysis. Standard For Compliance: Approved CO hot spot anal.s Compliance: )E€ >*m,$& L a4,f-tir7 City of Newport Beach Verification Approved on: Approved by: Signature: "(ft-7AS getehircz_ J • • • • • • HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Mitigation Measure: 122 Cogeneration Bldg. Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: The methane gas facility and all building on the lower campus shall be subject to all laws and regulations applicable, including. but not limited to the Federal Regulation contained in 29 CFR 1910,-the State Health and Safety Code, Division 20. Chapter 6.95, and the regulations of OSHA and the National Fire Protection Association. Prior to the issuance of building permits on the lower campus, the project sponsor shall submit to the Newport Beach Fire Department a compliance review report of all the above referenced laws and regulations. Standard For Compliance: Shown on approved building plans Compliance: ,rvr`rc. i licl��.o e 64oCt e City of Newport Beach Verification Approved on: 5I.1103 Approved by: L. Signature: V ,I ,� Hoag Memorial Hospital Presbyterian Cogeneration Project Mitigation Measures Applicability Matrix Approved by the Planning Department March 13, 2002 • • Hoag Memoxial Hospital Presbyterian Cogeneration Project Mitigation Measures Applicability Matrix Approved by Planning Department: March 13, 2002 Mitigation Mitigation Measure Applies N/A Measure Applies N/A MM i X MM 41 Complete MM2 X MM42 AMR MM3 X MM43 X MM4 X MM 44 N/A MM 5 N/A MM 45 X MM 6 X MM 46 X MM 7 X MM 47 Complete MM 8 X MM 48 X MM9 X MM49 X MM 10 X MM 50 Complete -MM 11 AMR MM 51 Complete MM 12 X MM 52 X MM 13 X MM 53 Complete MM14 X MM54 X MM 15 X MM 55 X MM 16 Complete MM 56 X MM 17 Complete MM 57 Complete MM 18 Complete MM 58 Complete MM 19 Complete MM 59 N/A MM 20 Complete MM 60 Complete MM 21 X MM 61 Complete MM 22 X MM 62 X MM 23 Complete MM 63 X MM 24 X MM 64 X MM 25 N/A MM 65 Complete MM 26 Complete MM 66 X MM 27 Complete MM 67 Complete MM 28 AMR MM 68 X MM 29 AMR MM 69 X MM 30 N/A MM 70 X MM31 AMR MM71 X MM 32 Complete MM 72 X MM 33 X MM 73 X MM 34 N/A MM 74 X MM 35 AMR MM 75 Complete Complete Complete MM 36 X MM 76 MM 37 X MM 77 MM 38 N/A MM 78 Complete Complete Complete MM 39 X MM 79 MM 40 X MM 80 Page 1 Mitigation Measure Hoag Memorial Hospital Presbyterian Cogeneration Project Mitigation Measures Applicability Matrix Approved by Planning Department: March 13, 2002 Annlies N/A Mitigation Measure Annlies N/A MM 81 Complete MM 103 X MM 82 X MM 104 X MM 83 X MM 105 X MM 84 X MM 106 X MM 85 X MM 107 X MM 86 X MM 108 X MM 87 X MM 109 X MM 88 X MM 110 X MM 89 X MM 111 X MM 90 Complete MM 112 X MM 91 X MM 113 Complete MM 92 X MM 114 Complete MM 93 X MM 115 Complete Complete AMR MM 94 X MM 116 MM 95 X MM 117 MM 96 X MM 118 X MM 97 X MM 119 AMR MM 98 X MM 120 N/A MM 99 X MM 121 X MM 100 X MM 122 X MM 101 X MM 123 N/A MM 102 X • • • Page 2 Hoag Memorial Hospital Presbyterian Upper Campus Ancillary Services Building Renovation and Addition Mitigation Measures Matrix April 2, 2008 • • Hoag Memorial Hospital Presbyterian Upper Campus Ancillary Services Building Renovation and Addition/Structural Upgrade Mitigation Measures Matrix * April 2, 2008 Mitigation Measure Applies Mitigation Status Measure Applies Status MM 1 X Complete MM 36 N/A MM 2 X Complete MM 37 OSHPD MM 3 X Complete MM 38 X Complete MM 4 OSHPD MM 39 X See Noise Assessment MM 5 N/A MM 40 OSHPD MM 6 X Complete MM 41 X See Noise Assessment MM 7 X Complete MM 42 AMR MM 8 X Complete MM 43 X Complete MM 9 X Complete MM 44 N/A MM 10 X . Complete MM 45 X Complies MM 11 AMR MM 46 N/A MM 12 X Complete MM 47 Complete MM 13 X Complete MM 48 N/A MM 14 N/A MM 49 X In Compliance MM 15 AMR MM 50 N/A MM 16 X Complete MM 51 N/A MM 17 X Complete MM 52 X Complete MM 18 X Complete MM 53 X** N/A Per MM 52 MM 19 X Complete MM 54 X** N/A Per MM 52 MM 20 X Complete MM 55 X** N/A Per MM 52 MM 21 N/A MM 56 X Submitted MM 22 N/A MM 57 N/A MM 23 X Complete MM 58 X 'Complete MM 24 X Complete MM 59 N/A MM 25 X One -Time Compliance MM 60 N/A MM 26 N/A MM 61 N/A MM 27 X One -Time Compliance MM 62 X Submitted MM 28 AMR MM 63 X Complete MM 29 AMR MM 64 N/A MM 30 N/A MM 65 N/A MM 31 AMR MM 66 X** N/A Per MM 52 MM 32 X One -Time Compliance MM 67 X Complete MM 33 X Complete MM 68 N/A. MM 34 N/A MM 69 X Complete MM 35 AMR MM 70 N/A • • Hoag Memorial Hospital Presbyterian Upper Campus Ancillary Services Building Renovation and Addition Mitigation Measures Matrix* April 2, 2008 Mitigation Mitigation Measure Applies Status Measure Applies Status MM 71 N/A MM 98 OSHPD MM 72 N/A MM 99 OSHPD MM 73 X** N/A Per MM 52 MM 100 X Complete MM 74 X** N/A Per MM 52 MM 101 X Complete MM 75 N/A MM 102 X Complete MM 76 N/A MM 103 X Complete MM 77 Complete MM 104 X Complete MM 78 Complete MM 105 X Complete MM 79 N/A MM 106 X Complete MM 80 Complete MM 107 X Complete MM 81 Complete MM 108 X Complete MM 82 X Submitted MM 109 X Complete MM 83 X Complete MM 110 X On -going MM 84 AMR MM 111 X On -going MM 85 X Complete MM 112 X On -going MM 86 X Submitted/Pending MM 113 X Complete MM 87 N/A MM 114 X Complies MM 88 OSHPD MM 115 X See Noise Assessment MM 89 OSHPD MM 116 X Complete MM 90 N/A MM 117 AMR MM 91 X Complete MM 118 X On -going MM 92 OSHPD MM 119 AMR MM 93 OSHPD MM 120 X See Noise Assessment MM 94 OSHPD MM 121 X Complete MM 95 X Complete MM 122 N/A MM 96 OHSPD MM 123 N/A MM 97 OHSPD * Building permit activity is on -going, therefore information in this Matrix reflects that activity which has occurred up to March 31, 2008. ** Applicability dependent upon findings of report for Mitigation Measure # 52. OSHPD is the Office of Statewide Health Planning and Development responsible for building plan check. 40 AMER is the Annual Monitoring Report. Measure required to be fulfilled in conjunction with Development Agreement Annual Review. Page 2 • Hoag Memorial Hospital Presbyterian Upper Campus Ancillary Services Building Renovation and Addition Mitigation Measures Matrix Dated November 4, 2006 Approved by the Planning Department November 21, 2006 • • • • • Hoag Memorial Hospital Presbyterian Upper Campus Ancillary Services Building Renovation and Addition Mitigation Measures Applicability Matrix November 4, 2006 Approved by Planning Department November 21, 2006 Mitigation Mitigation, Measure Applies* N/A** Measure Applies* N/A** MM 1 . X MM 36 N/A MM 2 X MM 37 OSHPD MM 3 X •• MM 38 • -X MM 4 OSHPD MM 39 X MM 5 N/A MM 40 OSHPD MM6 X MM41 X. MM 7 X MM 42 AMR. MM8 X MM43 X MM9 X MM44 N/A MM 10 X MM45 X . MM 11 AMR MM 46 N/A MM 12 X MM 47 Complete NIA MM 13 X MM 48 MM 14 X MM 49 X MM 15 . AMR MM 50 Complete Complete MM 16 Complete MM51 MM 17 Complete MM 52 X MM 18 Complete MM 53 X*** MM 19 Cmnplete MM S4 X*** MM 20 Complete MM 55 X*** MM 21 X MM 56 X MM 22 X MM 57 Complete Complete N/A MM 23 Complete MM 58 MM 24 X MM 59 _ MM 25 X • • - MM 60 Complete Complete MM 26 Complete • MM 61 MM27 X - MM62 X MM 28 AMR : • MM 63 X MM 29 AMR MM64 • • N/A MM 30 N/A . MM 65 Complete MM 31 AMR _ MM 66 X*** MM 32 X MM 67 Complete N/A. MM33 X . MM68 MM34 N/A MM69 X MM35 AMR MM70 N/A Hoag Memorial Hospital Presbyterian Upper Campus Ancillary Services Building Renovation and Addition Mitigation Measures Applicability Matrix, Continued November 4, 2006 Approved by Planning Department: November 21, 2006 Mitigation Mitigation . Measure Applies* N/A** Measure Applies* N/A** MM 71 N/A MM 98 OSHPD MM 72 N/A MM 99 OSHPD MM 73 X*** MM 100 X MM 74 X*** MM 101 X MM 75 Complete MM 102 X MM 76 Complete MM 103 - X MM 77 Complete MM 104 X MM 78 Complete MM 105 X MM 79 Complete MM 106 X MM 80 Complete MM 107 X MM 81 Complete MM 108 X MM 82 X MM 109 X MM 83 X MM 110 X MM 84 AMR MM 111 X MM 85 X MM 112 X MM 86 X MM 113 Complete MM 87 N/A MM 114 X MM 88 OSHPD MM 115 X MM 89 MM 116 Complete OSHPD MM 90 Complete MM 117 AMR MM91 .X MM 118 X MM 92 MM 119 AMR OSHPD MM 93 OSHPD MM 120 N/A MM 94 MM 121 X . OSHPD MM 95 X MM 122 N/A MM 96 OHSPD MM 123 N/A MM 97 OHSPD * OSHPD = Office of Statewide Health Planning and Development responsible for building plan check **AMR = Annual Monitoring Report. Measure required to be fulfilled in conjunction with Development Agreement Annual Review *** Applicability dependent upon findings of report for Mitigation Measure # 52 Page 2 • • • • • e Noise Assessment For: HOAG HOSPITAL MASTER PLAN CITY OF NEWPORT BEACH Prepared For: BONTERRA CONSULTING 151 Kalmus Drive, Suite E-200 Costa Mesa, CA 92626 Submitted By: MESTRE GREVE ASSOCIATES Fred Greve P.E. Matthew B. Jones, P.E. 27812 El Lazo Road Laguna Niguel, CA 92677 949.349.0671 Fax 949.349.0679 September 12, 2007 Report #07-158.B • • • Mestre Greve Associates Hoag Hospital Master Plan Page i Table Of Contents 1.0 EXISTING SETTING 1 1.1 Project Description 1 1.2 Background Information on Noise 5 1.2.1 Noise Criteria Background 5 1.2.2 Noise Assessment Metrics 7 1.3 Noise Criteria 10 1.3.1 City of Newport Beach Noise Element 10 1.3.2 City of Newport Beach Noise Ordinance 10 1.3.3 Hoag Hospital Development Agreement 13 1.4 Existing Noise Measurements 14 1.4.1 Grease Pit Cleaning 17 1.4.2 Loading Dock Activities 18 1.4.3 Mechanical Equipment 19 1.4.4 Cogeneration Plant 20 1.4.5 General Ambient Measurements 22 1.5 Existing Roadway Noise Levels 24 2.0 POTENTIAL NOISE IMPACTS 27 2.1 Noise Impact Criteria 27 2.2 Temporary Impacts 28 2.2.1 On -Site Construction Noise 28 2.3 Long Term Off -Site Impacts 30 2.3.1 Traffic Noise Impacts Due to Project 30 2.3.2 Traffic Noise Impacts With Project Alternative 35 2.3.3 Traffic Noise Level Changes with Project vs. Alternative 40 2.3.4 Cumulative Traffic Noise Impacts 41 2.3.5 Noise Impacts from On -Site Activities 41 Grease Pit Cleaning 42 Mechanical Equipment 42 Loading Dock Activity 46 Cogeneration Facility 46 2.3.6 Changes in the Development Agreement/PC Text 48 2.4 Long -Term On -Site Noise Impacts 50 2.5 Comparison of impacts with 1991 EIR 51 3.0 MITIGATION MEASURES 52 3.1 Temporary Impacts 52 3.1.1 General Construction Noise 52 3.2 Long Term Off -Site Impacts 52 3.2.1 Traffic Noise 52 3.2.2 On -Site Activities 52 Mechanical Equipment 52 • • • Mestre Greve Associates Hoag Hospital Master Plan Page ii Table Of Contents (Continued) Loading Dock 53 Grease Trap 58 Cogeneration Facility 59 3.3 Long Term On -Site Impacts 59 3.3.1 Outdoor Traffic Noise Mitigation 59 3.3.2 Indoor Traffic Noise Mitigation 60 4.0 UNAVOIDABLE NOISE IMPACTS 62 APPENDIX 63 Traffic Data Used for Noise Modeling 64 Existing Traffic Noise Levels 78 Traffic Noise Level CNEL Changes and Future Levels With Project 81 Traffic Noise Level CNEL Changes and Future Levels With Project Alternative 87 Traffic Noise Level CNEL Changes With Project vs. Project Alternative 93 • • • Mestre Greve Associates Hoag Hospital Master Plan Page iii List of Tables Table 1 Hoag Hospital Campus Development Summary 1 Table 2 City Of Newport Beach Noise Ordinance Standards 12 Table 3 Noise Measurement Results For Cogeneration Facility (dBA) 20 Table 4 General Ambient Noise Measurements 24 Table 5 Existing Roadway Traffic Noise Levels 25 26 31 32 32 33 35 36 37 38 Table 10 Traffic Noise CNEL Changes with Project vs. Project Alternative (dB) 40 Table 11 Comparison of Noise Limits 48 Table 12 Future Traffic Noise Levels Impacting Project 50 Table 5 (Continued) Existing Roadway Traffic Noise Levels Table 6 Traffic Noise CNEL Changes With Project (dB) Table 6 (Continued) Traffic Noise CNEL Changes With Project (dB) Table 7 Future Traffic Noise Levels With Project Table 7 (Continued) Future Traffic Noise Levels With Project Table 8 Traffic Noise CNEL Changes With Project Alternative (dB) Table 8 (Continued) Traffic Noise CNEL Changes With Project Alternative (dB) Table 9 Future Traffic Noise Levels With Project Alternative Table 9 (Continued) Future Traffic Noise Levels With Project Alternative Table A-1 Table A-2 Table A-3 Peak Hour Volumes as Percentage of ADT Used to Calculate ADT's Table A-4 Traffic Distribution Used for Traffic Noise Modeling Table A-5 Existing Traffic Noise Levels Table A-6 Traffic Noise CNEL Changes With Project Table A-7 Future Traffic Noise Levels With Project Table A-8 Traffic Noise CNEL Changes With Project Alternative Table A-9 Future Traffic Noise Levels With Project Alternative Average Daily Traffic Volume and Speed Data Used For Noise Modeling 65 Peak Hour Volumes as Percentage of ADT From Data Provided 69 72 77 78 81 84 87 90 Table A-10 Traffic Noise CNEL Level Changes With Project vs. Project Alternative (dB) 93 Mestre Greve Associates Hoag Hospital Master Plan Page iv List of Exhibits Exhibit 1 Vicinity Map 2 Exhibit 2 Loading Dock Area 4 Exhibit 3 Typical A -Weighted Noise Levels 6 Exhibit 4 Typical Outdoor Noise Levels 9 Exhibit 5 City of Newport Beach Noise Standards 11 Exhibit 6 Existing Noise Source Measurement Locations 16 Exhibit 7 Cogeneration Facility Noise Measurement Locations 21 Exhibit 8 General Ambient Noise Measurement Locations 23 Exhibit 9 Construction Equipment Noise Levels 29 Exhibit 10 Acoustic Louver Locations 45 Exhibit 11 Reconfigured Loading Dock 57 Mestre Greve Associates Hoag Hospital Master Plan Page 1 1.0 EXISTING SETTING 1.1 Project Description Hoag Hospital is an existing facility located at One Hoag Drive in the City of Newport Beach. The facility is a 409-bed acute care, not for profit hospital. Exhibit 1 presents a vicinity map showing the location of the facility. The site is bounded by Hospital Road to the north, West Coast Highway to the south, and Newport Boulevard to the east. Residential development abuts the western edge of the Upper Campus and open space is to the west of the Lower Campus. Superior Avenue is the closest major street to the west. The approximately 38-acre site is split into two planning areas, the 17.57 acre Upper Campus and the 20.41 acre Lower Campus. The Lower Campus is the portion of the site located along the north side of Pacific Coast Highway. The Upper Campus is the portion of the site south of Hospital Road. The Project proposes to allow greater flexibility in the placement of development on the project site, specifically to allow square footage currently allocated for the Lower Campus to be constructed on the Upper Campus. The Project would transfer up to 225,000 square feet of medical uses from the Lower Campus to the Upper Campus. A Project Alternative is assessed that would allow the transfer of up to 150,000 square feet from the Lower Campus to the Upper Campus. Table 1 presents a summary of the development at Hoag Hospital under existing conditions and future conditions with and without the Project. The campus is currently developed with 886,270 square feet of medical uses and 409 hospital beds. The Upper Campus consists of 698,121 square feet of development and the Lower Campus consists of 188,149 square feet of development. Table 1 rioag Hospital campus uevelopment summary Existing Without Project Increase Total With Project Increase Total With Alternative Increase Total Hospital Beds 409 0 409 76 485 76 485 Upper Campus TSF Lower Campus TSF 698.1 188.1 67.2 765.3 389.7 577.9 292.2 990.3 164.7 352.9 217.2 915.3 239.7 427.9 Total TSF 886.3 457.0 1,343.2 457.0 1,343.2 457.0 1,343.2 TSF-Thousand Square Feet t The increase and total development for the upper and lower campus shown is the maximum increase for either campus. However, the total increase and total development cannot exceed the amount shown in the last row of the columns. Mestre Greve Associates Exhibit 1 Vicinity Map • • • Mestre Greve Associates Hoag Hospital Master Plan Page 3 Under the current City of Newport Beach General Plan, development at the hospital can be increased by 456,968 square feet to 1,343,238 square feet. The Project does not propose to change this. Without the Project, an additional 67,228 square feet would be added to the Upper Campus and an additional 389,740 square feet would be added the Lower Campus (assuming no transfer of the maximum of 225,000 square feet). With the Project, 292,228 square feet of development would be added to the Upper Campus and 164,740 square feet of development would be added to the Lower Campus. With the Project Alternative, 217,228 square feet of development would be added to the Upper Campus and 239,740 square feet of development would be added to the Lower Campus (assuming transfer of the maximum of 150,000 square feet). The number of beds in the hospital is not restricted as long as the addition of beds does not create any new unanticipated traffic impacts. For purposes of the traffic study assumptions were made about future conditions with and without the proposed Project for trip generation. The bed counts presented in Table 1 reflect the assumptions used in the traffic study. Without the Project, the bed count at the hospital would be expected to remain unchanged. With the Project, or the Project Alternative, the bed count of the hospital is projected to increase by 76 beds from 409 to 485. Utilization of a 76-bed increase for the Project Alternative is considered conservative given the proposed Project would reallocate more square footage than the Alternative. Note that the Project only proposes modifying the allowable development on the Hoag Hospital Campus and does not propose any specific projects. Additionally, the Applicant is requesting an amendment of the Development Agreement to eliminate the 55 dBA noise level restriction at the Hoag Hospital property line that is currently contained in the "Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations" (PC Text). The noise generated from Hoag Hospital would be governed by the City Noise Ordinance except as otherwise noted below and with reference to an exhibit reproduced here as Exhibit 2. 1. The applicable noise standard at the Hoag Hospital property line adjacent to the loading dock shall be as follows: 7AM-10PM 10PM-7AM Daytime Nighttime 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. This report analyses the potential noise impacts from the proposed Project including the proposed changes to the Development Agreement. Background information on noise and community noise assessment criteria is presented first. This is intended to give the reader a greater understanding of noise and the criteria used to assess potential impacts from noise. Existing noise levels are presented to describe the existing noise environment. Potential noise impacts during construction and operation are examined, and measures to mitigate impacts are described where significant impacts are identified. LEGEND PROPERTY LINE AS IDENTIFIED IN SECTION M.1., DISTRICT REGULATIONS LOADING DOCK AREA AS IDENTIFIED IN SECTION M.2., DISTRICT REGULATIONS COGEN PLANT LOWER CAMPUS 210 PARIS LANE 210 LILLIEIANE MODULAR OFFICES Note: Buildings labeled for identification purposes only LOADING DOCK NOISE STANDARDS HOAG MEMORIAL HOSPITAL PRESBYTERIAN Mestre Greve Associates 230U1 MANE LOADING DOCK AREA ACCESS GATE 270 CAGNEYLANE R ADVAN C LIDO+ GI AND FUTUREFERENCE CEUROSCIENCES OUIP• RENT SERVICES UPPER CAMPUS POWER PLANT ANCILLARY BUILDING 260CAGNEYIAN 280 CAGNEY LANE -GATED RE •CCESS . CON 0•ENC CENTER PARKING RE CANCER CENTER WEST BLDG HOSPITAL ROAD NORTH PARKING STRUCTURE ` WOMEN'SPAVILLION ORIGINAL1952 BUILDING FUTURE CRIRCALCARE BUILDING NORTH 08.10.07 Exbibit 2 Loading Dock Area Mestre Greve Associates Hoag Hospital Master Plan Page 5 1.2 Background Information on Noise 1.2.1 Noise Criteria Background Sound is technically described in terms of the loudness (amplitude) of the sound and frequency (pitch) of the sound. The standard unit of measurement of the loudness of sound is the decibel (dB). Decibels are based on the logarithmic scale. The logarithmic scale compresses the wide range in sound pressure levels to a more usable range of numbers in a manner similar to the Richter scale used to measure earthquakes. In terms of human response to noise, a sound 10 dB higher than another is judged to be twice as loud; a sound 20 dB higher is perceived to be four times as loud; and so forth. Everyday sounds normally range from 30 dB (very quiet) to 100 dB (very loud). Since the human ear is not equally sensitive to sound at all frequencies, a special frequency - dependent rating scale has been devised to relate noise to human sensitivity. The A -weighted decibel scale (dBA) performs this compensation by discriminating against frequencies in a manner approximating the sensitivity of the human ear. Community noise levels are measured in terms of the "A -weighted decibel," abbreviated dBA. Exhibit 3 provides examples of various noises and their typical A -weighted noise level. Sound levels decrease as a function of distance from the source as a result of wave divergence, atmospheric absorption and ground attenuation. As the sound wave form travels away from the source, the sound energy is dispersed over a greater area, thereby dispersing the sound power of the wave. Atmospheric absorption also influences the levels that are received by the observer. The greater the distance traveled, the greater the influence and the resultant fluctuations. The degree of absorption is a function of the frequency of the sound as well as the humidity and temperature of the air. Turbulence and gradients of wind, temperature, and humidity also play a significant role in determining the degree of attenuation. Intervening topography can also have a substantial effect on the effective perceived noise levels. Noise has been defined as unwanted sound and it is known to have several adverse effects on people. From these known effects of noise, criteria have been established to help protect the public health and safety and prevent disruption of certain human activities. This criteria is based on known impacts of noise on people, such as hearing loss, speech interference, sleep interference, physiological responses and annoyance. Each of these potential noise impacts on people are briefly discussed in the following narratives: SOUND LEVELS AND LOUDNESS OF ILLUSTRATIVE NOISES IN INDOOR AND OUTDOOR ENVIRONMENTS Numbers in Parentheses are the A -Scale Weighted Sound Levelst for that Noise Event dB(A) t OVER-ALL LEVEL CHARACTERIZATION COMMUNITY (Outdoor) HOME OR INDUSTRY LOUDNESS Human Judgement of Different Sound Levels 130 Military Jet Aircraft Take -Off With After- Burner From Aircraft Cartier @ 50 Ft. (130) Oxygen Torch (121) 120 dB(A) 32 Times as Loud 120 110 UNCOMFORTABLY LOUD Ambulance Siren (120) Concord Takeoff (113)• Leaf Blower Qi0) Riveting Machine (110) Baby Crying on Shoulder (110) Rocko-N-Roll Band (108-114) 110 dB(A) 16 Times as Loud 100 Boeing 747-200 Takeoff (I01)• 100 dB(A) 8 Times as Loud 90 VERY LOUD Power Mower (96) DC-10 30 Takeoff (96)• Motorcycle @25 Ft. (90) Newspaper Press (97) Shouted Commotion (90) 90 dB(A) 4 Times as Loud 80 Car Wash @ 20 Ft. (89) Boeing 727 w/ Hushkff Takeoff (96)• Diesel Truck, 40 MPH @ 50 Ft. (84) Diesel Train, 45 MPH @ 100 Ft. (83) Food Blender (88) Mining Machine (85) Garbage Disposal (80) 80 de(A) 2 Times as Loud 70 MODERATELY LOUD Passenger Car, 65 MPH @ 25 Ft. (77) Freeway @ 50 Ft. From Edge (70-82) Boeing 757 Takeoff (76)• Living Room Music or TV (70-75) Vacuum Cleaner (65-65) 70 dB(A) 60 Propeller Airplane Takeoff (67)• Air Conditioning Unit @ 100 Ft. (60) Sewing Machine (60) Dishwasher (55-70) Normal Conversation (60-65) 60 dB(A) V2 as Loud 50 QUIET Large Transformers @ 100 Ft. (50) Refridgerator (50) 50 dB(It) V4 as loud 40 Bird Calls (44) Quiet Residential Area (40) 40 dB(A)1/8 as Loud 30 20 JUST AUDIBLE DesertPoytloat Nightaves(20) Whispering at 5 feet (20) 10 THRESHOLD OF HEARING t Sound R'essule Level Reference: 0.0002 Miaobars *Aircraft takeoff noise measured 6,500 meters from beginning of takeoff roll 0SOURCES: League for the Hard of Hearing, www. Ihh.org Handbook of Noise Control, Edited by Cyril Harris,1979 Noise And Vibration Control Leo L Beranek, 1971 Airaaft Levels From FAA Advisory Circular AC-36-3G Measurements by Mestre Greve Associates Mestre Greve Associates EKHIBI'r 3 TYPICAL A -WEIGHTED NOISE LEVELS • • Mestre Greve Associates Hoag Hospital Master Plan Page 7 HEARING LOSS is not a concern in community noise situations of this type. The potential for noise induced hearing loss is more commonly associated with occupational noise exposures in heavy industry or very noisy work environments. Noise levels in neighborhoods, even in very noisy airport environs, are not sufficiently loud as to cause hearing loss. SPEECH INTERFERENCE is one of the primary concerns in environmental noise problems. Normal conversational speech is in the range of 60 to 65 dBA and any noise in this range or louder may interfere with speech. There are specific methods of describing speech interference as a function of distance between speaker and listener and voice level. SLEEP INTERFERENCE is a major noise concern for traffic noise. Sleep disturbance studies have identified interior noise levels that have the potential to cause sleep disturbance. Note that sleep disturbance does not necessarily mean awakening from sleep, but can refer to altering the pattern and stages of sleep. PHYSIOLOGICAL RESPONSES are those measurable effects of noise on people that are realized as changes in pulse rate, blood pressure, etc. While such effects can be induced and observed, the extent is to which these physiological responses cause harm or are signs of harm is presently unknown. ANNOYANCE is the most difficult of all noise responses to describe. Annoyance is a very individual characteristic and can vary widely from person to person. What one person considers tolerable can be quite unbearable to another of equal hearing capability. 1.2.2 Noise Assessment Metrics The description, analysis and reporting of community noise levels around communities is made difficult by the complexity of human response to noise and the myriad of noise metrics that have been developed for describing noise impacts. Each of these metrics attempts to quantify noise levels with respect to community response. Most of the metrics use the A -Weighted noise level to quantify noise impacts on humans. A -Weighting is a frequency weighting that accounts for human sensitivity to different frequencies. Noise metrics can be divided into two categories: single event and cumulative. Single -event metrics describe the noise levels from an individual event such as an aircraft fly over or perhaps a heavy equipment pass -by. Cumulative metrics average the total noise over a specific time period, which is typically 1 or 24-hours for community noise problems. For this type of analysis, cumulative noise metrics is typically used. Several rating scales have been developed for measurement of community noise. These account for: (1) the parameters of noise that have been shown to contribute to the effects of noise on man, (2) the variety of noises found in the environment, (3) the variations in noise levels that occur as a person moves through the environment, and (4) the variations associated with the time of day. They are designed to account for the known health effects of noise on people described previously. Based on these effects, the observation has been made that the potential for a noise to impact people is dependent on the total acoustical energy content of the noise. A number of • • • Mestre Greve Associates Hoag Hospital Master Plan Page 8 noise scales have been developed to account for this observation. The two most predominate noise scales are the: Equivalent Noise Level (LEQ) and the Community Noise Equivalent Level (CNEL). These scales are described in the following paragraphs along with the LDN and L(%) scales that are also used for community noise assessment. LEQ is the sound level corresponding to a steady-state sound level containing the same total energy as a time -varying signal over a given sample period. LEQ is the "energy" average noise level during the time period of the sample. LEQ can be measured for any time period, but is typically measured for 1 hour. This 1-hour noise level can also be referred to as the Hourly Noise Level (HNL), which is the energy average of all the events and background noise levels that occur during that time period. CNEL, Community Noise Equivalent Level, is the predominant rating scale now in use in California for land use compatibility assessment. The CNEL scale represents a time weighted 24-hour average noise level based on the A -weighted decibel. Time weighted refers to the fact that noise which occurs during certain sensitive time periods is penalized. The evening time period (7 p.m. to 10 p.m.) penalizes noises by 5 dBA, while nighttime (10 p.m. to 7 a.m.) noises are penalized by 10 dBA. These time periods and penalties were selected to reflect people's increased sensitivity to noise during these time periods. A CNEL noise level may be reported as a "CNEL of 60 dBA," "60 dBA CNEL," or simply "60 CNEL." Typical noise levels in terms of the CNEL scale for different types of communities are presented in Exhibit 4. Ldn, the day -night scale is similar to the CNEL scale except that evening noises are not penalized. It is a measure of the overall noise experienced during an entire day. The time -weighted refers to the fact that noise that occurs during certain sensitive time periods is penalized. In the Ldn scale, those noise levels that occur during the night (10 pm to 7 am) are penalized by 10 dB. This penalty was selected to attempt to account for increased human sensitivity to noise during the quieter period of a day, where resting at home and sleep are the most probable activities. L(%) is a statistical method of describing noise which accounts for variance in noise levels throughout a given measurement period. L(%) is a way of expressing the noise level exceeded for a percentage of time in a given measurement period. For example since 5 minutes is 25% of 20 minutes, L25 is the noise level that is equal to or exceeded for five minutes in a twenty -minute measurement period. The L50 noise level is the median noise level. For half of the measurement period the noise level exceeds the L50 and for half the noise level is less than the L50. The L90 is considered the background noise level and is the level exceeded 90% of the time. CNEL Outdoor Location — 90— _ < Apartment Next to Freeway 3/4 Mile From Touchdown at Major Airport —80— Downtown With Some Construction Activity Urban High Density Apartment — 70— <----Urban Row Housing on Major Avenue — 60——Old Urban Residential Area —50 ——Wooded Residential *—Agricultural Crop Land —40- Rural Residential *----- Wildemess Ambient — 30— Source: US. Environmental Protection Agency, "Impact Characterization of Noise Including Implications of Identifying and Achieving Levels of Cumulative Noise Exposure," EPA Report Ni1D 73.4,1973. Mestre Greve Associates EXHIBIT4 TYPICAL OUTDOOR NOISE LEVELS • • • Mestre Greve Associates Hoag Hospital Master Plan Page 10 1.3 Noise Criteria The Noise Ordinance and Noise Element of the General Plan contain the City's policies on noise. The Noise Ordinance applies to noise on one property impacting a neighboring property. Typically, it sets limits on noise levels that can be experienced at the neighboring property. The Noise Ordinance is part of the City's Municipal Code and is enforceable throughout the City. The Noise Element of the General Plan presents limits on noise levels from transportation noise sources, vehicles on public roadways, railroads and aircraft. These limits are imposed on new developments. The new developments must incorporate the measures to ensure that the limits are not exceeded. The City of Newport Beach Noise Ordinance and Noise Element policies are presented below in Sections 1.3.1 and 1.3.2. The Hospital's Development Agreement with the City affects the noise standards that are applicable to the Hospital operations. The provisions of the agreement that apply to noise limits are discussed in Section 1.3.3. 1.3.1 City of Newport Beach Noise Element The City of Newport Beach specifies outdoor and indoor noise limits for various land uses impacted by transportation noise sources. The noise limits specified in the City's Noise Element are in terms of the Community Noise Equivalent Level (CNEL). The standard states that for residential and hospital land uses, the exterior noise exposure level shall not exceed 65 CNEL and the interior noise exposure level shall not exceed 45 CNEL. Exhibit 5 presents the complete Interior and exterior noise standards contained in the City of Newport Beach Noise Element. 1.3.2 City of Newport Beach Noise Ordinance The City of Newport Beach's 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" in that 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 substantially revised by the City in 2001 but the concept of the section was unchanged. Sections 10.28.040 and 10.28.045 are relevant to the Project in that they regulate construction noise and property maintenance noise. Effectively, these 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. Section 10.26 is the most relevant to the Project as 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 ordinance are presented below. This section was adopted in 1995. Prior to that, the City had not established any specific sound level limits. LAND USE CATEGORIES CATEGORIES USES ENERGY AVERAGE CNEL INTERIOR1 EXTERIOR2 RESIDENTIAL Single Family, Two Family, Multiple Family 453 554 65 Mobile Home 65 65 COMMERCIAL INDUSTRIAL INSTITUTIONAL Hotel, Motel, Transient Lodging 45 656 Commercial Retail, Bank, Restaurant 55 --- Office Building, Research and Development Professional Offices, City Office Building 50 "--- Amphitheater, Concert Hall Auditorium, Meeting Hall 45 ----- Gymnasium (Multipurpose) 50 ---- Sports Club 55 ----- Manufacturing, Warehousing, Wholesale, Utilities 65 --- Movie Theaters 45 ---- INSTITUTIONAL Hospital, Schools' Classroom 45 65 Church, Library 45 ----- OPEN SPACE Parks ----- 65 INTERPRETATION 1. Indoor environment exduding: Bathrooms, toilets, closets, corridors 2. Outdoor environment limited to: Private yard of single family Multi -family private patio or balcony which is served by a means of an exit from inside. Mobile home park Hospital patio Park's picnic area School's playground Hotel and motel recreation area 3. Noise level requirement with closed windows. Mechanical ventilating system or other means of natural ventilation shall be provided as part of Chapter 12, Section 1205 of UBC. 4. Noise level requirement with open windows, if they are used to meet natural ventilation requirement. 5. Exterior noise level should be such that the interior noise level will not exceed 45 CNEL 6. Except those areas around the airport within the 65 CNEL contour. SOURCE City of Newport Beach Noise Element Mestre Greve Associates EXHIBIT 5 CITY OF NEWPORT BEACH NOISE STANDARDS • • • Mestre Greve Associates Hoag Hospital Master Plan Page 12 Table 2 presents the Noise Ordinance standards presented 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 of Newport Beach 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 neighbor property. Noise levels are to be measured with A - weighting and a slow time response. Greater noise levels are permitted during the day (7 a.m. to 10 p.m.) as compared to the nighttime period (10 p.m. to 7 a.m.). Table 2 City Of Newport Beach Noise Ordinance Standards Zone Noise Metric Noise Level Not To Be Exceeded 7 a.m. to 10 p.m. 10 p.m. to 7 a.m. (daytime) (nighttime) EXTERIOR NOISE STANDARDS I Residential Leq (15 min) 55 dBA 50 dBA Lmax 75 dBA 70 dBA II Commercial Leq (15 min) 65 dBA 60 dBA Lmax 85 dBA 80 dBA III Mixed Use Residential* Leq (15 min) Lmax 60 dBA 80 dBA 50 dBA 70 dBA IV Industrial/Manufacturing Leq (15 min) Lmax 70 dBA 90 dBA 70 dBA 90 dBA INTERIOR NOISE STANDARDS I Residential Leq (15 min) Lmax 45 dBA 65 dBA 40 dBA 60 dBA III Mixed Use Residential* Leq (15 min) Lmax 45 dBA 65 dBA 45 dBA 65 dBA * Residential within 100' of a commercial property where noise is from said commercial property Section 10.26.055 "Noise Level Measurement" defines the locations where measurements can 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 4 feet from the walls, or within the frame of an open window. Section 10.26.045 sets different noise standards for 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 p.m. and 7:00 a.m. in which the • • • Mestre Greve Associates Hoag Hospital Master Plan Page 13 standard is raised to 55 dBA since the HVAC will only operate during daytime hours. Section 10.26.35 "Exemptions" presents noise sources that are exempt from the provisions of the City's Noise Ordinance. Item L directly relates to the Hoag Hospital 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 Hospital's Development Agreement, 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 section restricts these activities to between 7:00 a.m. and 6:30 p.m. Monday through Friday, and between 8:00 a.m. and 6:00 p.m. on Saturday. These activities are prohibited on Sundays and federal Holidays. 1.3.3 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: 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 Coast 1 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, • • Mestre Greve Associates Hoag Hospital Master Plan Page 14 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 the Hospital 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 the Hospital 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. The Noise Ordinance 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" (referred to as the PC Text, and 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. Mechanical equipment at the hospital cannot exceed 55 dBA at the property line under the current PC Text. 1.4 Existing Noise Measurements In comments on the Notice of Preparation, residents of the condominiums along the western border of the Upper Campus indicated that activities at the hospital's loading dock were generating excessive noise levels. Sources of noise at the loading dock include a box crusher, a trash compactor, a sterilizer, and the noise generated by trucks and delivery activities at the dock. In addition, the commenters discussed the pumping of materials from an underground tank. The hospital indicated that this was a monthly cleaning of a grease pit, which separates grease from other materials to prevent it from entering the sewer system. The grease pit is cleaned once a month on the second Saturday between 8:00 a.m. and 11:00 a.m. The loading dock operates between 7:00 a.m. and 7:00 p.m. Further, noise generated by the cogeneration facility near the corner of West Pacific Coast Highway and Superior Avenue was identified as a potential issue. Measurements were performed to assess the noise levels generated by these activities. During these measurements, it was also determined that mechanical equipment was also generating considerable noise levels at the residences. The results of these measurements are discussed in Sections 1.4.1, 1.4.2, 1.4.3, and 1.4.4 for each of these four sources. The results of the grease pit cleaning noise measurements are presented in • • • Mestre Greve Associates Hoag Hospital Master Plan Page 15 Section 1.4.1. Noise levels measured near the loading dock are presented in Section 1.4.2. Noise levels generated by mechanical equipment are presented in Section 1.4.3. Noise levels near the cogeneration facility are presented in Section 1.4.4. General ambient noise measurements were also performed to provide a general description of the existing noise environment around the Project site. The results of these measurements are presented in Section 1.4.5. The measurement survey utilized Briiel & Kjxr 2236 and 2238 automated digital noise data acquisition systems. These instruments automatically calculate both the Equivalent Noise Level (LEQ) and Percent Noise Level (L%) for any specific time period. The noise monitors were equipped with Briiel & Kjxr 1/2-inch electret microphones and was calibrated with a Briiel & Kj er calibrator with calibration traceable to the National Bureau of Standards before and after each measurement. Calibration for the instrument is performed annually and is certified through the duration of the measurements. This measurement system satisfies the ANSI (American National Standards Institute) Standards 1.4 for Type 1 precision noise measurement. Noise measurements were performed on Saturday August 13, 2005, between 8:00 a.m. and 12:00 p.m. to measure the levels generated by the grease pit cleaning and again on Wednesday August 17, 2005 between 8:30 a.m. and 1:30 p.m. to measure the noise levels generated by general loading dock activities. Exhibit 6 shows the location of the loading dock, grease pit cleaning area and the locations where noise measurements of activities were preformed. Noise levels were measured at Sites 1 and 2 on the Saturday for the grease pit cleaning and at Sites 1 and 3 on the Wednesday for the general loading dock activities. These sites were selected based on their proximity between the Hospital noise -generating uses and the residential uses. Site 1 was located on the balcony of the residence at Unit 304 of 260 Cagney Lane. The residence is located on the top (third) floor of the building. Site 2 was located at the northeast corner of the 260 Cagney Lane building and is representative of noise levels experienced at the first floor balconies of the building. Site 3 was located at the northeast corner of the 280 Cagney Lane Building. Two monitors were located at Site 3, one at 5 feet above ground level to represent noise levels experienced at first floor units and one at 15 feet above ground level to represent noise levels at second floor units. The times and locations of the noise measurements made for the cogeneration facility are presented in Section 1.4.4. The times and locations of the general ambient noise measurements are presented in Section 1.4.5. * Noise Measurement Location "R Mestre Greve Associates Exhibit 6 -Existing Noise Source Measurement Locations Mestre Greve Associates Hoag Hospital Master Plan Page 17 1.4.1 Grease Pit Cleaning The grease pit cleaning crew arrived at the site at approximately 9:20 a.m. on Saturday, August 13, 2005. The crew consisted of a van with a small trailer of equipment and a large diesel semi- trailer tanker truck. The tanker truck engine was left idling as the crew set up. The tanker truck engine generated a Leq noise level of approximately 65 to 66 dBA at Site 1 and 59 dBA at Site 2. The tanker truck engine was left idling for approximately 25 minutes as preparations were made for cleaning the grease pits. During this time, a manhole cover was removed and a small tent placed over it. The van was parked so that the trailer backed up to the tent. A fan with a water misting system was mounted on the back of the trailer and pointed towards the tent. We understand that the tent and the fan are used for odor control. There were no unusual odors observed during the cleaning. At about 9:45 a.m. the fan was turned on and run for about 15 minutes as preparations continued. During this period the combined, idling diesel tanker truck engine and fan generated a Leq noise level of approximately 66 dBA at Site 1 and 61 dBA at Site 2. At approximately 10:02 a.m., cleaning of the grease pit began. Essentially the grease trap is cleaned by placing a hose down a manhole and a pump, powered by the diesel engine of the tanker truck pumps material from the grease pit into the tanker truck. The diesel engine of the tanker truck is run, well above idling levels, to power the pump. This generated Leq noise levels between 76 and 78 dBA at Site 1 and between 70 and 73 dBA at Site 2. The pumping lasted for approximately 70 minutes with short breaks as the hose was moved between three manholes located approximately 5 to 10 feet apart which required relocation of the van and the tanker truck. Typically, this relocation took between two and four minutes. For a continuous 70- minute period, with three breaks of two to four minutes, the noise level at Site 1 was approximately 77 dBA at Site 1, 17 dB above the 60 dBA Noise Ordinance Limit, and the noise level at Site 2 was approximately 72 dBA, 12 dBA above the Noise Ordinance limit. For reference, a 10 dB difference is perceived as a doubling or halving of the noise level. Therefore, perceptually, the noise level at Site 1 during the pumping operations is almost four times greater than the Noise Ordinance limit and the noise level at Site 2 was more than double the Noise Ordinance limit. During the grease pit cleaning activity, the 80 dBA Lmax limit was exceeded three times at each site. 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 The City of Newport Beach has determined that grease trap cleaning should be considered a property maintenance activity. As discussed in Section 1.3.2, property maintenance occurring between the hours of 7:00 a.m. and 6:30 p.m. Monday through Friday, or between the hours of 8:00 a.m. and 6:00 p.m. on Saturday is exempted from the Noise Ordinance criteria. Therefore, the grease trap cleaning is exempted from the Noise Ordinance limits as long as it occurs during these hours. Property maintenance activities are prohibited on Sundays or federal holidays. • • Mestre Greve Associates Hoag Hospital Master Plan Page 18 1.4.2 Loading Dock Activities The primary source of noise at the loading dock is the arrival and departure of trucks. There is a box crusher, a trash compactor, and a sterilizer that also potentially generate noise. However, during the measurements noise generated by these pieces of equipment were not audible. The box crusher was observed to be in operation without generating a distinctly audible noise. We understand from the residents that the sterilizer does not typically generate noise. However, under certain operating conditions a pressure relief valve will vent pressurized air to the atmosphere and generate considerable noise levels. However, this activity was not observed. According to the Hospital the sterilizer is run once every two hours, the trash compactor is operated twice an hour and the box crusher is operated twice an hour. On average three trucks arrived and then departed the loading dock in an hour with six occurring during the busiest hour (8:30 a.m. to 9:30 a.m.). In addition to trucks arriving and departing the loading dock, general activity in the loading dock area also generates noise. This includes handling of materials being delivered, backup beepers, and speech communication. General traffic (i.e., non -delivery traffic) traveling on the service road also contributes substantially to the noise environment. The most significant noise event was trash removal. A truck arrived at the loading dock, backed up to the trash compactor, and then pulled the entire compactor unit onto the back of the truck (similar to the removal of a large trash dumpster), and drove away. The empty trash compactor was returned to the site some time later. The Hospital has indicated that this occurs every Monday, Wednesday, and Friday. 60 dBA Leq was exceeded for six 15-minute periods at the second floor monitor of Site 3 and for three 15-minute periods at the first floor monitor during the five hours of monitoring. The highest 15-minute Leq was 68 dBA at the second floor monitor and 64 dBA at the first floor monitor. These levels occurred during the period where the trash compactor was removed from the loading dock area. The 80 dBA Lmax threshold was not exceeded at the first floor monitor at Site 3 and was exceeded four instances at the second floor monitor. These exceedances were instantaneous exceedances during an air pressure release on a truck air break system or during an engine start. The highest Lmax at the second floor monitor was 86 dBA. At Site 1, 60 dBA Leq was exceeded every 15-minute period from 7:00 a.m. to 4:00 p.m. A strip chart of the noise level shows little or no activity before 7:00 a.m. but as soon as the gates are opened noise levels increase instantly with the increased activity. The loudest 15-minute Leq was 64 dBA. Much of the time the 15-minute Legs were less than 62 dBA. The 80 dBA Lmax criteria was exceeded five times between 7:00 a.m. and 4:00 p.m. Again, these were very short- term, in the one to two second range exceedances. The mechanical equipment noise experienced at Site 1 discussed above considerably contributes to the Leq standard exceedances. If this equipment were shut off many of the exceedances of the Leq standard at Site 1 would be eliminated and be similar to the second floor monitor at Site 3. But because the mechanical equipment is generating a relatively high noise level there does not need to be much additional noise to exceed 60 dBA Leq. Mestre Greve Associates Hoag Hospital Master Plan Page 19 Noise measurements were performed for the 1991 Hospital Expansion EIR near measurement Site 3. These measurements showed similar daytime noise levels to those measured for this analysis. This would indicate that loading dock activities and noise levels in the vicinity of the loading dock have not substantially increased since 1991. 1.4.3 Mechanical Equipment For both of the measurements, the monitor at Site 1 was set up the previous evening and set to record noise levels overnight. The dominant source of noise on the balcony observed during the set up and tear down of the monitor was mechanical equipment at the hospital. The noise level from the mechanical equipment was measured to be approximately 58 dBA with small fluctuations. During both measurements, the noise level during the night was never below 57 dBA with the 15-minute Leq noise levels of 58 dBA for almost the entire night. Occasionally some noise events resulted in slightly higher Leq levels. However, it is obvious that the operation of the mechanical equipment at the hospital results in a noise level of 58 dBA at Site 1. This is 3 dB higher than the 55 dBA District Regulations applicable to the Project and 8 dB higher than the current Noise Ordinance would allow. On both nights, the noise level at Site 1 was effectively constant until 7:00 am when noise events, vehicles passing on the service road and loading dock activity, began. This is when the gates to the service road are opened. During the Saturday measurements, the 15-minute Leq noise levels generally remained below 60 dBA when the grease trap cleaning was not being performed. However, the noise levels were just below the 60 dBA Leq level. On the Wednesday measurements the 15 minute Leq noise levels immediately jumped above 60 dBA at 7:00 a.m. and remained above 60 dBA until the monitoring was stopped at 4:00 p.m. The 15- minute Leq levels were generally between 60 and 62 dBA with the highest being 65 dBA. It appears that the mechanical equipment causing this noise is the same exhaust fan examined in the 1991 EIR. It is not apparent that noise levels from the exhaust fan have been reduced substantially from that time. Mestre Greve Associates Hoag Hospital Master Plan Page 20 1.4.4 Cogeneration Plant Hoag Hospital is in the process of completing construction of a cogeneration plant near the northeast corner of Pacific Coast Highway and Superior Avenue. This facility will generate electricity for the hospital from natural gas extracted from the ground that used to be burned off. The waste heat from the generators is then used to generate hot and chilled water for the hospital heating and cooling. 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. For the July 2 measurements, it was our understanding that the facility was in full operation including the generator engines that are enclosed in the building. Measurements were performed at the edge of the park just north of the cogeneration facility, and just outside the balconies at the south edge of the condominium building nearest to the cogeneration facility building as shown in Exhibit 7. Near the balconies, measurements were performed at 5 feet above the ground, the approximate ear level for a ground level observer, and at 20 feet above ground, the approximate ear level for a third floor observer. For the July 2, 2007 measurements, two additional sites were measured. These sites were measured at the request of the residents with concurrence from City staff. The measurements were made along the west edge of the property very near the property line. (The measurements may actually be slightly inside the property line.) Each time the measurements were made after 11:00 p.m. Noise measurements could not be made earlier because traffic noise from Pacific Coast Highway was the dominant noise source. Therefore, measurements were scheduled after 11:00 p.m. so that noise levels of the cogeneration facility could be determined between groups of cars. The noise levels from the cogeneration facility were steady. Traffic noise was still a significant noise source, and the noise measurements of the cogeneration facility were made during lulls in the traffic. The noise levels listed below in Table 3 represent the steady noise levels of the cooling fans and exhaust vents of the cogeneration facility. Table 3 Noise Measurement Results For Cogeneration Facility (dBA) October 3, November 20, July 2, Location 2006 2006 2007 1. Edge of Park 49.8 52.2 56.3 2. Nearest balcony (first floor level) 43.0 47.8 46.5 3. Nearest balcony (elevated 20') 46.1 49.8 49.2 4. NW Corner of Cogen 61.9 5. West of Cogen 69.8 • MESTREGREVE ASSOCIATES Measurement Locations Approximate Property Line Exhibit l CoGen Facility Measurement locations • • • Mestre Greve Associates Hoag Hospital Master Plan Page 22 The Noise Ordinance regulations apply to the cogeneration plant since this facility is not being considered a mechanical equipment operation that would be regulated by the current PC Text. The particular paragraph in the PC Text refers to "new mechanical appurtenances on building rooftops and utility vaults" and the cogeneration facility does not seem consistent with this description. Additionally, the residential areas (Sites 2 and 3) are within 100 feet from the Hoag Hospital property line and therefore, would be protected by the Zone 3 — Mixed Use Residential criteria. The noise criteria 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 Sites 2 and 3. Sites 1, 4, and 5 are probably best characterized as an undeveloped park use. As such, they would not be subject to any noise ordinance limits. The cogeneration noise levels at Sites 4 and 5 were measured at 61.9 and 69.8 dBA, respectively. Clearly the cogeneration plant is loudest in this area. If the PC Text was the applicable noise controlling standard at these sites, the noise level would be in excess of the 55 dBA requirement by almost 15 dBA. However, for reasons stated in the previous paragraph it does not appear that the PC Text is the controlling document for this noise. It should also be pointed out that the traffic noise and other noise sources were higher than the cogeneration plant at these sites, although at Site 5 the cogeneration plant was the dominant noise source most of the time. According to Hoag staff, within the next year, an additional cooling tower with its associated pumps will be added in the exterior cooling tower yard along Pacific Coast Highway. The plant also has space for the following future equipment; three (3) generators, one (1) absorption chiller, and one (1) electric chiller, all of which will (if added) be placed inside the building. At this time since the current cogeneration operation complies with the Noise Ordinance, the addition of equipment becomes a future compliance issue. Additional noise measurements will be warranted when the facility is in full operation to ensure that it remains in compliance. The cogeneration facility is completely permitted at this time. The City will have the right to require noise mitigation of the facility only if the cogeneration facility is shown to not be compliance with the Noise Ordinance. 1.4.5 General Ambient Measurements To provide a general description of the existing noise environment in and around the Project site, ambient noise measurements were made on Monday November 21, 2005 between 4:00 p.m. and 6:00 p.m. at three locations shown in Exhibit 8. The purpose of the general ambient measurements is to document typical existing daytime noise levels in the area of the Project and determine if there are any additional unusual noise sources in the Project area that need to be addressed. The results of the noise measurements presented are not used in the determination of impacts. For traffic noise impacts, modeled traffic noise levels are utilized to determine impacts. For impacts from other noise sources, source specific data is used. •11-: , -.1r.t4„r_..--t.-°-.4"P"." - ‘.f?" i . •• t , � a o:a • • +' 1 f, si- f 1 Mestre Greve Associates Exhibit 8 - General Ambient Noise Measurement Locations Mestre Greve Associates Hoag Hospital Master Plan Page 24 Table 4 presents the results of the measurements. The data presented in the table includes average noise level (Leq), maximum noise level (Lmax) and minimum noise level (Lmin) measured during each measurement period. The L10, L50 and L90 noise levels are presented as well. These are L% values; that is, the noise level that was exceeded for a percentage of the measurement period. The L50 is the median noise level. Half the time the noise level is above the L50 and half the time it is below. The L90 is the nose level exceeded 90 percent of the time and is considered the background noise level. Table 4 General Ambient Noise Measurements Measured Noise Level (dBA) Site Start Time Leq Lmax L'10 L50 L90 Lmin 1 4:16 PM 68.0 79.9 71.0 66.5 60.5 54.8 2 4:56 PM 62.9 76.0 65.0 61.0 57.5 55.2 3 5:44 PM 53.6 66.3 55.5 52.5 50.5 49.4 Noise levels at all three general noise measurement sites were dominated by traffic noise. Site 1 was located on the east side Superior Avenue in the condominium development just north of Sunset View Park. Traffic on Superior Avenue and to a lesser extent, Pacific Coast Highway were the dominant sources of noise. A large truck passing by on Superior Avenue resulted in the maximum noise level measured. Activities of persons in the park, generally walking and talking, also contributed to the noise environment along with insects. Site 2 was located on the east side of Sunset View Park just west of Hoag Road. Distant traffic on Newport Boulevard and Pacific Coast Highway were the dominant source of noise at the site. 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. S Site 3 was located to the east of the Hospital across Newport Boulevard, along old Newport Boulevard near the corner of Catalina Drive. Traffic on Newport Boulevard was the dominant source of noise with intermittent traffic on old Newport Boulevard also generating considerable levels of noise. A bus passing on old Newport Boulevard generated the maximum measured noise level. 1.5 Existing Roadway Noise Levels The highway noise levels projected in this report were computed using the Highway Noise Model published by the Federal Highway Administration ("FHWA Highway Traffic Noise Prediction Model," FHWA-RD-77-108, December, 1978). The FHWA Model uses traffic volume, vehicle mix, vehicle speed, and roadway geometry to compute the "equivalent noise level." A computer code has been written which computes equivalent noise levels for each of the time periods used in the calculation of CNEL. Weighting these equivalent noise levels and summing them gives the CNEL for the traffic projections used. CNEL contours are found by iterating over many distances until the distances to the 60, 65, and 70 CNEL contours are found. The distances to the existing condition CNEL contours for the roadways affected by the Project site are given in Table 5. The noise levels presented in Table 5 were calculated using the • • • Mestre Greve Associates Hoag Hospital Master Plan Page 25 existing traffic volumes provided by the traffic engineer for the Project and posted speed limits. Only roadways where the Project or Alternative is projected to change noise levels by 0.5 dB or more are presented in Table 5. Existing traffic noise levels along all roadways analyzed for the Project are presented in Table A-5 of the Appendix. The contours presented in Table 5 represent the distance from the centerline of the roadway to the contour value shown. Note that the values given in Table 5 do not take into account the effect of any noise barriers or topography that may affect traffic noise levels. Table 5 Existing Roadway Traffic Noise Levels Roadway Segment 17th Street west of Superior Ave. 60.8 RW 52 113 east of Superior Ave. 63.7 38 82 177 16th Street west of Superior Ave. 55.6 RW RW 51 Industrial Way east of Superior Ave. 54.7 RW RW 44 Hospital Road east of Superior Ave. 57.2 RW 30 65 west of Hoag Dr. 56.8 RW RW 61 east of Hoag Dr. 60.0 RW 46 100 west of Newport Blvd. 60.1 RW 47 102 Pacific Coast Highway west of Orange St. 68.5 80 172 370 east of Orange St. 68.6 80 173 372 east of Hoag Dr. 63.9 39 84 181 west of Newport Blvd. SB Off Ramp 64.1 40 87 187 west of Riverside Ave. 66.7 60 129 278 east of Riverside Ave. 66.0 54 116 251 Via Lido east of Newport Blvd. 57.9 RW 34 72 Orange Street south of West Coast Hwy. 47.9 RW RW RW Prospect Street north of West Coast Hwy. 50.4 RW RW RW south of West Coast Hwy. 44.9 RW RW RW Placentia Avenue north of Hospital Rd. 61.3 RW 57 122 CNEL Distance To CNEL Contourf (feet) @ 100' t 70 CNEL 65 CNEL 60 CNEL RW — Noise contour falls within roadway right-of-way. t — From roadway centerline. Table Continued on Next Page • • Mestre Greve Associates Hoag Hospital Master Plan Page 26 Table 5 (Continued) Existing Roadway Traffic Noise Levels CNEL Distance To CNEL Contour.). (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Superior Avenue north of 17th St. 58.2 RW 35 75 south of 17th St. 63.9 39 84 182 north of 16th St.\Industrial Way 63.2 35 75 163 south of 16th St.\Industrial Way 63.2 35 76 163 north of Placentia Ave. 62.4 31 67 145 north of West Coast Hwy. 64.5 43 92 198 Balboa Boulevard south of West Coast Hwy. 60.1 RW 47 101 Hoag Drive south of Hospital Rd. 53.0 RW RW 34 north of West Coast Hwy. 51.8 RW RW RW Newport Boulevard south of Hospital Rd. 68.9 84 181 390 north of Via Lido 65.6 51 109 235 south of Via Lido 64.4 42 91 196 Riverside Avenue north of West Coast Hwy. 58.3 RW 36 77 Tustin Avenue north of West Coast Hwy. 49.3 RW RW RW Bay Shore Drive south of West Coast Hwy. 52.3 RW RW 31 Bayside Drive north of East Coast Hwy. 48.6 RW RW RW RW — Noise contour falls within roadway right-of-way. t — From roadway centerline. Table 5 shows that noise levels along 16th Street, Industrial Way, Orange Street, Prospect Street, Hoag Drive, Tustin Avenue, Bayshore Drive and Bayside Drive are minor. The 65 CNEL contour does not extend beyond the right-of-way along these roads. Traffic noise levels along 17th Street, Hospital Road, Via Lido, Placentia Avenue, Balboa Boulevard, and Riverside Avenue are moderate. Noise levels directly adjacent to these roadways exceed 65 CNEL but do not substantially exceed 70 CNEL. Noise Levels along Pacific Coast Highway, Superior Avenue and Newport Boulevard are substantial, exceeding 70 CNEL along the edge of the roadway. • s • Mestre Greve Associates Hoag Hospital Master Plan Page 27 2.0 POTENTIAL NOISE IMPACTS Potential noise impacts are commonly divided into two groups; temporary and long term. Temporary impacts are usually associated with noise generated by construction activities. Long- term impacts are further divided into impacts on surrounding land uses generated by the proposed Project and those impacts that occur at the proposed Project site. 2.1 Noise Impact Criteria Off -site impacts from on -site activities, short-term and long-term, are measured against the City of Newport Beach Noise Ordinance criteria. Noise generated during construction and operation will be required to comply with the City's Noise Ordinance. Noise generated by activities on the Project site associated with operation is also required to comply with the City's Noise Ordinance. Long-term off -site impacts from traffic noise are measured against two criteria. Both criteria must be met for a significant impact to be identified. First, Project traffic must cause a substantial noise level increase on a roadway segment adjacent to a noise sensitive land use. Second, the resulting Future -With -Project noise level must exceed the criteria level for the noise sensitive land use. In community noise assessment, changes in noise levels greater than 3 dB are often identified as substantial, while changes less than 1 dB will not be discernible to local residents. In the range of 1 to 3 dB, residents who are very sensitive to noise may perceive a slight change. In laboratory testing situations, humans are able to detect noise level changes of slightly less than 1 dB. In a community noise situation, however, noise exposures are over a long time period, and changes in noise levels occur over years, rather than the immediate comparison made in a laboratory situation. Therefore, the level at which changes in community noise levels become discernible is likely to be some value greater than 1 dB, and 3 dB appears to be appropriate for most people. An increase of 3 dB is often used as a threshold for a substantial increase. In this case, many residential areas adjacent to roadways in the Project vicinity are projected to have future noise levels approaching the 65 CNEL standard. Therefore, for this Project, a more conservative 1 dB traffic noise level increase due to the Project is considered substantial. If the Project results in more than a 1 dB increase and the future with Project noise level is in excess of the City's criteria level for the noise sensitive land use the Project will result in a significant noise impact. In this case, the criteria level is 65 CNEL for residential land uses as identified in the Noise Element. Long-term on -site impacts from traffic noise are measured against the noise standards established in the City's Noise Element. The applicable noise standards for this Project include the hospital 65 CNEL outdoor and 45 CNEL interior standards. Long-term cumulative off -site impacts from traffic noise are also measured against two criteria. Both criteria must be met for a significant impact to be identified. First, future traffic noise levels must increase by more than 3 dB compared to existing conditions on a roadway segment adjacent to a noise sensitive land use. Second, the resulting future with Project noise level must exceed the criteria level for the noise sensitive land use. In this case, the criteria level is 65 Mestre Greve Associates Hoag Hospital Master Plan Page 28 CNEL for residential land uses. 2.2 Temporary Impacts 2.2.1 On -Site Construction Noise Construction noise represents a short-term impact on ambient noise levels. Noise generated by construction equipment, including trucks, graders, bulldozers, concrete mixers and portable generators can reach high levels. The greatest construction noise levels are typically generated by heavy construction equipment. Worst -case examples of construction equipment noise at 50 feet are presented in Exhibit 9. The peak noise level for most of the equipment that will be used during the construction is 70 to 95 dBA at a distance of 50 feet. At 200 feet, the peak construction noise levels range from 58 to 83 dBA. At 400 feet, the peak noise levels range from 52 to 77 dBA. Note that these noise levels are based upon worst -case conditions. Typically, noise levels near the site will be less. Noise measurements made by Mestre Greve Associates for other projects show that the noise levels generated by commonly used grading equipment (i.e. loaders, graders and trucks) generate noise levels that typically do not exceed the middle of the range shown in Exhibit 9. The proposed Project just modifies the allowable development at the hospital and does not propose any specific construction project. Therefore, a specific analysis of noise levels generated by any construction that would be enabled by approval of this Project cannot be performed. Construction occurring within 500 feet of residential areas has the potential to exceed the City of Newport Beach Noise Ordinance noise level limits. However, the Noise Ordinance exempts construction activities from the noise level limits during specific hours of the day. Noise generating construction activities are permitted during the hours between 7:00 a.m. and 6:30 p.m. Monday through Friday and between 8:00 a.m. to 6:00 p.m. on Saturday and at no time on Sundays or federal holidays. Construction activities are not proposed outside of these hours. Therefore, construction will not result in a significant short-term noise impact. A -Weighted Sound Level (dBA) At 50 Feet Equipment 60 70 80 90 100 110 Compactor Roller Front Loader Backhoe Tractor ottomonimfdits* miimil•I lovomoom49,4,3wtoomio Grader womositostlio. Scraper Paver Truck Concrete Mixer Concrete Pump , Crane (Movable) -.- Crane (Derrick) mmoi im Pump Generator • i Compressor Pneumatic Wrench Jackhammer Rock Drill Pile Drivers (Peak Levels) Vibrator .. Saw LEGEND Noise Level Range Typical Noise Level 60 70 80 90 100 110 Sources: "Handbook of Noise Control," by Cyril Harris, 1979 "Transit Noise and Vibration Impact Assessmenr by Federal Transit Administration, 1995 Mestre Greve Associates Exhibit 9 Construction Equipment Noise Levels • • • Mestre Greve Associates Hoag Hospital Master Plan Page 30 2.3 Long Term Off -Site Impacts This section examines noise impacts from the Project on the surrounding land uses. First, potential traffic noise impacts due to the Project are examined. Changes in traffic noise levels caused by changes in traffic volumes resulting from implementation of the Project are examined. The results of this analysis are presented in Section 2.3.1. Next, potential traffic noise impacts resulting from the Project Alternative are examined in the same manner. The results of this analysis are presented in Section 2.3.2. Section 2.3.3 compares traffic noise levels with the Project to conditions with the Project Alternative. Section 2.3.4 examines cumulative traffic noise impacts. Potential impacts from noise generated on the Project site affecting nearby uses is discussed in Section 2.3.5. Noise impacts resulting from the proposed changes in the Development Agreement and PC Text are discussed in Section 2.3.6. 2.3.1 Traffic Noise Impacts Due to Project Impacts from increases in traffic noise levels due to the Project are estimated using the traffic projections presented in the traffic study prepared for the Project. By comparing the traffic volumes for different scenarios, the changes in noise levels along roadways in the vicinity of the Project can be estimated. To estimate noise level changes due to the Project, the With -Project traffic volume is compared to the Without -Project traffic volume. To estimate cumulative traffic noise level changes, the With -Project traffic volume is compared to the Existing traffic volume. Traffic volumes used to calculate the noise level changes were taken from the traffic study prepared for the Project by Linscott, Law & Greenspan engineers. The results of this analysis are presented below. Traffic noise CNEL changes with the Project are presented in Table 6. Traffic noise level changes are assessed for two scenarios: 2015 With Project, and 2025 With Project. Projected changes in traffic noise levels over existing conditions are presented along with the changes resulting from the implementation of the Project for each of the two analysis years. The change over existing conditions is how much the traffic noise CNEL levels are projected to change over current conditions due to the Project as well as other factors that will affect traffic volumes. This change is used to assess cumulative impacts discussed in Section 2.3.4. The change due to the Project is how much the future traffic noise levels are projected to change with the Project compared to the future conditions without the Project. Note that future conditions without the Project assume build out of the approved 1,343,238 square feet of the Hoag Master Plan without any reallocation of the square footage proposed by the Project. To focus on those roads that the Project affects, only those roadway segments with noise level changes due to the Project of 0.5 dB or greater (under any scenario analyzed) are presented in Table 6. Noise level increases along all roadways analyzed are presented in Table A-6 in the appendix. Traffic noise level increases due to the Project of 1 dB or more, and over existing conditions of 3 dB or more, are shown in bold -italics. Mestre Greve Associates Hoag Hospital Master Plan Page 31 Table 6 Traffic Noise CNEL Changes Roadway Segment 17th Street west of Superior Ave. east of Superior Ave. 16th Street west of Superior Ave. Industrial Way east of Superior Ave. Hospital Road east of Superior Ave. west of Hoag Dr. east of Hoag Dr. west of Newport Blvd. Pacific Coast Highway west of Orange St. east of Orange St. east of Hoag Dr. west of Newport Blvd. west of Riverside Ave. east of Riverside Ave. Via Lido east of Newport Blvd. Orange Street south of West Coast Hwy. Prospect Street north of West Coast Hwy. south of West Coast Hwy. Placentia Avenue north of Hospital Rd. Superior Avenue north of 17th St. south of 17th St. north of 16th St.\Industrial Way south of 16th St.\Industrial Way north of Placentia Ave. north of West Coast Hwy. Balboa Boulevard south of West Coast Hwy. Hoag Drive south of Hospital Rd. north of West Coast Hwy. Table continued on next page. With Project (dB) SB Off Ramp Change in 2015 Over Due to Existing Project 0.7 0.7 0.7 0.6 0.7 0.6 0.6 0.6 0.1 0.8 - 0.3 0.6 - 1.0 -0.6 - 1.3 -0.8 0.4 -0.5 0.3 -0.5 1.6 0.8 1.6 1.0 - 0.2 -0.7 0.0 -0.5 1.2 1.0 -0.9 -2.4 -2.3 -1.3 0.5 -1.3 0.7 0.8 0.7 0.8 0.7 0.7 0.7 0.7 0.7 0.7 1.6 0.7 -0.6 -1.1 0.0 -1.1 4.2 3.8 0.9 -2.2 Change in 2025 Over Due to Existing Project 1.1 0.0 0.6 0.0 0.2 0.0 0.7 0.0 1.7 1.3 -0.1 - 0.2 0.5 0.5 2.0 2.1 0.4 0.6 0.0 0.0 0.3 0.3 0.0 0.0 -0.5 -0.3 -0.1 -0.1 1.4 0.0 - 1.4 0.0 -0.9 0.0 1.3 0.0 1.8 0.0 1.9 0.2 0.9 0.8 0.1 -2.2 0.0 0.0 0.0 0.0 0.0 0.0 - 0.5 0.0 5.8 0.5 3.0 -1.5 • M • Mestre Greve Associates Hoag Hospital Master Plan Page 32 Table 6 (Continued) Traffic Noise CNEL Changes With Project (dB Roadway Segment Newport Boulevard south of Hospital Rd. north of Via Lido south of Via Lido Riverside Avenue north of West Coast Hwy. Tustin Avenue north of West Coast Hwy. Bay Shore Drive south of West Coast Hwy. Bayside Drive north of East Coast Hwy. Change in 2015 Over Due to Existing Project -0.7 -0.7 -1.1 -0.8 -1.2 -0.7 -1.2 -1.0 3.4 1.6 -2.0 -2.1 4.8 1.0 Change in 2025 Over Due to Existing Project 0.1 -0.4 -0.3 -0.1 0.0 0.0 -0.2 0.0 3.5 0.0 -5.9 0.0 5.6 0.0 The distances to the future 60, 65-and 70 CNEL contours with the Project are presented in Table 7. These represent the distance from the centerline of the road to the contour value shown. The CNEL at 100 feet from the roadway centerline is also presented. These are worst -case noise levels, in that the highest traffic volume projected for the scenarios presented in Table 6 were used to estimate the future noise level. The contours do not take into account the effect of any noise barriers or topography that may affect ambient noise levels. The traffic data used to calculate these noise levels is presented in the appendix. Table 7 presents the contours along the same roadway segments presented in Table 7. Table A-7 in the appendix presents traffic noise levels with the Project for all roadways analyzed. Table 7 Future Traffic Noise Levels With Project Roadway Segment 17th Street west of Superior Ave. east of Superior Ave. 16th Street west of Superior Ave. Industrial Way east of Superior Ave. Hospital Road east of Superior Ave. west of Hoag Dr. east of Hoag Dr. west of Newport Blvd. t From centerline. RW - Contour falls within right-of-way. Table continued on next page. CNEL Distance To CNEL Contourf (feet) 100't 70 CNEL 65 CNEL 60 CNEL 61.9 RW 62 64.4 42 91 135 196 56.3 RW RW 57 55.4 RW RW 49 58.9 58.1 59.9 59.9 RW RW RW RW 39 35 46 46 85 75 98 98 • • • Mestre Greve Associates Hoag Hospital Master Plan Page 33 Table 7 (Continued) Future Traffic Noise Levels With Project CNEL Distance To CNEL Contour'. (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Pacific Coast Highway west of Orange St. 69.0 86 186 400 east of Orange St. 69.0 86 186 400 east of Hoag Dr. 65.9 53 114 247 west of Newport Blvd. SB Off Ramp 66.2 55 119 257 west of Riverside Ave. 67.1 64 137 295 east of Riverside Ave. 66.6 59 128 275 Via Lido east of Newport Blvd. 59.3 RW 41 89 Orange Street south of West Coast Hwy. 47.0 RW RW RW Prospect Street north of West Coast Hwy. 49.4 RW RW RW south of West Coast Hwy. 46.2 RW RW RW Placentia Avenue north of Hospital Rd. 63.1 34 74 160 Superior Avenue north of 17th St. 60.0 RW 47 101 south of 17th St. 64.6 44 94 202 north of 16th StAIndustrial Way 64.1 40 86 186 south of 16th St.\Industrial Way 64.0 40 86 185 north of Placentia Ave. 64.0 40 86 185 north of West Coast Hwy. 63.8 39 83 179 Balboa Boulevard south of West Coast Hwy. 60.0 RW 47 101 Hoag Drive south of Hospital Rd. 58.7 RW 38 82 north of West Coast Hwy. 54.9 RW RW 46 Newport Boulevard south of Hospital Rd. 68.9 85 183 395 north of Via Lido 65.2 48 103 222 south of Via Lido 64.1 41 88 189 Riverside Avenue north of West Coast Hwy. 58.1 RW 35 75 Tustin Avenue north of West Coast Hwy. 52.9 RW RW 34 Bay Shore Drive south of West Coast Hwy. 50.3 RW RW RW Bayside Drive north of East Coast Hwy. 54.2 RW RW 41 t From centerline. RW - Contour falls within right-of-way. • • Mestre Greve Associates Hoag Hospital Master Plan Page 34 Table 6 shows that the Project is projected to increase noise levels by 1 dB or more along five roadway segments; (1) Pacific Coast Highway West of Newport Boulevard Southbound Off - Ramp, (2) Via Lido east of Newport Boulevard, (3) Hoag Drive, south of Hospital Road, (4) Tustin Avenue north of West Coast Highway, and (5) Bayside Drive north of East Coast Highway. Conditions along each of these road segments were assessed to determine if the City's noise standards would be exceeded at any sensitive receptors are discussed below. Pacific Coast Highway west of Newport Boulevard Southbound Off -Ramp. The Project site is located north of this road segment. The future 65 CNEL noise contour along this road segment is projected to extend 119 feet from the centerline. There are homes located on the south side of this road segment approximately 120 from the centerline and there is a 10 foot high block wall. This block wall provides approximately 9 dB of noise reduction. Therefore, traffic noise levels at the homes will not exceed the City's 65 CNEL outdoor noise standard. Therefore, the Project's traffic will not result in a significant noise impact along this road segment. Via Lido east of Newport Boulevard. The future 65 CNEL noise contour along this road segment is projected to extend 41 feet from the centerline. There are only commercial uses along this road segment and, based on their distance from the centerline, all buildings along this segment would be expected to provide adequate outdoor -to -indoor noise reduction so that interior noise levels due to traffic on this road segment will not exceed the applicable standards. Therefore, the Project's traffic will not result in a significant noise impact along this road segment. Hoag Drive south of Hospital Road. This road segment is located within the Project itself. The future 65 CNEL noise contour along this road segment is only projected to extend 38 feet from the centerline of the road. There are no noise sensitive outdoor areas located within this distance of the centerline and, based on their distance from the centerline, all buildings along this segment would be expected to provide adequate outdoor -to -indoor noise reduction so that interior noise levels due to traffic on this road segment will not exceed the applicable standards. Therefore, the Project's traffic will not result in a significant noise impact along this road segment. Tustin Avenue north of West Coast Highway. The future 65 CNEL noise contour along this road segment is not projected to extend beyond the right-of-way. There are only commercial uses along Tustin Avenue just north of West Cost Highway with homes located along Tustin Avenue approximately 350 feet north of West Coast Highway. These residences front Tustin Avenue. Because the 65 CNEL contour is not projected to extend beyond the right-of-way no exceedances of the applicable noise standards is expected. Therefore, the Project's traffic will not result in a significant noise impact along this road segment. Bayside Drive north of West Coast Highway. The future 65 CNEL noise contour along this road segment is not projected to extend beyond the right-of-way. There are mobile home residences located along both sides of this segment of Bayside Drive. These residences are set back approximately 40 feet from the roadway centerline. Because the 65 CNEL contour is not projected to extend beyond the right-of-way no exceedances of the applicable noise standards is expected. Therefore, the Project's traffic will not result in a significant noise impact along this road segment. • • Mestre Greve Associates Hoag Hospital Master Plan Page 35 Table 6 shows that noise levels along four roadway segments are projected to increase by 3 dB or more over existing conditions. Potentially, there are cumulative traffic noise impacts along these road segments. Cumulative traffic noise impacts are discussed in Section 2.3.4. 2.3.2 Traffic Noise Impacts With Project Alternative Potential traffic noise impacts with the development of the Project Alternative are examined below. Table 8 presents the traffic noise level changes projected with the Project Alternative in the same format as Table 6, which presented the traffic noise level increases with the Project. As with Table 6, to focus on those roads that the Project Alternative affects, only those roadway segments with noise level changes due to the Project Alternative greater than 0.5 dB (under any scenario analyzed) are presented in Table 8. Noise level changes along all roadways analyzed are presented in Table A-8 in the appendix. Traffic noise level increases due to the Project Alternative of 1 dB or more, and over existing conditions of 3 dB or more, are shown in bold - italics. Table 8 Traffic Noise CNEL Changes With Project Alternative (dB Roadway Segment 17th Street west of Superior Ave. east of Superior Ave. 16th Street west of Superior Ave. Industrial Way east of Superior Ave. Hospital Road east of Superior Ave. west of Hoag Dr. east of Hoag Dr. west of Newport Blvd. Pacific Coast Highway west of Orange St. east of Orange St. east of Hoag Dr. west of Newport Blvd. SB Off Ramp west of Riverside Ave. east of Riverside Ave. Via Lido east of Newport Blvd. Orange Street south of West Coast Hwy. Prospect Street north of West Coast Hwy. south of West Coast Hwy. Table continued on next page. Change in 2015 Due to Over Project Existing Alternative 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.6 0.1 0.7 -0.3 0.5 - 1.0 -0.6 - 1.3 -0.8 0.4 -0.5 0.3 -0.5 1.8 1.1 1.6 1.0 -0.2 -0.7 0.1 -0.4 1.2 1.0 -0.9 -2.4 - 2.3 -1.3 0.5 -1.3 Change in 2025 Due to Over Project Existing Alternative 1.1 -0.1 0.6 -0.1 0.2 -0.1 0.7 -0.1 1.7 1.3 - 0.1 - 0.2 0.5 0.5 2.4 2.2 0.5 0.7 0.0 0.0 0.3 0.3 0.0 0.0 - 0.2 - 0.2 0.0 0.0 1.4 0.0 -1.4 0.0 -0.9 0.0 1.3 0.0 • • • Roadway Segment Placentia Avenue north of Hospital Rd. Superior Avenue north of 17th St. south of 17th St. north of 16th St.\Industrial Way south of 16th St.\Industrial Way north of Placentia Ave. north of West Coast Hwy. Balboa Boulevard south of West Coast Hwy. Hoag Drive south of Hospital Rd. north of West Coast Hwy. Newport Boulevard south of Hospital Rd. north of Via Lido south of Via Lido Riverside Avenue north of West Coast Hwy. Tustin Avenue north of West Coast Hwy. Bay Shore Drive south of West Coast Hwy. Bayside Drive north of East Coast Hwy. Mestre Greve Associates Hoag Hospital Master Plan Page 36 Table 8 (Continued) Traffic Noise CNEL Changes With Project Alternative (dB) Change in 2025 Due to Over Project Existing Alternative Change in 2015 Due to Over Project Existing Alternative 0.7 0.8 1.8 0.0 0.7 0.7 1.9 0.0 0.7 0.7 0.2 0.0 0.7 0.7 0.9 0.0 0.7 0.7 0.8 0.0 1.6 0.7 0.1 0.0 -0.7 -1.2 -2.2 0.0 0.0 -1.1 -0.5 0.0 4.0 3.5 5.8 0.5 0.7 -2.3 3.6 -1.0 -0.7 -0.7 0.1 -0.1 -1.1 -0.8 -0.4 0.0 -1.2 -0.7 -0.3 0.0 -1.2 -1.0 -0.2 0.0 3.4 1.6 3.5 0.0 -2.0 -2.1 -5.9 0.0 4.8 1.0 5.6 0.0 The distances to the future 60, 65 and 70 CNEL contours with the Project Alternative are presented in Table 9. These represent the distance from the centerline of the road to the contour value shown. The CNEL at 100 feet from the roadway centerline is also presented. These are worst -case noise levels, in that the highest traffic volume projected for the scenarios presented in Table 8 were used to estimate the future noise level. The contours do not take into account the effect of any noise barriers or topography that may affect ambient noise levels. The traffic data used to calculate these noise levels is presented in the appendix. Table 9 presents the contours along the same roadway segments presented in Table 8. Table A-9 in the appendix presents traffic noise levels with the Project for all roadways analyzed. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 37 Table 9 Future Traffic Noise Levels With Project Alternative CNEL Distance To CNEL Contourt (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL 17th Street west of Superior Ave. 61.9 RW 62 134 east of Superior Ave. 64.4 42 91 195 16th Street west of Superior Ave. 56.3 RW RW 56 Industrial Way east of Superior Ave. 55.4 RW RW 49 Hospital Road east of Superior Ave. 58.9 RW 39 85 west of Hoag Dr. 58.1 RW 35 75 east of Hoag Dr. 59.9 RW 46 98 west of Newport Blvd. 59.9 RW 46 98 Pacific Coast Highway west of Orange St. 69.0 86 186 400 east of Orange St. 69.0 86 186 400 east of Hoag Dr. 66.2 56 121 261 west of Newport Blvd. SB Off Ramp 66.2 56 121 261 west of Riverside Ave. 67.1 64 139 299 east of Riverside Ave. 66.7 60 129 278 Via Lido east of Newport Blvd. 59.3 RW 41 89 Orange Street south of West Coast Hwy. 47.0 RW RW RW Prospect Street north of West Coast Hwy. 49.4 RW RW RW south of West Coast Hwy. 46.2 RW RW RW Placentia Avenue north of Hospital Rd. 63.1 34 74 160 Superior Avenue north of 17th St. 60.0 RW 47 100 south of 17th St. 64.6 43 93 201 north of 16th St.\Industrial Way 64.0 40 86 186 south of 16th St.\Industrial Way 64.0 40 86 185 north of Placentia Ave. 64.0 40 85 184 north of West Coast Hwy. 63.8 38 83 178 Balboa Boulevard south of West Coast Hwy. 60.1 RW 47 101 Hoag Drive south of Hospital Rd. 58.7 RW 38 82 north of West Coast Hwy. 55.5 RW RW 50 t From centerline. RW — Contour falls within right-of-way. Table continued on next page. Mestre Greve Associates Hoag Hospital Master Plan Page 38 Table 9 (Continued) Future Traffic Noise Levels With Project Alternative CNEL Distance To CNEL Contourt (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Newport Boulevard south of Hospital Rd. 68.9 85 183 395 north of Via Lido 65.2 48 103 222 south of Via Lido 64.1 41 88 189 Riverside Avenue north of West Coast Hwy. 58.1 RW 35 75 Tustin Avenue north of West Coast Hwy. 52.9 RW RW 34 Bay Shore Drive south of West Coast Hwy. 50.3 RW RW RW Bayside Drive north of East Coast Hwy. 54.2 RW RW 41 t From centerline. RW — Contour falls within right-of-way. Table 8 shows that the Project Alternative is projected to increase noise levels by 1 dB or more along six roadway segments; (1) Pacific Coast Highway West of Newport Boulevard Southbound Off -Ramp, (2) Pacific Coast Highway east of Hoag Drive (3) Via Lido east of Newport Boulevard, (4) Hoag Drive, south of Hospital Road, (5) Tustin Avenue north of West Coast Highway, and (6) Bayside Drive north of East Coast Highway. Conditions along each of these road segments were assessed to determine if the City's noise standards would be exceeded at any sensitive receptors are discussed below. Pacific Coast Highway East of Hoag Drive. The Project Alternative site is located north of this road segment. The future 65 CNEL noise contour along this road segment is projected to extend 121 feet from the centerline. There are homes located on the south side of this road segment approximately 120 from the centerline and there is a 10-foot high block wall. This block wall provides approximately 9 dB of noise reduction. Therefore, traffic noise levels at the homes will not exceed the City's 65 CNEL outdoor noise standard. There are commercial uses located to the north and south of the road segment and, based on their distance from the centerline, all commercial buildings along this segment would be expected to provide adequate outdoor -to -indoor noise reduction so that interior noise levels due to traffic on this road segment will not exceed the applicable standards. Therefore, the Project Alternative's traffic will not result in a significant noise impact along this road segment. Pacific Coast Highway west of Newport Boulevard Southbound Off -Ramp. The Project Alternative site is located north of this road segment. The future 65 CNEL noise contour along this road segment is projected to extend 121 feet from the centerline. There are homes located on the south side of this road segment approximately 120 from the centerline and there is a 10- foot high block wall. This block wall provides approximately 9 dB of noise reduction. Therefore, traffic noise levels at the homes will not exceed the City's 65 CNEL outdoor noise standard. There are commercial uses located to the north of the road segment and, based on their distance from the centerline, all commercial buildings along this segment would be expected to provide adequate outdoor -to -indoor noise reduction so that interior noise levels due to traffic on • • ID Mestre Greve Associates Hoag Hospital Master Plan Page 39 this road segment will not exceed the applicable standards. Therefore, the Project Alternative's traffic will not result in a significant noise impact along this road segment. Via Lido east of Newport Boulevard. The future 65 CNEL noise contour along this road segment is projected to extend 41 feet from the centerline. There are only commercial uses along this road segment and, based on their distance from the centerline, all buildings along this segment would be expected to provide adequate outdoor -to -indoor noise reduction so that interior noise levels due to traffic on this road segment will not exceed the applicable standards. Therefore, the Project Alternative's traffic will not result in a significant noise impact along this road segment. Hoag Drive south of Hospital Road. This road segment is located within the Project Alternative area itself. The future 65 CNEL noise contour along this road segment is only projected to extend 38 feet from the centerline of the road. There are no noise sensitive outdoor areas located within this distance of the centerline and, based on their distance from the centerline, all buildings along this segment would be expected to provide adequate outdoor -to - indoor noise reduction so that interior noise levels due to traffic on this road segment will not exceed the applicable standards. Therefore, the Project Alternative's traffic will not result in a significant noise impact along this road segment. Tustin Avenue north of West Coast Highway. The future 65 CNEL noise contour along this road segment is not projected to extend beyond the right-of-way. There are only commercial uses along Tustin Avenue just north of West Cost Highway with homes located along Tustin Avenue approximately 350 feet north of West Coast Highway. These residences front Tustin Avenue. Because the 65 CNEL contour is not projected to extend beyond the right-of-way no exceedances of the applicable noise standards is expected. Therefore, the Project Alternative's traffic will not result in a significant noise impact along this road segment. Bayside Drive north of West Coast Highway. The future 65 CNEL noise contour along this road segment is not projected to extend beyond the right-of-way. There are mobile home residences located along both sides of this segment of Bayside Drive. These residences are set back approximately 40 feet from the roadway centerline. Because the 65 CNEL contour is not projected to extend beyond the right-of-way no exceedances of the applicable noise standards is expected. Therefore, the Project Alternative's traffic will not result in a significant noise impact along this road segment. Table 8 shows that noise levels along four roadway segments are projected to increase by more than 3 dB over existing conditions. Potentially, there are cumulative traffic noise impacts along these road segments. Cumulative traffic noise impacts are discussed in Section 2.3.4. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 40 2.3.3 Traffic Noise Level Changes with Project vs. Alternative Table 10 presents the difference in changes in traffic noise CNEL levels under conditions with the proposed Project versus with the Project Alternative. A positive number indicates that the Project Alternative would result in a higher noise level by the amount shown than the conditions with the Project. A negative number indicates that the Project would result in a higher noise level by the amount shown than conditions with the Project Alternative. Data is only presented for roadway segments with projected noise level difference between the Project and Project Alternative of 0.1 dB or more. Traffic noise level differences between the two scenarios will be less than 0.1 dB along all other roadway segments. Table A-10 presents the difference in changes in traffic noise levels between the Project and the Project Alternative for all roadway segments analyzed. Table 10 Traffic Noise CNEL Changes with Project vs. Project Alternative (dB) Roadway Segment 2015 2025 19th Street west of Newport Ave. 0.1 0.1 Hospital Road east of Superior Ave. -0.1 0.0 west of Hoag Dr. -0.1 0.0 east of Newport Blvd. -0.1 0.0 Pacific Coast Highway east of Balboa Blvd.\Superior Ave. 0.1 0.1 west of Hoag Dr. -0.2 -0.2 east of Hoag Dr. 0.2 0.4 west of Newport Blvd. SB Off Ramp 0.0 0.1 west of Riverside Ave. 0.0 0.1 east of Riverside Ave. 0.1 0.1 west of Bay Shore Dr.\Dover Dr. 0.1 0.1 east of Bay Shore Dr.\Dover Dr. 0.0 0.1 west of Bayside Dr. 0.0 0.1 west of Marine Dr.Uamboree Rd. 0.1 0.1 Placentia Avenue north of Superior Ave. -0.1 0.0 south of Superior Ave. -0.1 0.0 Hoag Drive south of Hospital Rd. -0.2 0.0 north of West Coast Hwy. -0.2 0.6 Table 10 shows that, in general, there is little difference in the projected traffic noise levels with the Project or with the Project Alternative. The greatest differences occur along Hoag Drive. This is primarily due to the low level of traffic on Hoag Drive. Table 7 and Table 9 show that traffic noise levels along Hoag Drive will be less than 65 CNEL and will just exceed 60 CNEL. The greatest difference in noise levels along Hoag Drive would be 0.6 dB under 2025 conditions. This is an imperceptible difference. Traffic noise CNEL differences along all other roadway segments would 0.4 dB or less with the Project compared to the Project Alternative. This • • • Mestre Greve Associates Hoag Hospital Master Plan Page 41 difference is imperceptible. 2.3.4 Cumulative Traffic Noise Impacts Cumulative traffic noise impacts are measured based on projected noise level increases over existing conditions. These increases were presented previously in Table 6 for the Project and Table 8 for the Project Alternative. Table 6 and Table 8 show traffic noise levels are projected to increase by 3 dB or more over existing conditions along the same four roadway segments under either condition. These segments are (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. The Project and Project Alternative are projected to cause an increase of 1 dB or greater along all of these segments except Hoag Drive north of West Coast Highway. The analysis presented in Sections 2.3.1 and 2.3.2 concluded that the City's Noise Standards would not be exceeded along these three segments and therefore, neither the Project nor the Project Alternative would result in a significant impact. Because the noise standards will not be exceeded, there will also not be a significant cumulative impact along these three road segments. Conditions along the remaining road segments were assessed to determine if the City's noise standards would be exceeded at any sensitive receptors are discussed below. Hoag Drive north of West Coast Highway. This road segment is located within the Project itself. The future 65 CNEL noise contour along this road segment is not projected to extend beyond the roadway right-of-way. There are no noise sensitive outdoor areas located within this distance of the centerline and all buildings along this segment provide adequate outdoor -to - indoor noise reduction so that interior noise levels due to traffic on this road segment will not exceed the applicable standards. Therefore, there are no significant cumulative noise impacts along this road segment. Therefore, no sensitive uses are projected to be exposed to traffic noise levels in excess of the City's Standards and cumulative traffic noise level increases of 3dB or greater for either conditions with the Project or Project Alternative. Therefore, there are no cumulative traffic noise impacts due to the Project or Project Alternative. 2.3.5 Noise Impacts from On -Site Activities As discussed previously, the proposed Project only changes and reallocates the levels of development allowed for the Hoag Hospital site. No specific projects are proposed. Therefore, a detailed analysis of impacts from on -site activities associated with the proposed Project cannot be performed. Four existing noise sources of noise from activities on the Hospital Site that are causing current noise issues were discussed in Section 1.4. These sources include grease pit cleaning, loading dock activities, mechanical equipment, and the cogeneration plant. As discussed in Section 1.4.1, 1.4.2, and 1.4.3, grease pit cleaning, loading dock activities, and mechanical equipment generate levels that exceed the basic Noise Ordinance Standards presented in Table 1. However, as discussed in these sections, the Noise Ordinance Standards from Table 1 are not necessarily applicable to the sources. Noise from these sources, the potential for the Project to change these noise levels, and potential measures to reduce the noise are discussed below for each source. As discussed in Section 1.4.4 noise generated by the cogeneration facility currently does not generate noise in excess of the Noise Ordinance. However, equipment may be added in the future. Additional noise measurements will be warranted when the facility is in full operation to insure that it remains within the limits of the • • • Mestre Greve Associates Hoag Hospital Master Plan Page 42 Noise Ordinance. The cogeneration facility is completely permitted at this time. The City will have the right to require noise mitigation of the facility only if the cogeneration facility is shown to not be in compliance with the Noise Ordinance. Grease Pit Cleaning As discussed in Section 1.4.1, grease pit cleaning is considered a property maintenance activity which is exempted from the Noise Ordinance Standards presented in Table 1 as long as it occurs between 7:00 a.m. and 6:30 p.m. Monday through Friday and between 8:00 a.m. and 6:00 p.m. on Saturday and at no time on Sundays or national holidays. However, the Grease Pit Cleaning generates very high levels of noise during the time the activity is being conducted. Noise levels at the nearest residences were approximately 77 dBA for over an hour. This is 17 dB higher, perceptually almost four times as loud as the City's 60 dBA Leq Noise Ordinance limit for residential uses located within 100 feet of a commercial use. Interior noise levels would be approximately 20 dB lower than outdoor levels or approximately 57 dBA. This is 12 dB greater, perceptually more than twice as loud, as the interior Noise Ordinance standard. The Project would add up to 76 beds, a 19% increase, and add up to 225,000 square feet, a 30% increase, of allowable development to the Upper Campus. These increases could result in an increase in the utilization of the cafeteria facilities due to the increased beds and facilities on the upper campus would be expected to utilize the cafeteria at higher rates than facilities on the lower campus. The increased cafeteria usage results in a corresponding increase in grease being trapped within the grease pit. This would result in more frequent cleaning of the grease pit being required. The grease pit cleaning already generates high levels of noise and the Project could increase the frequency of cleanings. However, it is exempt from the Noise Ordinance and the Noise Ordinance represents the threshold criteria for this activity. Therefore, a significant impact due to grease pit cleaning is not projected. Mechanical Equipment Completion of build out of the Hospital may require additional HVAC equipment, which could include roof top mounted equipment. At the time of the previous EIR, the City of Newport Beach had not adopted a Noise Ordinance with specific noise level limits. Using the County of Orange Noise Ordinance as guidance, the 1991 EIR set a noise level limit for mechanical equipment of 55 dBA. The analysis presented in Section 1.4.3 shows that this limit is being exceeded for the existing mechanical equipment. The current noise level at the residents has been measured at 58 dBA and this exceeds the current PC text limits by 3 dBA. The current noise is due both to rooftop equipment mounted on the Ancillary Building and to HVAC equipment located on the third floor of the West Tower. This condition should be corrected prior to issuance of any additional building permits for projects on the Upper Campus. This is discussed in Section 3.2.2. New mechanical equipment will need to comply with the PC Text. The current PC Text requires that HVAC equipment cannot generate a noise level in excess of 55 dBA. In fact, Hoag Hospital has initiated plans to revamp the HVAC system for the Ancillary Building. Paulo Fundament of Fundament and Associates outlined the new plans in his narrative entitled "Strategies for Mitigation of Noise Generating Mechanical Ventilation Equipment," (dated February 6, 2007). The following is a discussion of the proposed changes and possible measures to reduce the noise to acceptable levels. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 43 Currently the kitchen exhaust fans come through a "doghouse" in the center of the roof of the Ancillary Building. These fans currently are the prime noise generators on the Ancillary Building. According to Fundament, these fans will 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. Since the new fans have not been selected, it is not possible to calculate the resulting noise levels at the nearby residences. However, the new fans will operate at a much slower speed and will have an aerodynamic fan blade. It is very possible that the new fans by themselves will result in noise levels that will comply with the noise ordinance. It should be noted that kitchen exhaust fans might be difficult to mitigate if additional mitigation is necessary. Sound traps are commonly used to reduce the noise coming through the exhaust outlet. However, due to the grease loading of kitchen fans, sound traps are not viable. Other options may need to be considered including orienting all of the kitchen exhausts away from the residential area, and beefing up substantially the construction of the doghouse on the sides of the doghouse facing the residential area. In fact, according to Fundament the doghouse will likely be replaced with a 10 foot high sound wall. In summary, the new kitchen exhaust fans will probably result in a significant improvement in the noise levels. In order to insure that a significant noise reduction is achieved, a noise study should be required to show that the new fans, in combination with the other mechanical equipment, will meet the proposed PC text requirements. Mitigation options appear to be available, if needed, that would insure that the new fans could comply with these requirements. In addition to the new kitchen exhaust fans, twenty-two (22) new exhaust fans would be located on the roof of the Ancillary Building (Fundament, 2006). These will be small fans that will be scattered across the roof. These fans have been selected for quiet operation. Additionally, a 7 foot architectural screen wall is planned to be added to the west and portions of the north and south edges of the Ancillary Building. This screen wall is solid and will act as an effective noise barrier for the small exhaust fans that are located along the western portion of the building. According to Cary Brooks of Hoag Hospital, a gap of a few inches may be needed along the bottom of the parapet wall for drainage, but will be fitted with a skirt to cover the gap as viewed from the residential area. Since the specific fans that are going to be used are known, we were able to calculate the noise levels at the nearby residential area. A noise level at the upper floor of the nearest residence was calculated including the effect of the 7 foot screen wall. The projected noise level for the site is 42.1 dBA and is well below the current PC Text criteria of 55 dBA at the property line (and is below the 50 dBA nighttime limit in the noise ordinance). Even when the other fans in the area are added in, these new fans will not add significantly to the total noise level. In summary, the addition of the 22 fans on the Ancillary Building, in combination with the construction of the 7 foot screen wall, will not generate significant noise levels and will not exceed the current or proposed PC Text limitations. The air handlers on the third floor of the west face of the West Tower would also need to be reduced by 3 dBA to comply with the current PC Text. There are large air handler units in this floor of the West Tower that exhaust or intake air for the building. Six fans (i.e., EF-8, FC-4, SF-1, EF-12, EF-9, and EF-10) were identified in the West Patient Tower. Fundament confirms • • Mestre Greve Associates Hoag Hospital Master Plan Page 44 that acoustic louvers will be used to mitigate four of the fans (i.e., EF-8, EF-9, EF-10, and SF-1). Fundament confirmed that FC-4 will remain and concurs that acoustic louvers could be used to mitigate this noise also. In fact, due to the open nature of this floor, acoustic louvers will be used all around the perimeter of this floor. EF-12 protrudes through the side of building, and is one of the louder fans. It is possible to fit a sound trap on EF-12, and not have the ducting protrude through the side of the building. Acoustic louvers are being planned around the outside perimeter of this floor as shown in Exhibit 10. Industrial Acoustics Noishield Louver Model R or equivalent will be used to attain the necessary noise reduction. It appears that Hoag Hospital has feasible options to control the mechanical equipment noise located in the West Patient Tower. The air handlers could be controlled with the use of appropriately rated acoustic louvers. Exhaust fan EF-12 needs to incorporate a sound trap and the exhaust duct needs to be shortened so that it would not extend past the acoustic louvers. These measures are projected to bring the mechanical equipment noise into compliance with the current PC Text. As discussed previously, the proposed Project only changes and reallocates the levels of development allowed for the Hoag Hospital site. No specific projects are proposed. Because of this, it is not known what new HVAC equipment, if any, may be required and an analysis of the potential noise impacts from this equipment is precluded. With proper equipment selection, location, and potentially incorporation of noise reduction features, there is no reason to believe that new HVAC equipment cannot meet the noise level standards discussed above. However, without proper planning it is possible that new HVAC equipment could generate noise levels in excess of the levels set forth in the proposed PC Text and result in a significant noise impact. Section 3.2.2 presents a mitigation measure to ensure that these standards are met. -Replace Grill with Sound wAttenuation Louvers Recommended MIMS Acoustic Louvers Exhibit 10 Acoustic Louver Locations on West Tower • • • Mestre Greve Associates Hoag Hospital Master Plan Page 46 Loading Dock Activity Existing noise levels generated by loading dock activities were presented in Section 1.4.2. The analysis shows that the noise generated by loading dock activities result in noise levels that exceed the Noise Ordinance limits on a regular basis. The completion of build out at the Hospital would likely result an increase in activity at the loading dock. By increasing the development at the Upper Campus, the Project could result in an additional increase in activity at the loading dock. However, it would not be expected to increase substantially over that which would have been otherwise occurred with the already approved build out of the 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 completion of build out at the Hospital, 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 would not be expected to result in an increase in noise levels generated by the loading dock but increase the frequency of high noise levels generated by the truck activity. As discussed in Section 1.4.2, the noise levels near the loading dock do not appear to have changed substantially from what was measured for the 1992 EJR prepared for the Hospital. The Hospital has limited the hours of access to the loading dock and the road that runs along the west side of the Upper Campus. Gates are closed at 8:00 p.m. and open at 7:00 a.m. This limits the loading dock noise to the hours when persons are generally considered less impacted by noise. Because of the topography of the area and the adjacent residential uses being three story condominiums it would not be feasible to construct noise barriers on hospital property that would provide considerable noise reduction for the residents in the vicinity of the loading dock, beyond enclosing the entire loading dock area and road adjacent to the residential uses (which is not considered feasible). A noise barrier is only effective when it breaks the line of site between the noise source and the receiver. It does not appear that noise generated by the loading dock has changed substantially from the noise levels measured in 1991. The Project is not expected to substantially increase loading dock activities or related noise beyond that which would have occurred with the build out of the already approved Master Plan. Therefore, noise levels the loading dock noise due to the proposed project will not result in a significant noise impact. However, it should be noted that the loading dock is currently and will continue to exceed the noise limits contained in the Noise Ordinance; however, the proposed project proposes exemption language to address this issue. Cogeneration Facility The measured noise levels from the cogeneration equipment have been in compliance with the City's Noise Ordinance, and have ranged from 46.1 dBA to 49.8 dBA at the upper floor of the nearest residence. A fourth cooling tower is being installed at the site. The addition of this cooling tower is expected to increase the cooling tower portion of the noise levels by about 1.2 dB. However, the noise at the nearest residence in not just due to the cooling tower; it is a combination of noise from the generator exhaust stacks and the cooling towers. A series of noise measurements was conducted on August land 2, 2007 to determine the relative contribution of the exhaust stacks and cooling towers at the nearest residence. The noise monitor used to • • • Mestre Greve Associates Hoag Hospital Master Plan Page 47 measure the noise levels was a Bruel & Kjxr Type 2260 Sound Level Meter (Serial #1772179) with a Bruel & Kjxr Type 4189 1/2" electret condenser microphone (Serial #2143233). The measurement system was calibrated before and after the measurements with a Bruel & Kjxr Type 4231 sound level calibrator, with current calibration traceable to the National Institute of Standards and Technology. The noise measurements were conducted at several locations and, and for a number of the locations the measurements were made at two microphone heights. Analysis of the data indicates that at the upper floors of the residences of concern, the rooftop exhaust stacks are the major contributor, accounting for roughly 60% of the noise. The cooling towers account for about 40% of the noise. Previous measurements (see Section 1.4.4) at the worst -case residence of concern have ranged between 46.1 dBA to 49.8 dBA. These levels are below the City's Noise Ordinance limit of 50 dBA (nighttime), but are close. The addition of a fourth cooling tower would raise the overall noise level to between 46.7 and 50.4 dBA. The operation of a fourth cooling tower is not part of this project since 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 or their representative would need to take measurements once the fourth cooling tower is in operation and determine if it is in compliance or not. If the facility is not in compliance, then Hoag Hospital would need to correct the situation to maintain complaince with the Noise Ordinance. Additionally, it would become a Development Agreement issue, since the hospital is required to make yearly reports to the City stating whether it is complying with City requirements. Hoag Hospital would have to report the compliance status of the cogeneration facility. Finally, there is the issue of whether or not the cogeneration facility will remain in compliance with the Noise Ordinance. It is clear that the cogeneration facility is right at the borderline of compliance. If the cogeneration facility is operating at the upper end of the range measured (i.e., 49.8 dBA), then an additional 0.6 dB increase would put it over the Noise Ordinance limits. This presumes that the ambient noise level will drop even lower on occasion than has been observed so far. The Newport Beach Noise Ordinance does not require that noise source levels be lower than the ambient levels caused by traffic, waves, crickets, etc., and so far we have not observed ambient noise levels less than 50 dBA at the residential site. It is probable that even later at night in the 2 a.m. to 5 a.m. period that ambient noise levels drop below 50 dBA. Mitigation is recommended in Section 3.2.2 to address potential future conditions upon build out of the cogeneration facility Finally, it should be noted that whether the cogeneration facility is subject or not to the current PC Text is a matter of dispute. For reasons discussed in Section 1.4.4, it is our opinion that the cogeneration facility is subject to the City's noise ordinance and not subject to the current PC Text. As already discussed in Section 1.4.4, the noise levels are almost 15 dBA higher than would be allowed under the current PC Text since the restrictions in the current PC Text could be applied to the undeveloped parcel of land (not residential) located to the west of the cogeneration facility. The operation of the fourth cooling tower would cause the cogeneration facility to be about 16 dBA higher than would be allowed under the current PC Text. The use of the Noise Ordinance is also more consistent with standard acoustical practice. Standard practice examines locations where sensitive receptors are or would be expected to be located. Clearly the residential buildings fall into this category. The vacant land to the west of the cogeneration • • Mestre Greve Associates Hoag Hospital Master Plan Page 48 facility would not be expected to have sensitive receptors late at night, and therefore, standard practice would be to not apply a noise standard to this area. 2.3.6 Changes in the Development Agreement/PC Text As discussed previously, the Project proposes changes to the Development Agreement that would change the noise limits imposed on noise sources located on Hoag Hospital property. The proposed changes have been presented previously in Section 1.1. Table 11 below contrasts the requirements of the current noise limits with those proposed for the four main categories of noise generators at Hoag Hospital. The second column of the table shows the current noise levels of the equipment. The third and fourth columns indicate the current noise limits and whether those limits are currently being met. The fifth and sixth columns show the proposed limit and whether the hospital would meet those limits without further mitigation. Table 11 Comparison of Noise Limits Noise Source Mechanical Equipment at West Tower & Ancillary Building Current Noise Level (dBA)1 58 Leq Current Limit (dBA) 55 Leq2 Compliant With Current Limit? No Proposed Limit (dBA) 70 Leq Day/ 58 Leq Night Compliant With Proposed Limit? Yes Loading Dock (delivery vehicles and the loading/unloading ops.) 68 Leq 86 Lmax 60 Leq 80 Lmax3 No Exempt Yes Loading Dock (non- None delivery operations) Observed 60 Leq 80 Lmax3 Yes 70 Leq Day/ 58 Leq Night Yes Grease Trap 77 Leq Exempt Yes Exempt Yes Cogeneration Plant (nearest residence) 49 Leg4 60 Leq Day/ 50 Leg' Yes 60 Leq Day/ 50 Leq Night Yes Notes: 1. Highest of measured values 2. Based on current PC Text 3. Based on Mixed Use Residential standard contained in Noise Ordinance 4. Based on July 2, 2007 measurements at nearest residence The mechanical equipment currently located on the roof of the Ancillary Building and in the West Tower are currently not in compliance with the current noise limit of 55 dBA. The Ancillary Building and West Tower are in the "loading dock area," and therefore, would be subject to the noise limits that apply in that area. The proposed change to the PC Text would increase those limits to 70 dBA (Leq) during the day and 58 dBA (Leq) during the night (measured at the property line adjacent to the loading dock), and the mechanical equipment would be in compliance with the new limits. The proposed requirements would allow the mechanical equipment to operate at a level 15 dBA higher during the day and 8 dBA higher at • Mestre Greve Associates Hoag Hospital Master Plan Page 49 night than currently allowed. No specific projects are proposed at this time that would increase these noise levels, but if future projects were constructed that operated at the levels proposed in the new PC Text it would constitute a significant increase in noise and a significant noise impact due to the fact that the Project would modify the applicable noise limits to allow noise levels over those contained in the Noise Ordinance. Additionally, current equipment would not be required to be reduced to the 55 dBA limit currently in effect. The loading dock currently operates at levels higher than allowed by the Noise Ordinance. The proposed language of the PC text would exempt "delivery vehicles and the loading and unloading of delivery vehicles" within the loading dock area. Other activities in and near the loading dock area, such as the trash compactor, would be subject to the Leq limits of 70 dBA during the day and 58 dBA during the night when measured at the property line. The loading dock exceeds the current Noise Ordinance requirements by about 8 dB. The proposed changes to the PC Text would increase the noise limits to 70 dBA (Leq) for non -delivery operations and the loading dock would be in compliance with that level. (The focus of the discussion is on the daytime limits for the loading dock area since this operation only occurs during the day.) Delivery trucks and loading/unloading operations would be exempt. The proposed change to the PC text for non -delivery operations would increase the acceptable level (Leq) by 10 dB during the daytime, and would eliminate the Lmax requirement. Currently the non -delivery truck noise is relatively minor in this area except for the trash compactor. The noise measurements conducted in this area show that during the nighttime the HVAC equipment at the West Tower and Ancillary Building are the main sources of nighttime noise. The delivery truck noise and loading/unloading operations currently are about 68 dBA (Leq), but would be exempt under the proposed agreement. Since the Project would modify the noise limits in the PC Text and allow noise in the loading dock to occur over the levels contained in the Noise Ordinance, a significant noise increase would be allowed with the proposed Project, and a significant noise impact would occur. The grease trap operation is currently exempt from the Noise Ordinance since it falls under the maintenance of real property exemption. By incorporating the Noise Ordinance, the proposed project would allow for continued exemption of the grease trap cleaning. Since the proposed project would not modify the currently applicable limits, there would be no significant impacts from this particular activity. The cogeneration facility is currently subject to a nighttime noise limit of 50 dBA (Leq) at the residences and is currently consistent with that limit. (The nighttime limit is the most critical limit because it is the lower limit of the day and night periods, and because the ambient traffic noise level is much higher during the daytime periods.) The proposed project would continue to apply the Noise Ordinance to the cogeneration operations. Since the proposed project would not modify the currently applicable limits, there would be no significant impacts from this particular activity. In summary, for activities and equipment in the loading dock vicinity, the proposed noise limits in the PC Text would result in a relaxation of the noise limits compared with the limits contained in the Noise Ordinance and current PC Text, and if the modified limits were attained by activities at the hospital then a significant impact would occur as noise would be allowed to occur in excess of the Noise Ordinance limits. Mitigation measures discussed below in Section 3.2.2 will • • • Mestre Greve Associates Hoag Hospital Master Plan Page 50 reduce noise levels generated by the Hospital, but not to a level of insignificance for the areas adjacent to the loading dock given the fact that the allowable limits would be above those contained in the Noise Ordinance. 2.4 Long -Term On -Site Noise Impacts The highest future traffic noise levels impacting the Project site are presented below in Table 12. The noise contours shown in Table 12 do not include any barriers or topography that may reduce noise levels, rather they are intended to identify areas that require a more refined assessment. Table 12 Future Traffic Noise Levels Impacting Project CNEL Distance To CNEL Contour!. (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Hospital Road West of Hoag Dr. 58.1 RW 35 75 East of Hoag Dr. 59.9 RW 46 98 West of Newport Blvd. 59.9 RW 46 98 Pacific Coast Highway East of Balboa Blvd.\Superior Ave. 68.6 80 173 373 West of Hoag Dr. 68.9 84 182 392 East of Hoag Dr. 65.9 53 114 247 West of Newport Blvd. SB Off Ramp 66.2 55 119 257 Superior Avenue North of West Coast Hwy. 63.8 39 83 179 Hoag Drive South of Hospital Rd. 58.7 RW 38 82 North of West Coast Hwy. 54.9 RW RW 46 Newport Boulevard South of Hospital Rd. 68.9 85 183 395 1' From centerline. RW - Contour falls within right-of-way. As discussed previously, the proposed Project only changes and reallocates the levels of development allowed for the Hoag Hospital site. No specific projects are proposed. Therefore a detailed analysis of the potential noise impacts on the uses developed under the Project is precluded. Specific uses developed by the Project will be required to comply with the City's General Plan Noise Standards presented previously in Exhibit 5. The standards applicable to the Hospital are the outdoor standard of 65 CNEL, the interior 45 CNEL standard for hospital uses (e.g. patient rooms) and 50 CNEL for office uses. The outdoor standard 65 CNEL standard is only applicable to outdoor patio areas where persons would be expected to congregate for extended periods of time. Any patio areas proposed to be located closer to the roadways than the 65 CNEL contour distance shown in Table 12 would be significantly impacted by traffic noise. Mitigation to eliminate these impacts is discussed in Section 3.3.1. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 51 Typical commercial construction includes mechanical ventilation that allows windows to remain closed. With closed windows, typical construction provides at least 20 dB of outdoor -to -indoor noise reduction. Therefore, hospital buildings exposed to noise levels of 65 CNEL or less will experience indoor noise levels of 45 CNEL or less. Hospital buildings proposed to be located closer to roadways than the 65 CNEL contour distance shown in Table 10 could be significantly impacted by traffic noise. Mitigation to eliminate these impacts is discussed in Section 3.3.2. Office buildings exposed to noise levels of 70 CNEL or less will experience indoor noise levels of 50 CNEL or less. Office buildings proposed to be located closer to roadways than the 70 CNEL contour distance shown in Table 12 could be significantly impacted by traffic noise. Mitigation to eliminate these impacts is discussed in Section 3.3.2. 2.5 Comparison of impacts with 1991 EIR The previous EIR found that the build out of the Master Plan would not result in any significant traffic noise impacts but would contribute to existing noise level exceedances along five road segments; (1) Coast Highway from Superior Avenue to East of Bayside, (2) Balboa Boulevard southeast of Newport Boulevard, (3) Superior Avenue between 15th Street and Placentia, (4) Newport Boulevard between Balboa Boulevard and north of Hospital Road, (5) Dover Drive north of Coast Highway, and result in a significant cumulative impact. The currently proposed 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 in this study. As discussed previously, the 1991 EIR found that an exhaust fan was generating excessive noise levels resulting in a significant impact. Mitigation was defined, but it does not appear that this mitigation was applied because there is some mechanical equipment in the same general location as the exhaust fan previously analyzed generating noise levels in excess of the mitigation requirements. Mitigation described in Section 3.2.2 is intended to mitigate this impact and should be fully implemented. Loading dock noise was not identified as a noise issue in the 1991 EIR. However, the noise measurements performed for the exhaust fan analysis were in the general location of the loading dock. As discussed previously, it does not appear that the loading dock is generating considerably more noise now than it was in 1991. Grease traps were not in use at the Hospital in 1991 and have only recently been implemented to comply with water quality regulations. Therefore, noise generated by the grease trap cleaning was not analyzed in the previous EIR. The previous EIR also assessed traffic noise impacts within the Hospital boundaries resulting from buildout of the Master Plan . As specific projects were not defined at that time a specific analysis was not performed but it was concluded that patios and buildings located within the 65 CNEL contours of the roadways could be significantly impacted. Mitigation similar to that described in Section 3.3 of this document, requiring specific acoustical studies for projects as they came forward, was called for in the 1991 EIR. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 52 3.0 MITIGATION MEASURES 3.1 Temporary Impacts 3.1.1 General Construction Noise It is unknown exactly what procedures will be used in the Project's construction. It is anticipated that usual and customary construction methods and procedures will be employed as the area develops. In order to not result in a significant noise impact the construction activity will need to comply with the Noise Ordinance. The City of Newport Beach has adopted a Noise Ordinance that excludes control of construction activities during specific periods of time. Limiting construction to these hours will ensure that the construction of the Project does not result in a significant noise impact. The proposed mitigation measure is: Control of Construction Hours - The City of Newport Beach has adopted a Noise Ordinance that excludes control of construction activities during the hours between 7:00 a.m. and 6:30 p.m. Monday through Friday and between 8:00 a.m. and 6:00 p.m. on Saturday and at no time on Sundays or national holidays. All noise generating construction activities shall be limited to these hours. 3.2 Long Term Off -Site Impacts 3.2.1 Traffic Noise The analysis presented in Section 2.3.1, 2.3.2, and 2.3.3 showed that neither the Project nor the Project Alternative will result in long-term off -site traffic noise impacts when considered alone or cumulatively. Therefore, no mitigation is required. 3.2.2 On -Site Activities The analysis presented in Section 2.3.5 concluded that the loading dock and existing mechanical equipment operation exceed current requirements, and therefore, result in a significant noise impact. Further, future mechanical equipment implemented as a result of the build out of the Hospital could result in a significant noise impact. Mitigation for these impacts is discussed below. However, the proposed changes to the PC Text would allow higher noise levels in excess of the City's Noise Ordinance adjacent to the loading dock area, and this modification to the applicable noise limits would result in a significant impact despite the application of the mitigation measures described below. Mechanical Equipment The analysis presented in Section 1.4.3 showed that existing HVAC equipment exceeds the noise level limit defined in the previous EIR prepared for the Hospital, which is not to exceed 55 dBA. The hospital is currently redesigning the mechanical equipment system for the Ancillary Building and planning to install acoustic louvers around the mechanical equipment in the West Tower. These measures are discussed in detail in Section 2.3.5. In summary, the hospital is planning to use quieter ventilation equipment, a reconstructed doghouse on the roof to house some of the equipment, and a 7 foot screening wall on the Ancillary Building. While final plans are not available, the preliminary analysis indicates that noise levels less than 55 dBA could be • • • Mestre Greve Associates Hoag Hospital Master Plan Page 53 achieved. In the West Tower, the hospital is planning on installing Industrial Acoustic Noishield Louvers Model R around the mechanical equipment floor and use sound traps where necessary. These measures will reduce the mechanical equipment noise to less than 55 dBA (the level allowed by the current PC Text and a level below the proposed PC Text) in the West Tower. Since plans for the Ancillary Building are not finalized, the following mitigation measure is proposed. The final HVAC plans for the Ancillary Building and West Tower shall be submitted to the City for review. The plans should be reviewed by an Acoustical Engineer to insure that they will achieve the 58 dBA nighttime limit when measured at the property line adjacent to the loading dock. These plans need to be submitted within six months of the certification of the SEIR. If Hoag Hospital does not go through with the redesign of the HVAC systems for the Ancillary Building and West Tower, the hospital shall submit to the City within six months of the certification of the SEIR a plan detailing how they will bring the current equipment into compliance with the proposed PC Text. The above measure and the planned facilities would mitigate the HVAC equipment noise that is generated by the Hospital at the Ancillary Building and West Tower to a level meeting the revised PC Text level (58 dBA at night) and also is expected to meet the 55 dBA level from the current PC Text. As specific projects are brought forward the following mitigation measure will ensure that HVAC equipment complies with the applicable standard. Prior to issuance of building permits for any project that includes HVAC equipment an acoustical study of the noise generated by the HVAC equipment will be performed. This report shall present the noise levels generated by the equipment and methodology used to estimate the noise levels at nearby residential uses or property boundaries as applicable, and demonstrate that combined noise levels generated by all new and existing HVAC equipment does not exceed the applicable PC Text 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 demonstrating compliance with the applicable noise level limits and provided to the City. It should be noted that the Project would modify the Development Agreement to allow mechanical equipment in the vicinity of the loading dock to operate at a noise level higher than the City's Noise Ordinance. These modifications proposed by the Project will create a significant and unavoidable noise impact. Loading Dock As discussed in Sections 1.4.2 and 2.3.5 the loading dock activity generates noise levels that exceed the Noise Ordinance limits defined in Table 1. Two options were considered for mitigating the loading dock noise impact; a soundwall at the property line and a cover over the loading dock area. The hospital has existing time restrictions Mestre Greve Associates Hoag Hospital Master Plan Page 54 for the loading dock operations. Truck deliveries can only occur during daytime hours between 7 a.m. and 8 p.m. Currently the loading dock is subject to the Noise Ordinance. Specifically, residences are located within 100 feet of the property boundary and therefore, the Zone III — Mixed Use requirements would apply. Specifically, the loading dock noise should not exceed 60 dBA (Leq) or 80 dBA (Lmax) to be in compliance with the daytime requirements of the noise ordinance. A soundwall could be constructed along the Hoag Hospital westerly property line to reduce noise levels at the residences. However, the geometry in this area is not favorable for the construction of a soundwall. The hospital property is lower than the residential property, and therefore, the soundwall would in effect be constructed in a hole. That is, the wall would need to be exceptionally high to provide the appropriate level of noise reduction for the residents on the top floor. Our calculations indicate that the soundwall 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 soundwall is not feasible. Caltrans for example, limits soundwalls along freeways to 16 feet high. In addition to being very costly, a soundwall this high and that is so close to the residents would probably not be supported by the residents since it would result in many residences looking straight into a solid block wall when on their balcony. As a second option, a cover over the loading dock area was investigated. The cover would incorporate a solid roof and the structure would be open on the sides. The cover would extend over the loading dock area all the way to the west property line. The area covered would be about 6,400 square feet. There are several design questions that are not addressed by this report such as what would the roof material be, how would lighting be provided, where would the support columns be located, etc. The loading dock cover would not provide the 8 dB noise reduction necessary to bring the loading dock operations into compliance with the noise ordinance. Some residents located west and to the south of the loading dock would only get about 5 dB of noise reduction. These residents would have a sight line in through the side of the covered area, and therefore, the noise reduction benefit to them is minimal. It does not appear that there is a reasonable and feasible measure to bring the loading dock noise into compliance with the City of Newport Beach Noise Ordinance. As concluded above, there are no feasible measures that would bring the loading dock area into compliance with the City's noise ordinance. However, there are several measures that would provide some improvement in the noise levels associated with the loading dock. In most cases, the noise level improvement with these additional measures will be minimal or cannot be quantified. The measures do represent feasible measures that will provide some noise relief, and therefore, many of them are recommended as mitigation measures. Reconfiguration of Loading Dock Area. Hoag Hospital has preliminary plans that would reconfigure the loading dock area. According to Hoag Hospital the reconfiguration is intended to service the truck unloading more efficiently and not to accommodate a significant increase in truck deliveries. The plan would reconfigure the loading dock area so that more trucks could be serviced at any one time. The plan could have two significant benefits from a noise standpoint. First, the trash compactor and baler are being re -located into a new area. If this area was an enclosed structure with solid walls and a solid roof, then it would eliminate the noise impact of these activities on the nearby residents. In fact the structure could be a three sided structure with • • • Mestre Greve Associates Hoag Hospital Master Plan Page 55 the open side facing away from the residents and still eliminate the noise impacts due to the baler and compactor. (A measure addressing the compactor and baler enclosure is presented later in this subsection.) The second benefit is that there are times when all of the trucks cannot be serviced and they end up parking in the alley parallel to the property line. The truck engines will run sometimes when they are waiting. The reconfiguration would, according to Hoag staff, eliminate most of the truck parking in the alley. Trucks idling in the alley close to the residents would be mostly eliminated. (Measures to eliminate idling are discussed later in this section.) The preliminary plans for the reconfigured loading dock show that the dock would be moved or extended further to the west and closer to the residents. This is a negative impact of the reconfiguration since moving the dock closer to the residents would increase noise levels generated in that area and heard at the residents a slight amount. However, it should be noted that most of the noise generated in the loading dock area is due to the trucks arriving, leaving and idling. Measures that facilitate a quick arrival, a quick departure, and eliminate idle would reduce noise levels. Currently, the gates to the loading dock area are closed at 7 p.m. and opened at 7 a.m. No truck deliveries are allowed during this period. To insure that this practice continues and to partially offset the impact of the proposed Development Agreement which exempts truck deliveries, the following measure is proposed. 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 the delivery outside of these hours. Installation of Acoustic Panels. Currently some of the loading dock noise heard at the residents is generated on the loading dock and reflects off of the building face back towards the residents. Installation of acoustic panels would nearly eliminate this reflected noise. Sound absorption panels on the east wall of the loading dock are recommended. The preliminary plans for the modified loading dock (Exhibit 11) show that up to six trucks could back in to the "Clean Dock" area. This loading dock abuts a building wall (shown as a bold blue line in Exhibit 11) that has about 84 lineal feet. Putting absorptive panels on this wall would help reduce reflected noise generated on the dock back to the residents to the west. Therefore a noise, such as the banging of a cart as it is unloaded from a truck, will not bounce off the building wall towards the residents. To be most effective the sound absorption panels should cover about 2/3 or more of the building wall. (Covering 2/3 of the building wall would require approximately 448 square feet of absorptive panels.) Complete coverage is usually not possible, because there are pipes and vents on the wall that cannot be covered by panels. If the entire wall cannot be covered, which is likely, it is important to spread the panels throughout the wall area and not concentrate them in only one section of the building wall. The absorptive panels should start 1 foot above the surface of the dock and extend up 8 feet (to 9 feet above the dock surface). A typical absorptive panel is made by Industrial Acoustics(www.industrialacoustics.comlusa/index.htm) and is referred to as their Noise -Foil panels. This panel or an equivalent is recommended. Even if the loading dock area is not reconfigured, acoustic panels should be employed to reduce reflected noise. The following measure is recommended. 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 • • • Mestre Greve Associates Hoag Hospital Master Plan Page 56 or a panel with an equivalent or better sound rating will be used. Compactor and Baler Enclosure. The compactor would be relocated with the new loading dock plan, and this provides an opportunity to redesign the new compactor and balerenclosure as a sound enclosure. The compactor will have an enclosure and if designed properly will act to eliminate compactor operation noise at the residential area. Three components of the enclosure are critical; the roof, walls, and openings. All three components must be of sufficient density to stop noise from passing through. The walls should be concrete block or similar masonry construction. The roof could be lightweight concrete roof or a plywood surface with concrete tiles. A built-up roof with 5.5" of insulation on the inside would also be acceptable. A built-up roof without insulation or a tin roof would not be acceptable. The east side of the enclosure (facing away from the residents) can be open. The west side of the enclosure will have to have doors for access. Heavy metal doors should be used on this side. It is also important that the edges of the doors overlap with the door opening otherwise there will be a gap around the edge of the doors that will allow noise to leak out. The doors must be kept closed when the compactor is operating. The following mitigation measure is proposed: The trash compactor and baler will be enclosed in a three sided structure. The walls should be concrete block or similar masonry construction. The roof will be lightweight concrete roof or a plywood surface with concrete tiles. A built-up roof with 5.5" of insulation on the inside would also be acceptable. The open side will 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 will only be operated between the hours of 7 a.m. and 7 p.m. Post No Idling Signs. "No Idling" shall be posted in the loading dock area. These signs help to minimize the idling time of trucks by reminding them that idling for long periods of time is prohibited. It also makes the Dock Manager's job a little easier when he can tell the truck drivers to shut down their engines and point to a sign to emphasize that it is a hospital policy that he is trying to enforce. The following measure is recommended. Post "No Idling" signs in the loading dock area and any area where the trucks might queue. Interim Phase-5 KMD COMPACTOR ENCLOSURE +:, 41 MED. GAS DOCS. SOILED DOCK CA13 1 ----. .. ti RMW I STERfCYCLE RECYCLING-' 1►� CLEAN DOCK IP RECEIVING NEW CONSTRUCTION HOAG HOSPITAL =MVFIFFITTIIMI \V,II I for Absorptive Panels Mestre Greve Associates Exhibit 11 Re -configured Dock/Acoustic Panels • • • Mestre Greve Associates Hoag Hospital Master Plan Page 58 Modifications to Residences. There are two measures that could be employed at the residences that would reduce noise impacts, but would not bring the loading dock noise into compliance with the City's noise ordinance. These measures, which could be done either individually or in combination, consist of providing balcony barriers and providing window upgrades. Balcony barriers would consist of extending the balcony enclosures up to a height of 6 or 7 feet. Typically, the balcony barrier extension would consist of 3/8" tempered (safety) glass or 5/8" plexiglass. The balcony barrier would reduce the noise levels on the balcony by about 6 dB, but would not bring the balcony area into compliance. As stated earlier, about 8 dB reduction is needed to bring the balcony areas into compliance with the noise ordinance. A variation of the balcony barrier would be to enclose the balcony completely with glass, in effect making it a sun room. This measure would achieve more than the 8 dB reduction needed, but would be subject to homeowner and homeowner association approvals. A second measure would be to upgrade the windows in the residences. How much noise reduction would be achieved would depend on the quality of the existing windows and the quality of the retrofit windows. A noise reduction would only be accomplished if the windows were in the closed position. It should be noted that the indoor noise ordinance criteria is applied with the windows in the open position, and no benefit would occur with the windows open. Measures that would modify the residences are not recommended, but are offered for consideration by the lead agency. The acceptability of enclosing balcony areas or modifying windows to the homeowners and homeowner association is unknown and the feasibility is questionable. Therefore, these measures are not recommended at this time. Grease Trap Hoag Hospital has continued to examine ways in which the grease trap operation would be less intrusive to the neighbors. Currently the traps are cleaned during the morning on a weekend day about once per month. The typical cleanout operation lasts for 2 to 2.5 hours. The operation, according to Hoag staff, involves three trucks; one 10,000 gallon tanker, one 7,500 gallon tanker and a support van. All three trucks show up together to minimize down time. However, each tanker must be filled separately due to limited access to the underground storage tanks. Two tankers cannot physically occupy the available parking and street area adjacent to the access points for the underground tanks. Therefore, the option of bringing in more trucks to simultaneously pump out the grease traps and shorten the time of operation is not feasible. Moving the cleanout operation to a weekday would probably be less annoying to the residences and was investigated by Hoag staff. The area necessary for access by the tankers requires that the trucks occupy the vehicular parking above the underground tanks, as well as one drive aisle in West Hoag Road. On Saturday and Sunday the twenty (approximately) parking stalls needed to park the truck can be reserved for the trucks with limited impact on Hospital operations. During the week these stalls, directly adjacent to the ancillary building and HVI outpatient facility, are important for safe and accessible parking to the hospital. As noted above, the tankers also occupy one drive aisle during the cleaning operation which while manageable on a Saturday morning or afternoon would pose a significant hurdle to safe operations during the week as West Hoag Road is very busy with patient and staff traffic as well as emergency traffic. The grease trap operation is exempt from noise regulations. However, the residents have • • Mestre Greve Associates Hoag Hospital Master Plan Page 59 complained about the noise and Hoag Hospital has indicated that they will agree to certain time limits. The following measure is proposed: Limit the grease trap cleaning operation to Saturday between the hours of 11:00 a.m. and 3:00 p.m. This is an improvement over existing conditions that allow the grease trap cleaning to occur at any time. Often the grease trap cleaning occurs during the early morning, which is a less desirable time than midday. Cogeneration Facility The operation of the fourth cooling tower at the cogeneration facility could result in an exceedance of the Noise Ordinance. The exceedance of the Noise Ordinance would be marginal at most. Therefore the following measure is recommended: Once the fourth cooling tower is installed. additional noise measurements will be performed to determine whether a violation of the Noise Ordinance is occurring or not. The measurements shall be made and a report submitted to the City within 3 months of the commencement of operation of the fourth cooling tower. If a violation is occurring then the problem must be corrected and a second set of measurements submitted to the City showing compliance with the Noise Ordinance within 1 year of the commencement of operation of the fourth cooling tower. 3.3 Long Term On -Site Impacts The analysis presented in Section 2.4.1 showed that development within the 65 CNEL traffic noise contour could be significantly impacted by traffic. Mitigation must be provided to ensure that these noise levels do not exceed the City of Newport Beach noise standards. Section 3.3.1 presents the measures that will be required to meet the outdoor noise standards. Section 3.3.2 presents the measures that will be required to meet the indoor noise standards. 3.3.1 Outdoor Traffic Noise Mitigation Any patio areas proposed to be located closer to the roadway than the 65 CNEL contour distance shown in Table 10 could be significantly impacted by traffic noise. Mitigation through the design and construction of a noise barrier (wall, berm, or combination wall/berm) is the most efficient method of reducing outdoor noise exposure levels. The effect of a noise barrier is critically dependent on the geometry between the noise source and the receiver. A noise barrier effect occurs when the "line of sight" between the source and receiver is broken by the barrier. The greater the distance the sound must travel around the barrier to reach the receiver, the greater the noise reduction of the barrier. To be effective, noise barriers are required to have a surface density of at least 3.5 pounds per square foot, and have no openings or cracks. They may be a solid wall, an earthen berm, or a combination of the two. They may be constructed of wood studs with stucco exterior, 1/4 inch plate glass, 5/8 inch plexiglass, any masonry material, or a combination of these materials. Mestre Greve Associates Hoag Hospital Master Plan Page 60 Wood and other materials may be acceptable if properly designed as a noise barrier. For small patios and balconies, the barriers must run along the entire edge of the patio or balcony from building face to building face. Even if patios are located adjacent to the roadways shown in Table 10, the maximum noise barrier to reduce noise levels below 65 CNEL on the patio would be less than 7 feet high. Patio locations and final grading plans are not yet available for the Project. These plans are required to determine the final barrier heights and ensure compliance with the appropriate standard. The above analysis shows that this standard is achievable with feasible barrier heights. Application of the following mitigation measure will ensure that the City's outdoor noise standards are met in the on -site hospital areas. Prior to the issuance of building permits for any hospital patio use proposed to be located closer to the roadway then the 65 CNEL contour distance shown in Table 10 a detailed acoustical analysis study shall be prepared by a qualified acoustical consultant and submitted to the City. This acoustical analysis report shall describe and quantify the noise sources impacting the area and the measures required to meet the 65 CNEL exterior hospital noise standard. The final building plans shall incorporate the noise barriers (wall, berm or combination wall/berm) required by the analysis and the hospital shall install these barriers. The analysis above shows that feasible noise barriers will reduce exterior noise levels to below the City of Newport Beach noise standards. The detailed acoustical study required above will ensure that these standards are met based on final grading plans for the Project. With these measures outdoor noise impacts on the Project will be mitigated to less than significant. 3.3.2 Indoor Traffic Noise Mitigation Typical construction achieves at least 20 dB of outdoor -to -indoor noise reduction with windows closed. With windows open outdoor -to -indoor noise reduction falls to 12 dB. Therefore, buildings requiring more than 12 dB of noise reduction require adequate ventilation per the Uniform Building Code to allow windows to remain closed. Typically, this is provided through mechanical ventilation which is assumed to be present in commercial buildings. With extensive building upgrades, outdoor -to -indoor noise reductions of up to 32 dB typically can be achieved for commercial construction. Even if a hospital building was located adjacent to the roadways shown in Table 10 it would require less than 32 dB of outdoor -to -indoor noise reduction to meet the 45 CNEL interior standard. Detailed calculations are required to demonstrate a building achieves more than 20 dB of noise reduction. Architectural drawings are required to analyze the actual noise reduction achieved by a building. The following mitigation measure will ensure that hospital buildings exposed to noise levels in excess of 65 CNEL and office buildings exposed to noise levels in excess of 70 CNEL will achieve the required outdoor - to -indoor noise reduction levels to achieve the City's 45 CNEL interior hospital noise standard and the 50 CNEL interior office noise standard. Prior to issuance of building permits, a detailed acoustical study using architectural plans shall be prepared by a qualified acoustical consultant and submitted to the City for hospital buildings proposed to be located closer to the roadway than the 65 CNEL contour distance shown in Table 10 and for office buildings proposed to be located closer • • • Mestre Greve Associates Hoag Hospital Master Plan Page 61 to the roadway than the 70 CNEL contour distance shown in Table 10. 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 analysis above shows that it is feasible to reduce indoor noise levels to below the City of Newport Beach interior noise standards with appropriate construction. The detailed acoustical study required above will ensure that these standards are met based on final architectural plans for the Project. With these measures indoor noise impacts on the Project will be mitigated to less than significant. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 62 4.0 UNAVOIDABLE NOISE IMPACTS The proposed changes to the Development Agreement/PC Text could eventually result in higher noise levels at the nearby residences (compared to existing conditions). Mitigation measures are recommended above and it has been determined that no other feasible mitigation exists that would reduce impacts from the loading dock area to below a level below the limits contained in the City's Noise Ordinance. Modification of the Development Agreement/PC Text as proposed will allow noise to exceed the Noise Ordinance criteria in the vicinity of the loading dock only, 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. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 63 APPENDIX Mestre Greve Associates Hoag Hospital Master Plan Page 64 Traffic Data Used for Noise Modeling Table A-1 presents the average daily traffic volumes (ADT), speed, and traffic mix index used for traffic noise modeling. The speeds were taken from Figure 3 of the traffic study. The traffic mix used to calculate CNEL levels is presented in Table A-4. ADTs were estimated from the peak hour traffic volumes as described below. The traffic study prepared for the Project only presented AM and PM peak hour traffic volumes. ADTs are required to calculate traffic noise CNEL levels. ADTs were provided by the traffic engineer for 2015 and 2025 conditions without the Project, and 2025 conditions with the Project and with the Project Alternative for 16 of the 24 intersections analyzed. The ratio of these ADTs to the AM and PM Peak hour traffic volumes were determined for these roadway links and are presented in Table A-2. In Table A-2, the first two columns of numbers show the percentage of ADT that the AM and PM peak hour traffic volumes represent for 2015 No Project conditions. The next two columns of numbers show the percentage of ADT that the AM and PM peak hour traffic volumes represent for 2025 No Project conditions. The fifth and sixth column of numbers show the percentage of ADT that the AM and PM peak hour traffic volumes represent for 2025 With Project conditions. These percentages were used to estimate the ADT volumes for the 2015 With Project, and 2025 With Project conditions as described below. The seventh and eighth column of numbers show the same information for the 2025 With Project Alternative conditions. These percentages were used to estimate the ADT volumes for the 2015 With Project Alternative, and 2025 With Project Alternative conditions as described below. The final two columns show the average of the percentages for the 2015 and 2025 No Project conditions. These were used to estimate the existing No Project ADT traffic volumes. Table A-3 shows the peak hour percentage of ADT that was used to estimate the ADTs for the scenarios and links where ADTs were not provided (i.e.; existing conditions, and 2015 conditions with the Project and the Project Alternative, and the links not shown in Table A-2 for all scenarios). The AM and PM peak hour traffic volumes for each scenario were divided by the percentages shown in Table A-3 and the average of these two numbers was used to estimate the ADT shown in Table A-1. The last column of Table A-3 also shows the links used to estimate the percent of ADT for those links where ADT data as not provided. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 65 Table A-1 Average Daily Traffic Volume and Speed Data Used For Noise Modeling Roadway Segment 19th Street Speed No Project ----With Project---- ----With Alt. ---- (mph) Mix Exist. 2015 2025 2015 2025 2015 2025 west of Newport Ave. east of Newport Ave. Broadway 25 1 19,716 20,816 25,226 21,496 24,864 21,792 25,207 25 1 10,150 11,027 12,306 11,144 12,554 11,026 12,432 east of Newport Blvd. 25 1 3,008 3,299 3,519 3,272 3,595 3,239 3,557 18th Street west of Newport Blvd. 30 1 8,235 8,967 6,814 9,121 7,048 9,025 7,016 Rochester Street east of Newport Blvd. 25 1 3,969 4,326 5,287 4,349 5,404 4,304 5,345 17th Street west of Superior Ave. east of Superior Ave. west of Newport Blvd. east of Newport Blvd. 16th Street 35 1 13,974 13,988 18,319 16,304 18,136 16,224 18,047 35 1 27,473 27,576 31,921 31,920 31,606 31,775 31,452 35 1 23,029 24,990 29,937 25,357 30,588 25,086 30,259 35 1 24,831 27,018 28,941 27,191 29,493 26,903 29,215 west of Superior Ave. 30 1 5,645 5,668 5,966 6,557 5,912 6,528 5,885 west of Newport Ave. 30 1 1,749 1,909 3,876 1,913 3,957 1,893 3,916 east of Newport Ave. 30 1 3,241 3,529 6,039 3,555 6,169 3,517 6,103 Industrial Way east of Superior Ave. 30 1 4,527 4,547 5,364 5,257 5,319 5,233 5,297 west of Newport Blvd. 30 1 5,096 5,506 4,867 5,639 4,977 5,577 4,921 east of Newport Blvd. 30 1 3,749 4,055 3,172 4,142 3,243 4,097 3,207 Hospital Road east of Superior Ave. 30 1 8,182 7,000 12,000 8,445 12,000 8,303 12,000 west of Hoag Dr. 30 1 7,340 6,000 10,000 6,882 10,000 6,801 10,000 east of Hoag Dr. 30 1 15,337 14,000 14,000 12,303 15,000 12,298 15,000 west of Newport Blvd. 30 1 15,856 14,000 14,000 11,662 15,000 11,762 15,000 east of Newport Blvd. 30 1 6,300 8,000 8,000 8,649 8,000 8,514 8,000 Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 66 Roadway Segment Pacific Coast Highway Speed No Project ----With Project---- ----With Alt. ---- (mph) Mix Exist. 2015 2025 2015 2025 2015 2025 west of Orange St. 45 1 44,365 54,000 50,000 48,511 50,000 48,230 50,000 east of Orange St. 45 1 44,847 54,000 50,000 48,239 50,000 47,962 50,000 west of Prospect St. 45 1 42,693 54,000 50,000 50,224 50,000 49,931 50,000 east of Prospect St. 45 1 43,439 54,000 50,000 50,053 50,000 49,770 50,000 west of Balboa Blvd.\Superior Ave. 45 1 47,507 54,000 52,000 58,639 52,000 58,443 52,000 east of Balboa Blvd.\Superior Ave. 45 1 37,889 44,000 47,000 44,133 45,000 44,741 46,000 west of Hoag Dr. 45 1 36,655 44,000 47,000 48,366 48,000 45,737 46,000 east of Hoag Dr. 35 1 28,366 34,000 51,000 40,976 45,000 43,364 49,000 west of Newport Blvd. SB Off Ramp 35 1 29,732 34,000 51,000 43,252 48,000 43,050 49,000 east of Newport Blvd. SB Off Ramp 35 1 47,458 54,000 56,000 51,873 56,000 51,549 56,000 west of Riverside Ave. 35 1 53,908 60,000 60,000 51,096 59,000 51,637 60,000 east of Riverside Ave. 35 1 46,196 52,000 54,000 46,403 53,000 47,040 54,000 west of Tustin Ave. 35 1 43,929 51,000 50,000 47,182 50,000 46,980 50,000 east of Tustin Ave. 40 1 41,149 48,000 48,000 45,422 47,000 45,225 47,000 west of Bay Shore Dr.\Dover Dr. 40 1 45,370 47,000 56,000 44,834 55,000 45,430 56,000 east of Bay Shore Dr.\Dover Dr. 40 1 66,612 70,000 79,000 68,018 78,000 68,739 79,000 west of Bayside Dr. 40 1 62,175 70,000 74,000 67,852 73,000 68,631 74,000 east of Bayside Dr. 45 1 49,741 57,000 65,000 61,501 65,000 61,384 65,000 west of Marine Dr.Wamboree Rd. 45 1 55,579 57,000 62,000 55,781 61,000 56,559 62,000 east of Marine Dr.Wamboree Rd. 45 1 49,682 47,000 50,000 43,764 50,000 43,771 50,000 Via Lido east of Newport Blvd. 30 1 9,513 10,000 13,000 12,561 13,000 12,633 13,000 Orange Street north of West Coast Hwy. south of West Coast Hwy. Prospect Street 25 1 845 1,000 1,000 983 1,000 983 1,000 25 1 1,395 2,000 1,000 1,146 1,000 1,146 1,000 north of West Coast Hwy. 25 1 2,472 2,000 2,000 1,467 2,000 1,467 2,000 south of West Coast Hwy. 25 1 709 1,074 956 800 956 800 956 Placentia Avenue north of Superior Ave. 40 1 12,596 14,000 12,000 15,125 12,000 14,877 12,000 south of Superior Ave. 40 1 7,385 9,000 10,000 9,640 10,000 9,487 10,000 north of Hospital Rd. 40 1 11,306 11,000 17,000 13,200 17,000 13,138 17,000 Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 67 Roadway Segment Superior Avenue Speed No Project ----With Project---- ----With Alt. ---- (mph) Mix Exist. 2015 2025 2015 2025 2015 2025 north of 17th St. 35 1 7,619 7,590 11,762 9,021 11,729 8,971 11,713 south of 17th St. 40 1 20,569 20,610 21,637 24,073 21,559 23,957 21,521 north of 16th St.\Industrial Way 40 1 17,392 17,385 21,410 20,419 21,332 20,316 21,294 south of 16th St.\Industrial Way 40 1 17,519 17,498 21,194 20,581 21,121 20,475 21,085 north of Placentia Ave. 40 1 14,598 18,000 15,000 21,033 15,000 20,933 15,000 south of Placentia Ave. 40 1 21,448 25,000 15,000 22,859 15,000 22,701 15,000 north of Hospital Rd. 40 1 24,051 22,000 18,000 21,204 18,000 21,224 18,000 south of Hospital Rd. 40 1 27,568 25,000 25,000 26,029 25,000 25,869 25,000 north of West Coast Hwy. 40 1 23,387 26,000 14,000 20,168 14,000 19,939 14,000 Balboa Boulevard south of West Coast Hwy. 30 1 15,626 20,000 14,000 15,584 14,000 15,643 14,000 Hoag Drive south of Hospital Rd. 25 1 4,489 5,000 15,000 11,912 17,000 11,304 17,000 north of West Coast Hwy. 25 1 3,482 7,000 10,000 4,258 7,000 4,113 8,000 Harbor Boulevard west of Newport Blvd. 40 1 10,569 11,538 16,339 11,498 16,624 11,378 16,488 Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 68 Roadway Segment Newport Boulevard Speed No Project----- ----With Project---- ----With Alt. ---- (mph) Mix Exist. 2015 2025 2015 2025 2015 2025 north of 19th St. 35 1 75,447 81,862 89,624 82,287 90,764 81,407 90,263 south of 19th St. 35 1 56,970 61,830 66,168 61,905 66,784 61,243 66,550 north of Broadway 35 1 58,074 63,035 63,457 63,112 64,017 62,438 63,812 south of Broadway 35 1 56,870 61,715 62,287 61,801 62,822 61,141 62,630 north of Harbor Blvd. 35 1 56,211 61,022 63,622 61,050 64,176 60,399 63,974 south of Harbor Blvd. 35 1 64,842 70,430 77,620 70,446 78,410 69,696 78,097 north of 18th St./Rochester St. 35 1 65,040 70,678 76,409 70,627 77,178 69,876 76,876 south of 18th St./Rochester St. 35 1 60,649 65,907 72,224 65,712 72,812 65,013 72,515 north of 17th St. 35 1 58,541 63,489 69,047 63,534 69,576 62,853 69,308 south of 17th St. 35 1 41,724 45,303 49,240 44,877 49,263 44,398 49,251 north of 16th St. 35 1 40,220 43,677 46,116 43,216 46,072 42,755 46,094 south of 16th St. 45 1 39,760 43,178 48,484 42,709 48,493 42,253 48,488 north of Industrial Way 45 1 39,988 43,402 50,470 42,984 50,515 42,525 50,493 south of Industrial Way 45 1 38,887 42,219 46,865 41,759 46,830 41,313 46,848 north of Hospital Rd. 45 1 40,987 41,000 48,000 40,767 48,000 40,327 48,000 south of Hospital Rd. 45 1 48,029 48,000 50,000 40,794 49,000 40,502 49,000 north of Via Lido 30 1 55,587 52,000 51,000 42,933 51,000 43,006 51,000 south of Via Lido 30 1 42,417 38,000 40,000 32,347 40,000 32,347 40,000 Riverside Avenue north of West Coast Hwy. 30 1 10,508 10,000 10,000 7,969 10,000 7,887 10,000 Tustin Avenue north of West Coast Hwy. 30 1 1,329 2,000 3,000 2,889 3,000 2,889 3,000 Dover Drive north of West Coast Hwy. 40 1 31,690 31,000 30,000 28,802 30,000 28,917 30,000 Bay Shore Drive south of West Coast Hwy. 25 1 3,888 4,000 1,000 2,452 1,000 2,452 1,000 Bayside Drive north of East Coast Hwy south of East Coast Hwy. Jamboree Road 25 1 1,649 4,000 6,000 5,008 6,000 5,008 6,000 25 1 10,690 11,000 14,000 11,607 14,000 11,666 14,000 north of East Coast Hwy. 50 1 37,121 36,000 40,000 33,719 40,000 33,631 40,000 Marine Drive south of East Coast Hwy. 35 1 14,374 13,000 15,000 12,000 15,000 12,045 15,000 • • • Mestre Greve Associates Hoag Hospital Master Plan Page 69 Table A-2 Peak Hour Volumes as Percentage of ADT From Data Provided ----------- From Data Calculated 2015 No Proj. 2025 No Proj. 2025 Project 2025 Alt No Proj. Avg Road Segment AM PM AM PM AM PM AM PM AM PM Hospital Rd. East of Superior Ave. West of Hoag Dr./Placentia Ave East of Hoag Dr./Placentia Ave West of Newport Blvd. East of Newport Blvd. Pacific Coast Hwy. West of Orange St. East of Orange St. West of Prospect St. East of Prospect St. West of Balboa Blvd/Superior Ave East of Balboa Blvd/Superior Ave West of Hoag Dr. East of Hoag Dr. West of Newport Blvd SB Off -Ramp East of Newport Blvd SB Off -Ramp West of Riverside Ave. East of Riverside Ave. West of Tustin Ave. East of Tustin Ave. West of Bay Shore Dr./Dover Dr. East of Bay Shore Dr./Dover Dr. West of Bayside Dr. East of Bayside Dr. West of Jamboree Rd. East of Jamboree Rd. Via Lido 8.3% 9.2% 10.2% 8.8% 9.1 9.3% 9.3% 9.4% 9.7% 8.8% 8.5% 9.1% 11.7% 11.8% 7.7% 7.4% 7.7% 8.1% 8.8% 8.6% 8.1% 8.1 % 8.9% 8.9% 7.5% 10.9% 10.7% 10.6% 7.4% 12.1% 9.5% 9.5% 9.5% 9.6% 11.0% 10.7% 9.2% 12.2% 13.9% 9.4% 8.8% 9.0% 9.4% 10.0% 10.0% 6.6% 7.6% 11.0% 10.1% 10.4% 10.3% 10.4% 10.4% 10.8% 8.9% 8.4% 8.1% 8.6% 10.2% 8.7% 8.5% 8.5% 8.8% 9.0% 8.8% 9.7% 8.2% 9.7% 10.3% 10.7% 9.0% 8.3% 8.2% 8.9% 8.1 9.5% 9.7% 15.2% 11.1% 9.4% 10.6% 10.7% 9.9% 10.1% 9.4% 9.9% 9.0% 8.8% 8.9% 9.1% 10.1% 9.8% 10.1% 10.5% 10.3% 9.8% 9.8% 9.6% 10.8% 9.6% 6.8% 7.7% 10.9% 10.2% 9.5% 9.4% 14.6% 10.8% 9.3% 9.3% 10.2% 10.3% 10.3% 10.7% 8.8% 8.6% 10.6% 10.7% 9.9% 10.0% 9.3% 10.0% 7.7% 8.5% 9.0% 10.2% 8.7% 8.5% 8.5% 8.7% 9.1 % 8.9% 8.2% 8.3% 8.2% 9.0% 8.1 % 9.4% 8.9% 9.0% 10.2% 9.9% 10.1% 10.6% 10.4% 9.9% 9.9% 9.6% 11.0% 9.6% 6.9% 7.8% 10.8% 10.0% 9.6% 10.3% 10.4% 10.4% 10.8% 8.8% 8.5% 8.2% 8.6% 10.3% 8.7% 8.5% 8.4% 8.7% 9.1% 8.8% 8.2% 8.2% 8.2% 8.9% 8.1 9.6% 9.5%° 14.7% 10.9% 9.3% 10.6% 10.7% 9.9% 10.1% 9.4% 9.8% 9.0% 8.8% 8.9% 9.1 % 10.1% 9.8% 10.1% 10.7% 10.2% 9.8% 9.8% 9.6% 10.8% 9.6% 7.4% 8.4% 10.6% 9.5% 9.8% 9.8% 9.9% 9.9% 10.3% 8.8% 8.5% 8.6% 10.2% 11.0% 8.2% 8.0% 8.1 % 8.4% 8.9% 8.7% 8.1 % 8.2% 8.5% 8.9% 7.8% 10.2% 10.2% 12.9% 9.2% 10.8% 10.1% 10.1% 9.7% 9.9% 10.2% 10.3% 9.1 10.5% 11.4% 9.3% 9.4% 9.4% 9.7% 10.2% 10.1% 9.8% 9.7% 10.0% 10.7% 9.3% East of Newport Blvd. 9.5% 11.2% 7.2% 9.5% 7.1% 9.5% 7.0% Table Continued on Next Page 9.5% 8.3% 10.3% • s • Mestre Greve Associates Hoag Hospital Master Plan Page 70 From Data Calculated 2015 No Proj. 2025 No Proj. 2025 Project 2025 Alt No Proj. Avg Road Segment AM PM AM PM AM PM AM PM AM PM Orange St. North of West Coast Hwy. South of West Coast Hwy. Prospect St. North of West Coast Hwy. Placentia Ave. 12.0% 13.0% 10.0% 17.0% 10.0% 17.0% 10.0% 17.0% 11.0% 15.0% 7.0% 8.5% 13.0% 14.0% 13.0% 14.0% 13.0% 1.4.0% 10.0% 11.3% 9.5% 7.5% 15.0% 9.0% 15.0% 9.0% 15.0% 9.0% 12.3% 8.3% North of Superior Ave. South of Superior Ave. North of Hospital Rd. Superior Ave. North of Hospital Rd. South of Placentia Ave. North of Hospital Rd. South of Hospital Rd. North of West Coast Hwy. Balboa Blvd. 10.0% 9.9% 8.3% 10.3% 8.3% 10.0% 8.3% 10.3% 9.2% 10.1 % 9.7% 9.8% 8.7% 9.5% 8.4% 9.7% 8.5% 9.9% 9.2% 9.6% 8.9% 10.5% 6.9% 9.5% 6.7% 9.6% 6.8% 9.6% 7.9% 10.0% 9.5% 9.2% 10.0% 9.9% 8.3% 9.3% 8.9% 8.3% 9.0% 7.8% 8.8% 10.1% 9.1% 8.4% 10.9% 7.3% 9.8% 9.9% 9.9% 9.9% 8.8% 10.2% 9.3% 8.6% 11.3% 7.5% 9.5% 9.8% 9.8% 9.5% 8.8% 10.2% 9.3% 8.6% 11.3% 7.5% 9.7% 9.9% 9.9% 9.7% 9.2% 9.6% 9.6% 9.2% 9.6% 8.3% 9.4% 9.1 % 9.5% 8.8% South of West Coast Hwy. 6.1 % 8.2% 8.6% 9.6% 8.7% 9.5% 8.6% Hoag Dr. 9.5% 7.4% 8.9% South of Hospital Rd. North of West Coast Hwy. Newport Blvd. North of Hospital Rd. South of Hospital Rd. North of Via Lido South of Via Lido Riverside Ave. 8.4% 10.0% 4.2% 4.9% 4.1% 4.5% 4.3% 4.8% 6.3% 7.4% 10.6% 9.7% 12.8% 7.6% 12.1% 7.7% 13.0% 7.9% 11.7% 8.7% 9.2% 7.4% 6.4% 6.5% 8.6% 7.6% 6.7% 6.6% 8.6% 8.0% 6.7% 6.4% 9.3% 9.3% 9.7% 9.6% 8.4% 7.8% 6.7% 6.4% 9.1 % 9.4% 9.7% 9.6% 8.5% 7.9% 6.7% 6.4% 9.2% 9.5% 9.7% 9.6% 8.9% 7.7% 6.5% 6.4% 9.0% 8.5% 8.2% 8.1% North of West Coast Hwy. Tustin Ave. 6.8% 8.9% 8.6% 11.0% 8.5% 10.8% 8.6% 10.9% 7.7% 10.0% North of West Coast Hwy. Dover Dr. 7.5% 15.5% 6.3% 9.0% 6.0% 9.0% 6.0% 9.0% 6.9% 12.3% North of West Coast Hwy. 6.9% 8.6% 7.6% 9.1% Bay Shore Dr. 7.7% 9.1% 7.6% 9.0% 7.3% 8.9% South of West Coast Hwy. 7.0% 8.5% 15.0% 11.0% 16.0% 11.0% 16.0% 11.0% 11.0% 9.8% Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 71 From Data Calculated 2015 No Proj. 2025 No Proj. 2025 Project 2025 Alt No Proj. Avg Road Segment AM PM AM PM AM PM AM PM AM PM Bayside Dr. North of East Coast Hwy. South of East Coast Hwy. Jamboree Rd. 7.0°A) 9.0% 5.2% 7.8% 5.2% 7.8% 5.2% 7.8% 6.1% 8.4% 9.1% 8.8% 7.7% 9.4% 7.9% 9.3% 7.8% 9.3% 8.4% 9.1% North of East Coast Hwy. 8.3% 9.9% 8.8% 10.7% Marine Dr. 8.7% 10.7% 8.7% 10.7% 8.5% 10.3% South of East Coast Hwy. 7.5% 10.0% 8.5% 10.3% 8.5% 1 0.1% 8.5% 10.1 % 8.0% 10.1 % • • • Mestre Greve Associates Hoag Hospital Master Plan Page 72 Table A-3 Peak Hour Volumes as Percentage of ADT Used to Calculate ADT's Road Segment 19th St. Exist 2015 NP 2025 NP Project AM PM AM PM AM PM AM PM Alt Link Used Where AM PM Data Was Not Provided West of Newport Blvd. 8.5% 10.3% 8.5% 10.7% 8.4% East of Newport Blvd. 8.9% 9.0% 9.2% 8.6% 8.6% Broadway East of Newport Blvd. 8.9% 9.0% 9.2% 8.6% 8.6% 18th St. 9.9% 8.6% 10.0% 8.5% 9.8% West Coast Hwy.: West of Hoag Dr. 9.3% 8.4% 9.1 % 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. West of Newport Blvd. 8.9% 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Rochester St. Newport Blvd.: South of Hospital Rd. East of Newport Blvd. 8.9% 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% 17th St. Newport Blvd.: South of Hospital Rd. West of Superior Ave. East of Superior Ave. West of Newport Blvd. East of Newport Blvd. 16th St. 9.2% 9.2% 8.9% 8.9% 8.3% 9.3% 8.8% 8.8% 7.5% 8.8% Superior Ave.: South of Placentia Ave. 8.3% 9.5% 8.8% 7.3% 8.8% 7.5% 8.8% 7.5% Superior Ave.: South of Placentia Ave. 9.0% 9.2% 8.6% 8.6% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 9.0% 9.2% 8.6% 8.6% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 9.3% 7.3% 9.3% 9.3% 7.5% West of Superior Ave. West of Newport Blvd. East of Newport Blvd. Industrial Way East of Superior Ave. West of Newport Blvd. East of Newport Blvd. Hospital Rd. 9.2% 8.9% 8.9% 9.2% 8.3% 9.5% 9.3% 8.8% 7.3% 8.8% 7.5% 8.8% 7.5% Superior Ave.: South of Placentia Ave. 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 8.3% 9.5% 9.3% 8.8% 7.3% 8.8% 7.5% 8.8% 7.5% Superior Ave.: South of Placentia Ave. 8.9% 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 8.9% East of Superior Ave. 8.3% 10.9% 8.3% 10.9% 6.6% West of Hoag Dr./Placentia Ave 9.2% 10.7% 9.2% 10.7% 7.6% 9.5% 6.8% 9.5% 6.9% 9.6% Direct 9.7% 7.7% 9.4% 7.8% 9.5% Direct East of Hoag Dr./Placentia Ave 10.2% 10.6% 10.2% 10.6% 11.0% 15.2% 10.9% 14.6% 10.8% 14.7% Direct West of Newport Blvd. 8.8% 7.4% 8.8% 7.4% 10.1 % 11.1% 10.2% 10.8% 10.0% 10.9% Direct East of Newport Blvd. 9.1% 12.1% 9.1% 12.1% 10.4% 9.4% 9.3% Table Continued on Next Page 9.3% 9.6% 9.3% Direct 9.5% • Mestre Greve Associates Hoag Hospital Master Plan Page 73 Exist 2015 NP 2025 NP Project Alt Link Used Where Road Segment AM PM AM PM AM PM AM PM AM PM Data Was Not Provided Pacific Coast Hwy. West of Orange St. 9.3% 9.5% 9.3% 9.5% 10.3% 10.6% 10.2% 10.6% 10.3% 10.6% Direct East of Orange St. 9.3% 9.5% 9.3% 9.5% 10.4% 10.7% 10.3% 10.7% 10.4% 10.7% Direct West of Prospect St. 9.4% 9.5% 9.4% 9.5% 10.4% 9.9% 10.3% 9.9% 10.4% 9.9% Direct East of Prospect St. 9.7% 9.6% 9.7% 9.6% 10.8% 10.1 % 10.7% 10.0% 10.8% 10.1 % Direct West of Balboa Blvd/Superior Ave East of Balboa Blvd/Superior Ave West of Hoag Dr. 9.1% 9.2% 9.1% 9.2% 8.1% 9.0% 7.7% 8.5% 8.2% 9.0% Direct East of Hoag Dr. 11.7% 12.2% 11.7% 12.2% 8.6% 8.8% 9.0% 9.4% 8.6% 8.8% Direct West of Newport Blvd 11.8% 13.9% 11.8% 13.9% 10.2% 8.9% 10.2% 8.9% 10.3% 8.9% Direct 8.8% 11.0% 8.8% 11.0% 8.9% 9.4% 8.8% 9.3% 8.8% 9.4% Direct SB Off -Ramp East of Newport Blvd 8.5% 10.7% 8.5% 10.7% 8.4% 9.9% 8.6% 10.0% 8.5% 9.8% Direct SB Off -Ramp 7.7% 9.4% 7.7% 9.4% 8.7% 9.1% 8.7% 9.0% 8.7% 9.1% Direct West of Riverside Ave. 7.4% 8.8% 7.4% 8.8% 8.5% 10.1 % 8.5% 10.2% 8.5% 10.1 % Direct East of Riverside Ave. 7.7% 9.0% 7.7% 9.0% 8.5% 9.8% 8.5% 9.9% 8.4% 9.8% Direct West of Tustin Ave. 8.1% 9.4% 8.1% 9.4% 8.8% 10.1 % 8.7% 10.1 % 8.7% 10.1 % Direct East of Tustin Ave. 8.8% 10.0% 8.8% 10.0% 9.0% 10.5% 9.1% 10.6% 9.1% 10.7% Direct West of Bay Shore Dr./Dover Dr. 8.6% 10.0% 8.6% 10.0% 8.8% 10.3% 8.9% 10.4% 8.8% 10.2% Direct East of Bay Shore Dr./Dover Dr. 8.1% 9.7% 8.1% 9.7% 8.2% 9.8% 8.2% 9.9% 8.2% 9.8% Direct West of Bayside Dr. 8.1% 9.7% 8.1% 9.7% 8.3% 9.8% 8.3% 9.9% 8.2% 9.8% Direct East of Bayside Dr. 8.9% 10.3% 8.9% 10.3% 8.2% 9.6% 8.2% 9.6% 8.2% 9.6% Direct West of Jamboree Road 8.9% 10.7% 8.9% 10.7% 8.9% 10.8% 9.0% 11.0% 8.9% 10.8% Direct East of Jamboree Road 7.5% 9.0% 7.5% 9.0% 8.1% 9.6% 8.1% 9.6% 8.1% 9.6% Direct Via Lido East of Newport Blvd. 9.5% 11.2% 9.5% 11.2% 7.2% 9.5% 7.1 % 9.5% 7.0% 9.5% Direct Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 74 Road Segment Orange St. North of West Coast Exist AM PM 2015 NP 2025 NP Project Alt Link Used Where AM PM AM PM AM PM AM PM Data Was Not Provided 12.0% 13.0% 12.0% 13.0% 10.0% 17.0% 10.0% 17.0% 10.0% 17.0% Direct Hwy. South of West Coast Hwy 7.0% 8.5% 7.0% 8.5% 13.0% 14.0% 13.0% 14.0% 13.0% 14.0% Direct Prospect St. North of West Coast Hwy. 9.5% 7.5% 9.5% 7.5% 15.0% 9.0% 15.0% 9.0% 15.0% 9.0% Direct Hwy.uh of West Coast 12.3% 8.3% 9.5% 7.5% 15.0% 9.0% 15.0% 9.0% 15.0% 9.0% Prospect r spect Street: South of West Coast Y Placentia Ave. North of Superior Ave. 10.0% South of Superior Ave. North of Hospital Road Superior Ave. North of 17th St. South of 17th St. North of 16th St.\Industrial Way South of 16th St.\Industrial Way North of Hospital Rd. 9.7% 8.9% 9.9% 9.8% 10.0% 9.9% 8.3% 10.3% 8.3% 10.0% 8.3% 10.3% Direct 9.7% 9.8% 8.7% 9.5% 8.4% 9.7% 8.5% 9.9% Direct 10.5% 8.9% 10.5% 6.9% 9.5% 6.7% 9.6% 6.8% 9.6% Direct 9.2% 8.3% 9.5% 9.3% 8.8% 7.3% 8.8% 7.5% 8.8% 7.5% Superior Ave.: South of Placentia Ave. 9.2% 8.3% 9.5% 9.3% 8.8% 7.3% 8.8% 7.5% 8.8% 7.5% Superior Ave.: South of Placentia Ave. 9.2% 8.3% 9.5% 9.3% 8.8% 7.3% 8.8% 7.5% 8.8% 7.5% Superior Ave.: South of Placentia Ave. 9.2% 9.5% South of Placentia Ave. 9.2% North of Hospital Road 10.0% South of Hospital Road 9.9% North of West Coast Hwy. Balboa Blvd. 8.3% 9.5% 9.3% 8.8% 7.3% 8.8% 7.5% 8.8% 7.5% Superior Ave.: South of Placentia Ave. 9.3% 9.5% 9.3% 8.8% 7.3% 8.8% 7.5% 8.8% 7.5% Direct 8.9% 9.2% 8.9% 10.1 % 9.8% 10.2% 9.5% 10.2% 9.7% Direct 8.3% 10.0% 8.3% 9.1% 9.9% 9.3% 9.8% 9.3% 9.9% Direct 9.0% 9.9% 9.0% 8.4% 9.9% 8.6% 9.8% 8.6% 9.9% Direct 8.3% 7.8% 8.3% 7.8% 10.9% 9.9% 11.3% 9.5% 11.3% 9.7% Direct South of West Coast Hwy. 6.1% 8.2% 6.1 % 8.2% 8.6% 9.6% 8.7% 9.5% 8.6% 9.5% Hoag Dr. South of Hospital Road 8.4% 10.0% 8.4% 10.0% 4.2% 4.9% 4.1% 4.5% 4.3% 4.8% North of West Coast Hwy. 10.6% 9.7% 10.6% 9.7% 12.8% 7.6% 12.1% 7.7% 13.0% 7.9% Table Continued on Next Page Direct Direct Direct • • Mestre Greve Associates Hoag Hospital Master Plan Page 75 Road Segment Harbor Blvd. Exist AM PM 2015 NP 2025 NP AM PM AM PM Project Alt Link Used Where AM PM AM PM Data Was Not Provided West of Newport Blvd. 8.9% 9.0% Newport Blvd. North of 19th St. South of 19th St. North of Broadway Blvd. 8.9% 9.0% 8.9% 9.0% 8.9% 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. South of Broadway Blvd. 8.9% 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. North of Harbor Blvd. South of Harbor Blvd. North of 18th St./Rochester St. South of 18th St./Rochester St. North of 17th St. South of 17th St. North of 16th St. South of 16th St. North of Industrial Way South of Industrial Way North of Hospital Road 8.9% 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 8.9% 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 8.9% 9.0% 9.2% 8.6% 8.6% 9.3% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 8.9% 9.0% 9.0% 9.0% 9.0% 8.9% 9.0% 8.9% 9.0% 8.9% 9.0% 9.2% 8.6% 8.9% 8.9% 8.9% South of Hospital Road 7.4% 7.6% North of Via Lido 6.4% 6.7% South of Via Lido 6.5% 6.6% 9.2% 8.6% 8.6% 9.2% 9.2% 9.2% 9.2% 9.2% 9.2% 9.2% 7.4% 6.4% 6.5% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 7.6% 6.7% 6.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.6% 8.0% 6.7% 6.4% 9.3% 9.3% 9.3% 9.3% 9.3% 9.3% 9.3% 9.3% 9.3% 9.7% 9.6% 8.4% 9.1% 8.5% 9.2% Newport Blvd.: South of Hospital Rd. 8.4% 8.4% 8.4% 8.4% 8.4% 8.4% 8.4% 7.8% 6.7% 6.4% 9.1 % 9.1 % 9.1 % 9.1% 9.1% 9.1 % 9.1% 9.4% 9.7% 9.6% 8.5% 8.5% 8.5% 8.5% 8.5% 8.5% 8.5% 7.9% 6.7% 6.4% 9.2% 9.2% 9.2% 9.2% 9.2% 9.2% 9.2% 9.5% Newport Blvd Newport Blvd. Newport Blvd. Newport Blvd. Newport Blvd. Newport Blvd. Direct Direct 9.7% Direct 9.6% Direct .: South of Hospital Rd. : South of Hospital Rd. : South of Hospital Rd. : South of Hospital Rd. : South of Hospital Rd. : South of Hospital Rd. Riverside Ave. North of West Coast Hwy. Tustin Ave. 6.8% 8.9% 6.8% 8.9% 8.6% 11.0% 8.5% 10.8% 8.6% 10.9% Direct North of West Coast Hwy. Dover Dr. 7.5% 15.5% 7.5% 15.5% 6.3% 9.0% 6.0% 9.0% 6.0% 9.0% Direct North of West Coast Hwy. 6.9% 8.6% 6.9% 8.6% 7.6% 9.1 % 7.7% 9.1 % 7.6% 9.0% Direct Table Continued on Next Page s • • Mestre Greve Associates Hoag Hospital Master Plan Page 76 Exist 2015 NP 2025 NP Project Alt Link Used Where Road Segment AM PM AM PM AM PM AM PM AM PM Data Was Not Provided Bay Shore Dr. South of West Coast 7 0% 8.5% 7.0% 8.5% 15.0% 11.0% 16.0% 11.0% 16.0% 11.0% Direct Hwy. Bayside Dr. North of East Coast 7 0% 9.0% 7.0% 9.0% 5.2% 7.8% 5.2% 7.8% 5.2% 7.8% Direct Hwy. South of East Coast 9.1% 8.8% 9.1% 8.8% 7.7% 9.4% 7.9% 9.3% 7.8% 9.3% Direct Hwy. Jamboree Rd. North of East Coast 8 3% 9.9% 8.3% 9.9% 8.8% 10.7% 8.7% 10.7% 8.7% 10.7% Direct Hwy. Marine Dr. South of East Coast 7.5% 10.0% 7.5% 10.0% 8.5% 10.3% 8.5% 10.1 % 8.5% 10.1 % Direct Hwy. • • • Mestre Greve Associates Hoag Hospital Master Plan Page 77 Table A-4 presents the day/evening/nighttime traffic mix by vehicle type auto, medium truck (MT), and heavy truck (HT) used for the traffic noise modeling. The arterial mix (index 1) was developed by the Orange County Environmental Management Agency based on traffic surveys at arterial intersections throughout the county. Table A-4 Traffic Distribution Used for Traffic Noise Modeling 1. Arterial Roadways Auto MT HT Day Eve Night 75.51% 1.56% 0.64% 12.57% 0.09% 0.02% 9.34% 0.19% 0.08% • • Mestre Greve Associates Hoag Hospital Master Plan Page 78 Existing Traffic Noise Levels Table A-5 Existing Traffic Noise Levels CNEL Distance To CNEL Contour (feet)t Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL 19th Street west of Newport Ave. 59.4 RW 42 91 east of Newport Ave. 56.5 RW RW 58 Broadway east of Newport Blvd. 51.2 RW RW RW 18th Street west of Newport Blvd. 57.3 RW 31 66 Rochester Street east of Newport Blvd. 52.4 RW RW 31 17th Street west of Superior Ave. 60.8 RW 52 113 east of Superior Ave. 63.7 38 82 177 west of Newport Blvd. 63.0 34 73 158 east of Newport Blvd. 63.3 36 77 166 16th Street west of Superior Ave. 55.6 RW RW 51 west of Newport Ave. 50.5 RW RW RW east of Newport Ave. 53.2 RW RW 35 Industrial Way east of Superior Ave. 54.7 RW RW 44 west of Newport Blvd. 55.2 RW RW 48 east of Newport Blvd. 53.9 RW RW 39 Hospital Road east of Superior Ave. 57.2 RW 30 65 west of Hoag Dr. 56.8 RW RW 61 east of Hoag Dr. 60.0 RW 46 100 west of Newport Blvd. 60.1 RW 47 102 east of Newport Blvd. 56.1 RW RW 55 Table Continued on Next Page Mestre Greve Associates Hoag Hospital Master Plan Page 79 CNEL Distance To CNEL Contour (feet)f Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Pacific Coast Highway west of Orange St. 68.5 80 172 370 east of Orange St. 68.6 80 173 372 west of Prospect St. 68.4 78 167 360 east of Prospect St. 68.4 79 169 365 west of Balboa Blvd.\Superior Ave. 68.8 83 180 387 east of Balboa Blvd.\Superior Ave. 67.8 72 154 333 west of Hoag Dr. 67.7 70 151 325 east of Hoag Dr. 63.9 39 84 181 west of Newport Blvd. SB Off Ramp 64.1 40 87 187 east of Newport Blvd. SB Off Ramp 66.1 55 119 255 west of Riverside Ave. 66.7 60 129 278 east of Riverside Ave. 66.0 54 116 251 west of Tustin Ave. 65.8 52 113 243 east of Tustin Ave. 66.9 62 134 289 west of Bay Shore Dr.\Dover Dr. 67.3 66 143 308 east of Bay Shore Dr.\Dover Dr. 69.0 86 185 398 west of Bayside Dr. 68.7 82 176 380 east of Bayside Dr. 69.0 86 185 399 west of Marine Dr.Vamboree Rd. 69.5 93 199 430 east of Marine Dr.Vamboree Rd. 69.0 86 185 399 Via Lido east of Newport Blvd. 57.9 RW 34 72 Orange Street north of West Coast Hwy. 45.7 RW RW RW south of West Coast Hwy. 47.9 RW RW RW Prospect Street north of West Coast Hwy. 50.4 RW RW RW south of West Coast Hwy. 44.9 RW RW RW Placentia Avenue north of Superior Ave. 61.8 RW 61 131 south of Superior Ave. 59.4 RW 43 92 north of Hospital Rd. 61.3 RW 57 122 Superior Avenue north of 17th St. 58.2 RW 35 75 south of 17th St. 63.9 39 84 182 north of 16th St.\Industrial Way 63.2 35 75 163 south of 16th St.\Industrial Way 63.2 35 76 163 north of Placentia Ave. 62.4 31 67 145 south of Placentia Ave. 64.1 40 87 187 north of Hospital Rd. 64.6 43 94 202 south of Hospital Rd. 65.2 48 103 221 north of West Coast Hwy. 64.5 43 92 198 Table Continued on Next Page • Mestre Greve Associates Hoag Hospital Master Plan Page 80 CNEL Distance To CNEL Contour (feet)t Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Balboa Boulevard south of West Coast Hwy. 60.1 RW 47 101 Hoag Drive south of Hospital Rd. 53.0 RW RW 34 north of West Coast Hwy. 51.8 RW RW RW Harbor Boulevard west of Newport Blvd. 61.0 RW 54 117 Newport Boulevard north of 19th St. 68.1 75 161 348 south of 19th St. 66.9 62 134 288 north of Broadway 67.0 63 136 292 south of Broadway 66.9 62 134 288 north of Harbor Blvd. 66.8 62 133 286 south of Harbor Blvd. 67.5 68 146 314 north of 18th St./Rochester St. 67.5 68 146 315 south of 18th St./Rochester St. 67.2 65 140 301 north of 17th St. 67.0 63 136 294 south of 17th St. 65.5 51 109 234 north of l6th St. 65.4 49 106 229 south of 16th St. 68.0 74 159 344 north of Industrial Way 68.1 74 160 345 south of Industrial Way 67.9 73 157 339 north of Hospital Rd. 68.2 76 163 351 south of Hospital Rd. 68.9 84 181 390 north of Via Lido 65.6 51 109 235 south of Via Lido 64.4 42 91 196 Riverside Avenue north of West Coast Hwy. 58.3 RW 36 77 Tustin Avenue north of West Coast Hwy. 49.3 RW RW RW Dover Drive north of West Coast Hwy. 65.8 52 113 243 Bay Shore Drive south of West Coast Hwy. 52.3 RW RW 31 Bayside Drive north of East Coast Hwy. 48.6 RW RW RW south of East Coast Hwy. 56.7 RW RW 60 Jamboree Road north of East Coast Hwy. 68.9 85 182 393 Marine Drive south of East Coast Hwy. 60.9 RW 53 115 t From roadway centerline RW — Contour does not extend beyond right-of-way • • • Mestre Greve Associates Hoag Hospital Master Plan Page 81 Traffic Noise Level CNEL Changes and Future Levels With Project Table A-6 Traffic Noise CNEL Changes With Project Roadway Segment 19th Street west of Newport Ave. east of Newport Ave. Broadway east of Newport Blvd. 18th Street west of Newport Blvd Rochester Street east of Newport Blvd. 17th Street west of Superior Ave. east of Superior Ave. west of Newport Blvd east of Newport Blvd. 16th Street west of Superior Ave. west of Newport Ave. east of Newport Ave. Industrial Way east of Superior Ave. west of Newport Blvd east of Newport Blvd. Hospital Road east of Superior Ave. west of Hoag Dr. east of Hoag Dr. west of Newport Blvd east of Newport Blvd. Table Continued on Next Page Change in 2015 Over Due to Existing Project 0.4 0.1 0.4 0.0 0.4 0.0 0.4 0.1 0.4 0.0 0.7 0.7 0.7 0.6 0.4 0.1 0.4 0.0 0.7 0.6 0.4 0.0 0.4 0.0 0.6 0.6 0.4 0.1 0.4 0.1 0.1 0.8 -0.3 0.6 -1.0 -0.6 -1.3 -0.8 1.4 0.3 Change In 2025 Over Due to Existing Project 1.0 -0.1 0.9 0.1 0.8 0.1 -0.7 0.1 1.3 0.1 1.1 0.6 1.2 0.7 0.2 3.5 2.8 0.7 -0.1 -0.6 1.7 1.3 -0.1 -0.2 1.0 0.0 0.0 0.1 0.1 0.0 0.1 0.1 0.0 0.1 0.1 0.0 0.0 0.3 0.3 0.0 • • • Mestre Greve Associates Hoag Hospital Master Plan Page 82 Roadway Segment Pacific Coast Highway west of Orange St. east of Orange St. west of Prospect St. east of Prospect St. west of Balboa Blvd.\Superior Ave. east of Balboa Blvd.\Superior Ave. west of Hoag Dr. east of Hoag Dr. west of Newport Blvd. SB Off Ramp east of Newport Blvd. SB Off Ramp west of Riverside Ave. east of Riverside Ave. west of Tustin Ave. east of Tustin Ave. west of Bay Shore Dr.\Dover Dr. east of Bay Shore Dr.\Dover Dr. west of Bayside Dr. east of Bayside Dr. west of Marine Dr.Vamboree Rd. east of Marine Dr.Vamboree Rd. Via Lido east of Newport Blvd. Orange Street north of West Coast Hwy. south of West Coast Hwy. Prospect Street north of West Coast Hwy. south of West Coast Hwy. Placentia Avenue north of Superior Ave. south of Superior Ave. north of Hospital Rd. Superior Avenue north of 17th St. south of 17th St. north of 16th St.\industrial Way south of 16th St.\Industrial Way north of Placentia Ave. south of Placentia Ave. north of Hospital Rd. south of Hospital Rd. north of West Coast Hwy. Table Continued on Next Page Change in 2015 Over Due to Existing Project 0.4 -0.5 0.3 -0.5 0.7 -0.3 0.6 -0.3 0.9 0.4 0.7 0.0 1.2 0.4 1.6 0.8 1.6 1.0 0.4 -0.2 -0.2 -0.7 0.0 -0.5 0.3 -0.3 0.4 -0.2 -0.1 -0.2 0.1 -0.1 0.4 -0.1 0.9 0.3 0.0 -0.1 -0.6 -0.3 1.2 1.0 0.7 -0.1 - 0.9 -2.4 - 2.3 -1.3 0.5 -1.3 0.8 0.3 1.2 0.3 0.7 0.8 0.7 0.8 0.7 0.7 0.7 0.7 0.7 0.7 1.6 0.7 0.3 -0.4 -0.5 -0.2 -0.2 0.2 -0.6 -1.1 Change In 2025 Over Due to Existing Project 0.5 0.5 0.7 0.6 0.4 0.7 1.2 2.0 2..1 0.7 0.4 0.6 0.6 0.6 0.8 0.7 0.7 1.2 0.4 0.0 0.0 0.0 0.0 0.0 0.0 -0.2 0.1 -0.5 -0.3 0.0 -0.1 -0.1 0.0 -0.1 -0.1 -0.1 -0.1 0.0 -0.1 0.0 1.4 0.0 0.7 0.0 -1.4 0.0 -0.9 0.0 1.3 0.0 -0.2 1.3 1.8 1.9 0.2 0.9 0.8 0.1 -1.6 -1.3 -0.4 -2.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Mestre Greve Associates Hoag Hospital Master Plan Page 83 Roadway Segment Balboa Boulevard south of West Coast Hwy. Hoag Drive south of Hospital Rd. north of West Coast Hwy. Harbor Boulevard west of Newport Blvd. Newport Boulevard north of 19th St. south of 19th St. north of Broadway south of Broadway north of Harbor Blvd. south of Harbor Blvd. north of 18th St./Rochester St. south of 18th St./Rochester St. north of 17th St. south of 17th St. north of 16th St. south of 16th St. north of Industrial Way south of Industrial Way north of Hospital Rd. south of Hospital Rd. north of Via Lido south of Via Lido Riverside Avenue north of West Coast Hwy. Tustin Avenue north of West Coast Hwy. Dover Drive north of West Coast Hwy. Bay Shore Drive south of West Coast Hwy. Bayside Drive north of East Coast Hwy. south of East Coast Hwy. Jamboree Road north of East Coast Hwy. Marine Drive south of East Coast Hwy. Change in 2015 Change In 2025 Over Due to Over Due to Existing Project Existing Project 0.0 -1.1 -0.5 0.0 4.2 3.8 5.8 0.5 0.9 -2.2 3.0 -1.5 0.4 0.0 2.0 0.1 0.4 0.0 0.8 0.1 0.4 0.0 0.7 0.0 0.4 0.0 0.4 0.0 0.4 0.0 0.4 0.0 0.4 0.0 0.6 0.0 0.4 0.0 0.8 0.0 0.4 0.0 0.7 0.0 0.3 0.0 0.8 0.0 0.4 0.0 0.7 0.0 0.3 0.0 0.7 0.0 0.3 0.0 0.6 0.0 0.3 0.0 0.9 0.0 0.3 0.0 1.0 0.0 0.3 0.0 0.8 0.0 0.0 0.0 0.7 0.0 -0.7 -0.7 0.1 -0.1 -1.1 -0.8 -0.4 0.0 -1.2 -0.7 -0.3 0.0 -1.2 -1.0 -0.2 0.0 3.4 1.6 3.5 0.0 -0.4 -0.3 -0.2 0.0 -2.0 -2.1 -5.9 0.0 4.8 1.0 5.6 0.0 0.4 0.2 1.2 0.0 -0.4 -0.3 0.3 0.0 -0.8 -0.3 0.2 0.0 • • • Mestre Greve Associates Hoag Hospital Master Plan Page 84 Table A-7 Future Traffic Noise Levels With Project CNEL Distance To CNEL Contourt (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL -19th Street west of Newport Ave. 60.4 RW 49 106 east of Newport Ave. 57.4 RW 31 67 Broadway east of Newport Blvd. 52.0 RW RW RW 18th Street west of Newport Blvd. 57.7 RW 33 70 Rochester Street east of Newport Blvd. 53.8 RW RW 38 17th Street west of Superior Ave. 61.9 RW 62 135 east of Superior Ave. 64.4 42 91 196 west of Newport Blvd. 64.2 41 88 191 east of Newport Blvd. 64.0 40 86 186 16th Street west of Superior Ave. 56.3 RW RW 57 west of Newport Ave. 54.1 RW RW 40 east of Newport Ave. 56.0 RW RW 54 Industrial Way east of Superior Ave. 55.4 RW RW 49 west of Newport Blvd. 55.6 RW RW 51 east of Newport Blvd. 54.3 RW RW 42 Hospital Road east of Superior Ave. 58.9 RW 39 85 west of Hoag Dr. 58.1 RW 35 75 east of Hoag Dr. 59.9 RW 46 98 west of Newport Blvd. 59.9 RW 46 98 east of Newport Blvd. 57.5 RW 32 68 Table Continued on Next Page Mestre Greve Associates Hoag Hospital Master Plan Page 85 CNEL Distance To CNEL Contourt (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Pacific Coast Highway west of Orange St. 69.0 86 186 400 east of Orange St. 69.0 86 186 400 west of Prospect St. 69.1 87 186 402 east of Prospect St. 69.0 86 186 401 west of Balboa Blvd.\Superior Ave. 69.7 96 207 445 east of Balboa Blvd.\Superior Ave. 68.6 80 173 373 west of Hoag Dr. 68.9 84 182 392 east of Hoag Dr. 65.9 53 114 247 1 west of Newport Blvd. SB Off Ramp 66.2 55 119 257 east of Newport Blvd. SB Off Ramp 66.8 61 132 285 west of Riverside Ave. 67.1 64 137 295 east of Riverside Ave. 66.6 59 128 275 west of Tustin Ave. 66.3 57 123 264 east of Tustin Ave. 67.5 68 146 315 west of Bay Shore Dr.\Dover Dr. 68.2 75 163 350 east of Bay Shore Dr.\Dover Dr. 69.7 95 205 442 west of Bayside Dr. 69.4 91 196 423 east of Bayside Dr. 70.2 103 221 477 west of Marine Dr.Vamboree Rd. 69.9 98 212 457 east of Marine Dr.Vamboree Rd. 69.0 86 186 400 Via Lido east of Newport Blvd. 59.3 RW 41 89 Orange Street north of West Coast Hwy. 46.4 RW RW RW 1 south of West Coast Hwy. 47.0 RW RW RW Prospect Street north of West Coast Hwy. 49.4 RW RW RW south of West Coast Hwy. 46.2 RW RW RW Placentia Avenue north of Superior Ave. 62.6 32 69 148 south of Superior Ave. 60.8 RW 52 112 north of Hospital Rd. 63.1 34 74 160 Superior Avenue north of 17th St. 60.0 RW 47 101 south of 17th St. 64.6 44 94 202 north of 16th StAlndustrial Way 64.1 40 86 186 south of 16th St.'Industrial Way 64.0 40 86 185 north of Placentia Ave. 64.0 40 86 185 south of Placentia Ave. 64.4 42 91 195 north of Hospital Rd. 64.4 42 91 195 south of Hospital Rd. 65.3 49 105 225 north of West Coast Hwy. 63.8 39 83 179 Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 86 CNEL Distance To CNEL Contourt (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Balboa Boulevard south of West Coast Hwy. 60.0 RW 47 101 Hoag Drive south of Hospital Rd. 58.7 RW 38 82 north of West Coast Hwy. 54.9 RW RW 46 Harbor Boulevard west of Newport Blvd. 63.0 34 73 158 Newport Boulevard north of 19th St. 68.9 85 183 394 south of 19th St. 67.6 69 149 321 north of Broadway 67.4 67 145 312 south of Broadway 67.3 66 143 308 north of Harbor Blvd. 67.4 67 145 312 south of Harbor Blvd. 68.3 77 166 357 north of 18th St./Rochester St. 68.2 76 164 353 south of 18th St./Rochester St. 68.0 73 158 340 north of 17th St. 67.8 71 153 330 south of 17th St. 66.3 56 122 262 north of 16th St. 66.0 54 116 250 south of 16th St. 68.9 85 182 392 north of Industrial Way 69.1 87 187 403 south of Industrial Way 68.8 83 178 383 north of Hospital Rd. 68.9 84 181 390 south of Hospital Rd. 68.9 85 183 395 north of Via Lido 65.2 48 103 222 south of Via Lido 64.1 41 88 189 Riverside Avenue north of West Coast Hwy. 58.1 RW 35 75 Tustin Avenue north of West Coast Hwy. 52.9 RW RW 34 Dover Drive north of West Coast Hwy. 65.5 50 109 234 Bay Shore Drive south of West Coast Hwy. 50.3 RW RW RW Bayside Drive north of East Coast Hwy. 54.2 RW RW 41 south of East Coast Hwy. 57.9 RW 34 72 Jamboree Road north of East Coast Hwy. 69.2 89 192 413 Marine Drive south of East Coast Hwy. 61.1 RW 55 119 t From roadway centerline RW — Contour does not extend beyond right-of-way • • • Mestre Greve Associates Hoag Hospital Master Plan Page 87 Traffic Noise Level CNEL Changes and Future Levels With Project Alternative Table A-8 Traffic Noise CNEL Changes With Project Alternat've Roadway Segment 19th Street west of Newport Ave. east of Newport Ave. Broadway east of Newport Blvd. l8th Street west of Newport Blvd. Rochester Street east of Newport Blvd. 17th Street west of Superior Ave. east of Superior Ave. west of Newport Blvd. east of Newport Blvd. 16th Street west of Superior Ave. west of Newport Ave. east of Newport Ave. Industrial Way east of Superior Ave. west of Newport Blvd. east of Newport Blvd. Hospital Road east of Superior Ave. west of Hoag Dr. east of Hoag Dr. west of Newport Blvd. east of Newport Blvd. Change in 2015 Due to Over Project Existing Alternative 0.4 0.2 0.4 0.0 0.3 -0.1 0.4 0.0 0.4 0.0 0.6 0.6 0.6 0.6 0.4 0.0 0.3 0.0 0.6 0.6 0.3 0.0 0.4 0.0 0.6 0.6 0.4 0.1 0.4 0.0 0.1 0.7 -0.3 0.5 -1.0 -0.6 -1.3 -0.8 1.3 0.3 Change in 2025 Due to Over Project Existing Alternative 1.1 0.0 0.9 0.0 0.7 0.0 -0.7 0.1 1.3 0.0 1.1 0.6 1.2 0.7 0.2 3.5 2.7 0.7 -0.2 -0.7 1.7 1.3 -0.1 -0.2 1.0 -0.1 -0.1 0.0 0.0 -0.1 0.0 0.0 -0.1 0.0 0.0 0.0 0.0 0.3 0.3 0.0 Table Continued on Next Page Mestre Greve Associates Hoag Hospital Master Plan Page 88 Roadway Segment Pacific Coast Highway west of Orange St. east of Orange St. west of Prospect St. east of Prospect St. west of Balboa Blvd.\Superior Ave. east of Balboa Blvd.\Superior Ave. west of Hoag Dr. east of Hoag Dr. west of Newport Blvd. SB Off Ramp east of Newport Blvd. SB Off Ramp west of Riverside Ave. east of Riverside Ave. west of Tustin Ave. east of Tustin Ave. west of Bay Shore Dr.\Dover Dr. east of Bay Shore Dr.\Dover Dr. west of Bayside Dr. east of Bayside Dr. west of Marine Dr.Vamboree Rd. east of Marine Dr.`Tamboree Rd. Via Lido east of Newport Blvd. Orange Street north of West Coast Hwy. south of West Coast Hwy. Prospect Street north of West Coast Hwy. south of West Coast Hwy. Placentia Avenue north of Superior Ave. south of Superior Ave. north of Hospital Rd. Superior Avenue north of 17th St. south of 17th St. north of 16th St.\Industrial Way south of 16th StMndustrial Way north of Placentia Ave. south of Placentia Ave. north of Hospital Rd. south of Hospital Rd. north of West Coast Hwy. Change in 2015 Due to Over Project Existing Alternative 0.4 -0.5 0.3 -0.5 0.7 -0.3 0.6 -0.4 0.9 0.3 0.7 0.1 1.0 0.2 1.8 1.1 1.6 1.0 0.4 -0.2 - 0.2 -0.7 0.1 -0.4 0.3 -0.4 0.4 -0.3 0.0 -0.1 0.1 -0.1 0.4 -0.1 0.9 0.3 0.1 0.0 -0.6 -0.3 1.2 1.0 0.7 -0.1 -0.9 -2.4 - 2.3 -1.3 0.5 -1.3 0.7 0.3 1.1 0.2 0.7 0.8 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 1.6 0.7 0.2 -0.4 -0.5 -0.2 -0.3 0.1 - 0.7 -1.2 Change in 2025 Due to Over Project Existing Alternative 0.5 0.5 0.7 0.6 0.4 0.8 1.0 2.4 2.2 0.7 0.5 0.7 0.6 0.6 0.9 0.7 0.8 1.2 0.5 0.0 0.0 0.0 0.0 0.0 0.0 - 0.1 - 0.1 - 0.2 - 0.2 0.0 0.0 0.0 0.0 - 0.1 0.0 0.0 0.0 0.0 0.0 0.0 1.4 0.0 0.7 0.0 -1.4 0.0 -0.9 0.0 1.3 0.0 -0.2 1.3 1.8 1.9 0.2 0.9 0.8 0.1 -1.6 -1.3 -0.4 -2.2 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 89 Roadway Segment Balboa Boulevard south of West Coast Hwy. Hoag Drive south of Hospital Rd. north of West Coast Hwy. Harbor Boulevard west of Newport Blvd. Newport Boulevard north of 19th St. south of 19th St. north of Broadway south of Broadway north of Harbor Blvd. south of Harbor Blvd. north of 18th St./Rochester St. south of 18th St./Rochester St. north of 17th St. south of 17th St. north of 16th St. south of 16th St. north of Industrial Way south of Industrial Way north of Hospital Rd. south of Hospital Rd. north of Via Lido south of Via Lido Riverside Avenue north of West Coast Hwy. Tustin Avenue north of West Coast Hwy. Dover Drive north of West Coast Hwy. Bay Shore Drive south of West Coast Hwy. Bayside Drive north of East Coast Hwy. south of East Coast Hwy. Jamboree Road north of East Coast Hwy. Marine Drive south of East Coast Hwy. Change in 2015 Due to Over Project Existing Alternative 0.0 -1.1 4.0 3.5 0.7 -2.3 0.3 -0.1 0.3 0.0 0.3 0.0 0.3 0.0 0.3 0.0 0.3 0.0 0.3 0.0 0.3 0.0 0.3 -0.1 0.3 0.0 0.3 -0.1 0.3 -0.1 0.3 -0.1 0.3 -0.1 0.3 -0.1 -0.1 -0.1 -0.7 -0.7 -1.1 -0.8 -1.2 -0.7 -1.2 -1.0 3.4 1.6 -0.4 -0.3 -2.0 -2.1 4.8 1.0 0.4 0.3 -0.4 -0.3 -0.8 -0.3 Change in 2025 Due to Over Project Existing Alternative -0.5 0.0 5.8 0.5 3.6 -1.0 1.9 0.0 0.8 0.7 0.4 0.4 0.6 0.8 0.7 0.8 0.7 0.7 0.6 0.9 1.0 0.8 0.7 0.1 -0.4 -0.3 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 -0.1 0.0 0.0 -0.2 0.0 3.5 0.0 -0.2 0.0 -5.9 0.0 5.6 0.0 1.2 0.0 0.3 0.0 0.2 0.0 • • • Mestre Greve Associates Hoag Hospital Master Plan Page 90 Table A-9 Future Traffic Noise Levels With Project Alternative CNEL Distance To CNEL Contourt (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL 19th Street west of Newport Ave. 60.4 RW 50 107 east of Newport Ave. 57.4 RW 31 67 Broadway east of Newport Blvd. 51.9 RW RW RW 18th Street west of Newport Blvd. 57.7 RW 32 70 Rochester Street east of Newport Blvd. 53.7 RW RW 38 17th Street west of Superior Ave. 61.9 RW 62 134 east of Superior Ave. 64.4 42 91 195 west of Newport Blvd. 64.2 41 88 189 east of Newport Blvd. 64.0 40 86 185 16th Street west of Superior Ave. 56.3 RW RW 56 west of Newport Ave. 54.0 RW RW 40 east of Newport Ave. 56.0 RW RW 54 Industrial Way east of Superior Ave. 55.4 RW RW 49 west of Newport Blvd. 55.6 RW RW 51 east of Newport Blvd. 54.2 RW RW 41 Hospital Road east of Superior Ave. 58.9 RW 39 85 west of Hoag Dr. 58.1 RW 35 75 east of Hoag Dr. 59.9 RW 46 98 west of Newport Blvd. 59.9 RW 46 98 east of Newport Blvd. 57.4 RW 31 67 Table Continued on Next Page Mestre Greve Associates Hoag Hospital Master Plan Page 91 CNEL Distance To CNEL Contourt (feet) Roadway Segment 0 100' t 70 CNEL 65 CNEL 60 CNEL Pacific Coast Highway west of Orange St. 69.0 86 186 400 east of Orange St. 69.0 86 186 400 west of Prospect St. 69.0 86 186 400 east of Prospect St. 69.0 86 186 400 west of Balboa Blvd.\Superior Ave. 69.7 96 206 111 east of Balboa Blvd.\Superior Ave. 68.7 82 176 379 west of Hoag Dr. 68.7 82 176 379 east of Hoag Dr. 66.2 56 121 261 west of Newport Blvd. SB Off Ramp 66.2 56 121 261 east of Newport Blvd. SB Off Ramp 66.8 61 132 285 west of Riverside Ave. 67.1 64 139 299 east of Riverside Ave. 66.7 60 129 278 west of Tustin Ave. 66.3 57 123 264 east of Tustin Ave. 67.5 68 146 315 west of Bay Shore Dr.\Dover Dr. 68.2 76 165 355 east of Bay Shore Dr.\Dover Dr. 69.7 96 207 446 west of Bayside Dr. 69.5 92 198 427 east of Bayside Dr. 70.2 103 221 477 west of Marine Dr.Vamboree Rd. 70.0 100 214 462 east of Marine Dr.Uamboree Rd. 69.0 86 186 400 Via Lido east of Newport Blvd. 59.3 RW 41 89 Orange Street north of West Coast Hwy. 46.4 RW RW RW south of West Coast Hwy. 47.0 RW RW RW Prospect Street north of West Coast Hwy. 49.4 RW RW RW south of West Coast Hwy. 46.2 RW RW RW Placentia Avenue north of Superior Ave. 62.5 32 68 147 south of Superior Ave. 60.8 RW 52 112 north of Hospital Rd. 63.1 34 74 160 Superior Avenue north of 17th St. 60.0 RW 47 100 south of 17th St. 64.6 43 93 201 north of 16th St.\lndustrial Way 64.0 40 86 186 south of 16th St.\Industrial Way 64.0 40 86 185 north of Placentia Ave. 64.0 40 85 184 south of Placentia Ave. 64.3 42 90 194 north of Hospital Rd. 64.4 42 91 195 south of Hospital Rd. 65.3 48 104 225 north of West Coast Hwy. 63.8 38 83 178 Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 92 CNEL Distance To CNEL Contourt (feet) Roadway Segment @ 100' t 70 CNEL 65 CNEL 60 CNEL Balboa Boulevard south of West Coast Hwy. 60.1 RW 47 101 Hoag Drive south of Hospital Rd. 58.7 RW ' 38 82 north of West Coast Hwy. 55.5 RW RW 50 Harbor Boulevard west of Newport Blvd. 62.9 34 73 157 Newport Boulevard north of 19th St. 68.9 84 182 392 south of 19th St. 67.6 69 149 320 north of Broadway 67.4 67 144 311 south of Broadway 67.3 66 143 307 north of Harbor Blvd. 67.4 67 145 312 south of Harbor Blvd. 68.3 77 165 356 north of 18th St./Rochester St. 68.2 76 164 352 south of 18th St./Rochester St. 67.9 73 157 339 north of 17th St. 67.8 71 153 329 south of 17th St. 66.3 56 122 262 north of 16th St. 66.0 54 116 250 south of 16th St. 68.9 85 182 392 north of Industrial Way 69.1 87 187 403 south of Industrial Way 68.8 83 178 383 north of Hospital Rd. 68.9 84 181 390 south of Hospital Rd. 68.9 85 183 395 north of Via Lido 65.2 48 103 222 south of Via Lido 64.1 41 88 189 Riverside Avenue north of West Coast Hwy. 58.1 RW 35 75 Tustin Avenue north of West Coast Hwy. 52.9 RW RW 34 Dover Drive north of West Coast Hwy. 65.5 50 109 234 Bay Shore Drive south of West Coast Hwy. 50.3 RW RW RW Bayside Drive north of East Coast Hwy. 54.2 RW RW 41 south of East Coast Hwy. 57.9 RW 34 72 Jamboree Road north of East Coast Hwy. 69.2 89 192 413 Marine Drive south of East Coast Hwy. 61.1 RW 55 119 t From roadway centerline RW — Contour does not extend beyond right-of-way • • • Mestre Greve Associates Hoag Hospital Master Plan Page 93 Traffic Noise Level CNEL Changes With Project vs. Project Alternative Table A-10 Traffic Noise CNEL Level Changes With Project vs. Project Alternative (dB) Roadway Segment 2015 2025 19th Street west of Newport Ave. 0.1 0.1 east of Newport Ave. 0.0 0.0 Broadway east of Newport Blvd. 0.0 0.0 18th Street west of Newport Blvd. 0.0 0.0 Rochester Street east of Newport Blvd. 0.0 0.0 17th Street west of Superior Ave. 0.0 0.0 east of Superior Ave. 0.0 0.0 west of Newport Blvd. 0.0 0.0 east of Newport Blvd. 0.0 0.0 16th Street west of Superior Ave. 0.0 0.0 west of Newport Ave. 0.0 0.0 east of Newport Ave. 0.0 0.0 Industrial Way east of Superior Ave. 0.0 0.0 west of Newport Blvd. 0.0 0.0 east of Newport Blvd. 0.0 0.0 Hospital Road east of Superior Ave. -0.1 0.0 west of Hoag Dr. -0.1 0.0 east of Hoag Dr. 0.0 0.0 west of Newport Blvd. 0.0 0.0 east of Newport Blvd. -0.1 0.0 Table Continued on Next Page • • • Mestre Greve Associates Hoag Hospital Master Plan Page 94 Roadway Segment 2015 2025 Pacific Coast Highway west of Orange St. 0.0 0.0 east of Orange St. 0.0 0.0 west of Prospect St. 0.0 0.0 east of Prospect St. 0.0 0.0 west of Balboa Blvd.\Superior Ave. 0.0 0.0 east of Balboa Blvd.\Superior Ave. 0.1 0.1 west of Hoag Dr. -0.2 -0.2 east of Hoag Dr. 0.2 0.4 west of Newport Blvd. SB Off Ramp 0.0 0.1 east of Newport Blvd. SB Off Ramp 0.0 0.0 west of Riverside Ave. 0.0 0.1 east of Riverside Ave. 0.1 0.1 west of Tustin Ave. 0.0 0.0 east of Tustin Ave. 0.0 0.0 west of Bay Shore Dr.\Dover Dr. 0.1 0.1 east of Bay Shore Dr.\Dover Dr. 0.0 0.1 west of Bayside Dr. 0.0 0.1 east of Bayside Dr. 0.0 0.0 west of Marine Dr.'Jamboree Rd. 0.1 0.1 east of Marine Dr.Uamboree Rd. 0.0 0.0 Via Lido east of Newport Blvd. 0.0 0.0 Orange Street north of West Coast Hwy. 0.0 0.0 south of West Coast Hwy. 0.0 0.0 Prospect Street north of West Coast Hwy. 0.0 0.0 south of West Coast Hwy. 0.0 0.0 Placentia Avenue north of Superior Ave. -0.1 0.0 south of Superior Ave. -0.1 0.0 north of Hospital Rd. 0.0 0.0 Superior Avenue north of 17th St. 0.0 0.0 south of 17th St. 0.0 0.0 north of 16th St.\lndustrial Way 0.0 0.0 south of 16th St.\lndustrial Way 0.0 0.0 north of Placentia Ave. 0.0 0.0 south of Placentia Ave. 0.0 0.0 north of Hospital Rd. 0.0 0.0 south of Hospital Rd. 0.0 0.0 north of West Coast Hwy. 0.0 0.0 Table Continued on Next Page Mestre Greve Associates Hoag Hospital Master Plan Page 95 Roadway Segment Balboa Boulevard south of West Coast Hwy. Hoag Drive south of Hospital Rd. north of West Coast Hwy. Harbor Boulevard west of Newport Blvd. Newport Boulevard north of 19th St. south of 19th St. north of Broadway south of Broadway north of Harbor Blvd. south of Harbor Blvd. north of 18th St./Rochester St. south of 18th St./Rochester St. north of 17th St. south of 17th St. north of 16th St. south of 16th St. north of Industrial Way south of Industrial Way north of Hospital Rd. south of Hospital Rd. north of Via Lido south of Via Lido Riverside Avenue north of West Coast Hwy. Tustin Avenue north of West Coast Hwy. Dover Drive north of West Coast Hwy. Bay Shore Drive south of West Coast Hwy. Bayside Drive north of East Coast Hwy. south of East Coast Hwy. Jamboree Road north of East Coast Hwy. Marine Drive south of East Coast Hwy. 2015 2025 0.0 0.0 -0.2 0.0 -0.2 0.6 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Project Status Report Hoag Hospital Development Agreement Annual Review April 15, 1995 — April 15, 1996 • • Project Status Report April 15, 1995 - April 15, 1996 Annual Review of the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian (Amended October 2, 1996) I. Introduction On August 4, 1993, the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian was recorded. As specified by the Development Agreement (Section 2.12), the "effective date" of the Development Agreement refers to the date that the Development Agreement is approved by the California Coastal Commission. On February 14, 1994, the City Council amended the Development Agreement to incorporate revisions requested by the staff of the California Coastal Commission, and the revised Agreement was subsequently recorded on March 23, 1994. On April 14, 1994, the California Coastal Commission approved Hoag Hospital's Development Agreement with the City. Section 5 of the Development Agreement requires an annual review to be conducted by the City of the Hospital's good faith substantial compliance with the Development Agreement. Documentation from Hoag Hospital substantiating good faith compliance with the Development Agreement was submitted to the City on June 27, 1995 for the first annual review. This project status report is for the year April 15, 1995 to April 15, 1996 and was prepared for use by the City for its second annual review. The project status report has been amended since its original submittal on May 8, 1996 for the second annual review period to include activities undertaken from April 15, 1996 to October 1, 1996. The project status report for the first annual review documented the following projects: A. Cardiac $prvi .ps Addition This 5,990 square -foot structure is located on the Upper Campus on the west side of the existing Hospital and was completed in 1995. The City issued a certificate of occupancy for the Cardiac Services Addition on June 7, 1995. • All required mitigation measures were completed. m ar Un' Parkin L t/Ent R confi urati The plans for the emergency care unit parking lot/entry reconfiguration were under review by the City during the first annual review period. On May 12, 1995 the City issued permits for the construction of the project. At the end of the annual review period, the project had been completed. All required mitigation measures were completed. 1250.16-36.31-96DEV.AGREE.REV2 - 1 - October 2, 1996 , • • G Mass Grading of the Lower Campus On April 14, 1994 the California Coastal Commission granted a Coastal Development Permit (CDP) to Hoag Hospital for a mass grading plan consisting of 387,100 cubic yards of cut to accommodate future expansion of Hoag Hospital. On July 24, 1995, the California Coastal Commission issued CDP 5- 93-253 for the first phase of the mass grading plan to include 30,300 cubic yards of cut and 400 cubic yards of fill. Phase one grading was anticipated to include grading for and dedication of a 0.28-acre public, slopetop linear view park and a 0.52-acre public, slopetop consolidated view park. Because of the time requirements involved in adhering to the conditions of the Coastal Development Permit for phase one grading, Hoag Hospital proceeded with plans to develop a parking lot on its Lower Campus, and the phase one grading plans were withdrawn from the City. The parking lot project is discussed below (Section II -A). D. Flare Relocation/Scrubber Installation During the first annual review period, Hoag Hospital submitted plans to the City for the relocation of the existing methane gas collection/burnoff system and the installation of two gas scrubber facilities. The City of Newport Beach issued grading and building permits on November 4, 1994. Subsequent to permit issuance, and during construction, the City of Newport Beach halted construction and requested significant modifications to the approved plans. The current status of the flare relocation/scrubber installation project is discussed below (Section II-B). 11. project - Specific Status Review for Second Annual Review Period As stated above, during the 1995 - 1996 annual review period, Hoag Hospital completed the Cardiac Services Addition and the Emergency Care Unit Parking Lot/Entry Reconfiguration. Hoag withdrew its application for phase one mass grading, which was subsequently resubmitted as part of its application for the Lower Campus Parking Lot. The Flare Relocation project is in process. A Lower Campus Parking Lot The California Coastal Commission granted a Coastal Development Permit (CDP 5-95-204) on October 11, 1995 for the construction of a 351-space ancillary parking lot on Hoag Hospital's Lower Campus, to be located northwest of the intersection of West Coast Highway and Hoag Drive. A 148-space parking lot is currently located on the Lower Campus, northeast of the intersection of West Coast Highway and Hoag Drive. This parking lot has served as a staging area for development activities associated with other Lower Campus development projects. It also functions as an auxiliary parking lot. 1250.16-36.31-96DEV.AGREE.REv2 - 2 . October 2, 1996 As part of the development of the proposed parking lot, the existing parking lot will be demolished at a later date in conjunction with future development on the Lower Campus. Until usage of the proposed parking lot is warranted by parking demand, a portion of the proposed parking lot will also be used as a staging area for future Lower Campus development. On March 7, 1996, the parking lot plans were submitted to the City. On June 28, 1996, the City issued a partial grading permit to Hoag for installation of drainage improvements in order to dry out the slope to a point where earthquake fault mapping could be undertaken. This mapping was required as part of the fault study to comply with Mitigation Measure #3. The fault mapping was completed and did not reveal any active or potentially active faults. On September 17, 1996, the City issued all permits to Hoag Hospital for the construction of the 351-space parking lot. Grading activities associated with the parking lot, as well as grading required for the City to subsequently undertake construction related to the 0.8-acre viewpark at the top of the slope, are currently underway. B. Flare Relocation/Scrubber Installation At the start of the second annual review period, the Hospital was working with the City to incorporate features that were requested by the City after it had issued a building permit and construction was underway. On November 15, 1995, the City gave its final approval to the project. Hoag did not proceed with the completion of the flare relocation/scrubber installation project at that time because the Hospital, in conjunction with the City, was in the process of pursuing state legislation for funding to relocate the flare and to install a system that will more efficiently extract the methane gas. The legislation was subsequently withdrawn by the City because the California Department of Transportation (Caltrans) agreed to fund $750,000 for the flare project. On July 21, 1996, the City and Caltrans entered into a Memorandum of Understanding for disbursement of the funds for the flare project. On September 9, 1996 the City Council approved a Cooperative Agreement between the City and Caltrans to formalize funding commitments and fund disbursement procedures/requirements. The City, Hoag Hospital and Caltrans are currently exploring options for the relocation of the flare and the installation of an upgraded system. 11I. Mitigation Monitoring Program As part of the approval of the Development Agreement by the City, and its subsequent approval by the Califomia Coastal Commission, the City was required to formally adopt a mitigation monitoring plan. On June 13, 1994, the City adopted the Hoag Hospital Master Plan Mitigation Monitoring Plan. Section 5.4 of the Development Agreement requires that the annual review include a detailed report of compliance with various conditions and mitigation measures contained within the mitigation monitoring plan. The mitigation annual review is included as the Appendix to the project status report. 1250.16-36.31-96DEV.AGREE.REV2 - 3 October 2, 1996 • • • APPENDIX • • HOAG MEMORIAL HOSPITAL PRESBYTERIAN DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW April 15, 1995 - April 15, 1996 (Amended October 2, 1996) Prepared For: City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92659-1768 • r • HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION SECOND ANNUAL REVIEW April 15, 1995 - April 15, 1996 (Amended October 2, 1996) Introduction On May 11, 1992, the City of Newport Beach certified Final Environmental Impact Report No. 142 for the Hoag Hospital Master Plan and adopted a Planned Community Development Plan and District Regulations for Hoag Hospital. At the same time, the City entered into a Development Agreement with Hoag Hospital. The Development Agreement was amended (on February 14, 1994) to incorporate changes requested by the California Coastal Commission in conjunction with their review of a mass grading permit application by Hoag Hospital. Section 5 of.the Development Agreement requires that the City conduct an annual review of the Development Agreement in order to evaluate Hoag Hospital's good faith substantial compliance with the Development Agreement. As part of that annual review, a review of compliance with the mitigation monitoring plan (adopted by the City of Newport Beach on June 13, 1994) for Hoag Hospital is also required. Specifically, Section 5.4 of the Development Agreement states: 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. 1250.16-36.31-96DEVAGREE.REV2 - 1 - October 2, 1996 (411) This document Is being submitted in compliance with the Development Agreement requirement stated above for the year April 15, 1995 to April 15, 1996. It has been amended since its original submittal on May 8, 1996 for the second annual review period to include activities undertaken from April 15, 1996 to October 1, 1996. Format/Contents of the Mitigation Review There are three categories of mitigation measures included in the adopted mitigation monitoring program -- measures that need be complied with only once, measures that relate to individual development projects undertaken by Hoag Hospital, and mitigation measures which are required to be implemented and reviewed each year. The 'Hoag Hospital Development Agreement - Mitigation Annual Review' (Table in matrix format, the applicability of all mitigation measures toeach of heath three categories of mitigation measures. Project -specific mitigation measures are further broken down for individual projects undertaken and in process during the annual period of April 15, 1995 to April 15, 1996 (as amended to include the period from April 15, 1996 to October 1, 1996). All three mitigation categories are further . discussed below. A complete listing of all mitigation measures for FEIR No. 142 is provided in Appendix A. Also, as stated above, Section 5.4 requires that 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." During the annual review period, Hoag Hospital graded the 6.08-acre wetlands mitigation site and installed raptor perches. Further, 3,600 plants for installation at the mitigation site were gathered within the San Joaquin Freshwater Marsh and a planting plan was approved. Since the end of the second annual review period, wetlands site has been planted and is being monitored on a monthly basis. A formal evaluation of the status of the wetlands will be submitted for review to the California Department of Fish and Game, the United States Fish and Wildlife Service, and the California Coastal Commission in January of 1997 in compliance with their permit requirements. During the third annual review period, detailed information related to the success of the off -site wetlands mitigation will be provided. Project -Specific Compliance Project -specific mitigation measures in process for the second annual review period relate to the following projects: flare relocation/scrubber installation and Lower Campus parking lot. Individual matrices which identify each mitigation measure's applicability, as well as its status, are provided as Tables 2 and 3. Thorough documentation for each mitigation measure that has been completed has been provided to the City. The status of specific projects in process during this annual review period is summarized below: I r Relocation/ rubb r InstallatLon 0 hg�_ building permit level mitigation measures Planning Department in September 1994. I 21• All grading permit level and were deemed to be complete by the Mitigation measures required to be 1250.16-36.31-96DEV.AGREE.REV.2 - 2 - October 2, 1996 implemented during construction were being implemented when the flare relocation/scrubber installation project began construction on November 14, 1994. However, subsequent to building permit issuance, and during construction, the City requested a number of project modifications. These modifications were underway during the annual review period. Hoag Hospital, in conjunction with the City and Caltrans, is pursuing options to relocate the flare and to further mitigate the methane gas/hydrogen sulfide problems in West Newport. Once construction recommences, it will be - determined how the mitigation measures that are required to be adhered to during construction will be implemented. One-time mitigation measures which were required to be implemented as part of the flare relocation/scrubber installation project (i.e., mitigation measures 57, 58, 60, 61, 65, 75, 76, 77, 78, 80 and 81) were discussed in the 1994 - 1995 annual review report. Lower Campus Parking Lot (Table 3) ; Hoag Hospital submitted plans to the City on March 7, 1996 for the construction of the 351-space Lower Campus parking lot. On September 17, 1996, the City determined that all mitigation measures required for the Lower Campus Parking Lot had been complied with (pending receipt of the formal fault study results), and permits were issued by the City. Mitigation measures related to the removal of the on -site wetlands (i.e., 16 - 20), however, were separately reviewed and approved by the City. prior to submittal of the Lower Campus Parking Lot plans, and the wetlands were removed during the 1995 - 1996 annual review period. One-time mitigation measures which are required to be implemented as part of the Lower Campus Parking Lot project (i.e., 6, 7, 8, 16, 17, 18, 19, 20, 47, 51, 52, 53, 56, 63 and 67) are individually discussed under "One -Time Compliance Mitigation" below. Annual Compliance As part of the Mitigation Monitoring Program adopted for the Hoag Master Plan by the City of Newport Beach on June 13, 1994, several mitigation measures were required to be implemented on an on -going basis and to be monitored for compliance on an annual basis. These mitigation measures and a summary of the compliance with these measures is provided below: ' Mitigation Measure # 1 1 requires routine vacuuming of parking Tots/structures. All parking lots/structures are vacuumed by Hoag Hospital on at least a monthly basis. ' Mitigation Measure # 1 5 requires that master plan development comply with the Hospital's Hazardous Material and Waste Management Program and its Infectious Control Manual. As part of Hoag's internal review of the Flare Relocation/ Scrubber Installation and Lower Campus Parking Lot projects, Hoag analyzed the projects to ensure compliance with the above -referenced documents. The documents were amended and new protocols were adopted in order to response to concerns related to hazardous materials, waste management and infectious control, as appropriate. 1250.16-36.31-96DEVAGR E E.R EV.2 - 3 - October 2, 1996 ra • • • Mtttaatton Measure # a requires adherence to South ity Management District (SCAQMD) regulations that pertain to trip eductio s. Air Oi January 22, 1995, Hoag submitted its biannual Trip Reduction Plan to the SCAQMD. This document specifies Hoag's policies/programs that are designed to reduce vehicle trips. During the annual review period, the SCAQMD eliminated Regulation 15, which required the trip reduction plan. The &.AQVI subsequently adopted Regulation 2205, which allows the Hospital to continue to implement its trip reduction plan or to reduce air pollution in other specified ways. Hoag Hospital has elected to continue to implement its trip reduction plan. • Mitigation Measure # 3 1 requires adherence to measures that were a part of Hoag's pilot program to monitor and manage usage Campus service roads during non -working hours. inceof t1991,he Hoag and Lower implementing measures to reduce usage of West Hoag has beeng hours. These measures include signage controls, annnRoualdlettersnoto vendors defining when West Hoag Road can be used, and an annual note in the Hoag Times, the newsletter for Hoag Hospital employees. At the City's request, in order to monitor traffic volumes on West Hoag Road, Hoag has been taking periodic traffic counts for several years. Updated traffic counts were taken in June 1995. Below is a table identifying traffic counts for 1995 and previous years for which traffic volumes were taken. As shown on the table, traffic volumes on West Hoag Road continue to decrease. WESTSIDE ROADWAY - OFF HOUR (9 P.M. - 5 A.M.) TRAFFIC REDUCTION SUMMARY • 1995 1993 1992 1991 90 June 21-23 June 23-25 Dec. 14-16 Dec. 9-11 Dec. 91p 12 Day 1 22 20 28 35 159 Day2 20 35 45 36 158 Day 3 Total 6 2 6 8 1 12 120 441 • Counts not taken in 1994 due to closure of West Hoag Road for realignment work and construction of the Cardiac Services Addition. Mitigation Measure II 3 requires that Hoagon rideshare services and programs. Italsororequires that vide new pnewloyeps em eminfoployees atibe included in updates to the Trip Reduction Plan for the SCAQMD. Hoagcontinues be provide all new employees rideshare service/program information, adnew 1250.16-36.31-96DEVAGREE.REV.2 4 _ October 2, 1996 /0 • • employees were included in the January 22, 1995 update to the Hospital's Trip Reduction Plan. Mitigation Measure # 4 2 requires that the City of Newport Beach send a letter to each emergency vehicle company serving Hoag requesting that they turn off their sirens upon entering hospital property in order to minimize noise impacts to adjacent residents. Hoag is required to provide the City with a list of all emergency vehicle companies serving Hoag Hospital. Table 4, Emergency Units Responding to Hoag Hospital, provides a current list of those companies. • Mitigation Measure # 8 4 requires that Hoag continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual. As stated under Mitigation Measure 15, above, Hoag continues to comply with the above -referenced documents, as well as continues to comply with a l l new regulations that have been adopted since the Hoag Master Plan Final Environmental Impact Report was certified. Mitigation Measure # 1 1 7 requires that usage of the Hospital's heliport/helipad be limited to emergency medical purposes or the transportation of critically i 1 patients in immediate need of medical care not available at Hoag. Further, this measure requires that, to the extent feasible, helicopters shall arrive at, and depart from, the helipad from the northeast, to mitigate noise impacts on adjacent residences. Hoag continues to comply with Mitigation Measure #117. • Mitigation Measure # 1 1 9 requires that non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of West Hoag Road shall be operated only between the hours of 7:00 a.m. and 7:00 p.m. daily. Haag continues to comply with Mitigation Measure #119. One -Time Compliance Mitigation Some of the mitigation measures required as part of the mitigation monitoring program for the Hoag Hospital Master Plan are specialized studies or clearances from the City and other governmental agencies that may or may not be related to a specific building or building site. The adopted mitigation monitoring program also contains standards for determining compliance with each of these one-time compliance mitigation measures. Several one-time compliance mitigation measures were completed prior to the current annual review period. These have been documented in previous annual review reports, and include mitigation measures 23, 41, 50, 51, 53, 67, 77, 81, 90, 114, 115, 116, 120 and 123. Additionally, some one-time measures were fulfilled during the current annual review period. These are discussed below: • Mitigation Measures 6 - 8 require a soil corrosivity analysis and a construction material compatibility evaluation prior to Lower Campus development. These analyses were completed and submitted to the City on March 7, 1996 as part of the permit application process for the Lower Campus parking lot project. The soils were not found to be hazardous based on the severeness of their corrosivity; however, the soils were found to be corrosive in terms of the effect of the soils on construction materials. 1250.16-36.31-96DEV.AGREE.REV.2 - 5 . October 2, 1996 • • • Mitigation Measures 16 - 2 0 relate to the on -site wetlands and include requirements for a wetlands mitigation plan and clearance through the approval process from agencies outside the City of Newport Beach. The standard of compliance for mitigation measures 16 and 18 are to obtain a U.S. Army Corps of Engineers Section 404 Permit, a California Department of Fish and Game 1603 Streambed Alteration Agreement and a California Coastal Commission Coastal Development Permit for the removal of the wetlands. These permits were obtained and provided to the City for their review and were subsequently approved by the City on August 7, 1995. The on -site wetlands have since been removed. • Mitigation Measure # 4 7 requires an offer of dedication for the linear and consolidated viewpark. On October 4, 1994, the City Council approved the form and content of the irrevocable offer to dedicate the 0.8-acre viewpark. This offer was reviewed by the California Coastal Commission as part. of their permit review process for Hoag's mass grading of the Lower Campus. Cn July 24, 1995, Hoag Hospital received its Coastal Development Permit for mass grading (phase one) the Lower Campus. One of the special conditions to the permit required that the irrevocable offer be reviewed by the Commission staff, which was completed prior to issuance of the Coastal Development Permit. The irrevocable offer was subsequently recorded on June 24, 1995. • Mitigation Measure # 5 2 requires a soil gas sampling and monitoring program, which is to include methane and hydrogen sulfide. This report was submitted to the City on March 7, 1996 as part of the Lower Campus parking lot application. Mitigation Measure # 5 6 requires a study of potential hazardous constituents on - site. This report was submitted to the City on March 7, 1996 as part of the Lower Campus parking lot application. • Mitigation Measure # 6 3 requires collection and analysis of soil samples for BTEX and priority pollutants. This study was submitted to the City on March 7, 1996 as part of the Lower Campus parking lot application. Mitigation Measure # 1 1 3 requires Hoag Hospital to pay $250,000 to the City for 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 and (if funds remain) for the construction of facilities necessary to bring • reclaimed water to West Newport and/or the Hospital. Hoag Hospital paid the $250,000 to the City during the second annual review period. 1250.16-36.31-96DEV.AG REE.REV.2 _6_ October 2, 1996 Table 1 HOAG HOSPITAL DEVELOPMENT AGREEMENT MmGATION ANNUAL REVIEW April 15, 1995 to April 15, 1996 One -Time Compliance Annual Compliance 1 Flare Relocation/Scrubber Installation Project Specific Compliance * Lower Campus Parking Lot t• 1 2 3 4 5 X X X X X 6 X 7 X 8 X 9 10 11 12 13 14 15 X 16 X 17 X 18 X 19 X 20 X 21 22 23 X 24 25 X 26 X X X X 27 X 28 29 30 31 32 X 33 34 35 36 37 X X X 1250.16-36.31-96DEVAGREE.REV2 October 2, 1996 • Table 1, continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW April 15, 1995 to April 15, 1996 One -Time Annual Project Specific Compliance • Flare Compliance Compliance Lower Campus Relocation/Scrubber Parking Lot Installation 38 39 40 X 41 X 42 43 X 44 45 46 X X 47 X 48 49 50 X 51 X 52 X 53 X 54 55 56 X 57 X 58 X 59 60 X 61 X 62 X X X X X X X X X X 63 X 64 65 X 66 X X X X 67 X 68 69 70 71 X 72 73 74 X 1250.16-36.31-96DEV.AG REE. REV.2 October 2, 1996 A 2 • • Table 1, continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW April 15, 1995 to April 15, 1996 One -Time Compliance Annual Compliance Project Specific Compliance Flare Lower Campus Relocation/Scrubber Parking Lot " Installation 75 X X . 76 X X 77 X X 78 X X 79 X X 80 X X 81 X X 82 X 83 X 84 X ' 85 86 X 87 88 89 90 91 X 92 93 94 95 X X 96 97 98 99 100 101 102 103 104 105 106 107 108 109 110 111 X X X X X X X X X X X X X X X X 1250.16-36.31-96DEV.AG REE. REV2 October 2, 1996 h[� • • Table 1, continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW April 15, 1995 to April 15, 1996 112 One -Time Annual Project Specific Compliance • Compliance Compliance Flare Lower Campus Relocation/Scrubber Parking Lot ** Installation 113 X 114 X 115 X 116 X 117 118 119 X X X 120 X 121 x 122 123 X X X * * One-time compliance measures may be required to be implemented as part of a specific project. Some of the mitigation measures required for the Lower Campus Parking Lot project were completed or underway as part of the Phase I Mass Grading Plan project that was subsequently made a part of the Lower Campus Parking Lot project. 1250.16-36.31-96DEV.AGREE.REV.2 October 2, 1996 r APPLIES Table 2 Project: Flare Relocation/Scrubber Installation APPLICABILITY OF MITIGATION MEASURES AMR ' N/A APPLIES AMR • N/A 1250.16-36.31-96DEVAGREE.R EV2 October 2, 1996 r • • io AMR • N/A Table 2, continued Project: Flare Relocation/Scrubber Installation APPLICABILITY OF MITIGATION MEASURES APPLIES AMR • N/A APPLIES 63 64 65 66 67 1250.16-36.31-96DEV.AGREE.REV.2 October 2, 1996 r • Table 2, continued Project: Flare Relocation/Scrubber Installation APPLICABILITY OF MITIGATION MEASURES APPLIES AMR • N/A APPLIES AMR N/A 93 94 95 96 97 98 99 x 114 100 101 102 103 104 105 106 107 108 109 110 111 112 11 3 COMPLETE COMPLETE COMPLETE COMPLETE COMPLETE COMPLETE INN INN x x x x x x x x 115 116 117 118 Wall 2 3 INN x x x x x x x x x x x ` AMR = Annual Monitoring Report for Development Agreement Compliance Note: Status of Mitigation Measures reflects status as of November 15, 1995 (the date the City gave final approval to the plans) and does not reflect changes to the project that may occur as a result of the ongoing work with the City and Caltrans. These changes may necessitate the resubmittal of some of the mitigation measures to the City for review and approval. 1250.16-36.31-96DEV.AGREE.REV.2 October 2, 1996 • • • Table 3 Project: Lower Campus Parking Lot APPLICABILITY OF MITIGATION MEASURES APPLIES AMR • N/A APPUES AMR • N/A 1 2 COMPLETE 23 COMPLETE 2 4 COMPLETE 3 COMPLETE - 25 4 X 26 5 6 7 8 9 COMPLETE 27 COMPLETE 28 X COMPLETE 29 COMPLETE 30 10 11 COMPLETE COMPLETE 31 X 32 X 12 13 14 15 16 17 COMPLETE COMPLETE COMPLETE X 3 3 COMPLETE 34 X 35 X 36 X COMPLETE COMPLETE X 3 7 COMPLETE 3 8 COMPLETE 39 18 19 20 21 22 COMPLETE COMPLETE COMPLETE COMPLETE COMPLETE 40 X X 41 42 X X 4 3 COMPLETE 44 X 1250.16-36.31-96DEV.AG REE.REV.2 October 2, 1996 a9 r • • APPLIES Table 3, continued Project: Lower Campus Parking Lot APPLICABILITY OF MITIGATION MEASURES AMR N/A APPLIES AMR • N/A 1250.16-36.31-96DEV.AGREE.REV2 October 2, 1996 Table 3, continued Project: Lower Campus Parking Lot APPLICABILfTY OF MITIGATIQN MEA$ jR u APPLIES AMR * N/A APPLIES AMR • N/A IIi® 11111111 MIME COMPLETE 111111111 COMPLEX E I® • COMPLETE I� 10 3 COMPLETE111111111111111111111111111111111111111 IlIT jil- 1111111111111111111111111111111 11111111111111111111111111111111 1111111111111111111111111111111111 11111111111111111111111111111111111 111111111111111111111111111111111111 11111111111111.11111111111111111111 1111111111111111111.11111111111111111111111 1111111111111111.111111111111111111111 t■ * AMR = Annual Monitoring Report for Development Agreement Compliance •' Pending formal submittal of fault study results to the City. 1250.16-36.31.96DEV.AGREE.REV2 October 2,1996 r_ • • • Table 4 EMERGENCY UNITS RESPONDING TO HOAG HOSPITAL APRIL 15, 1996 Newport Beach Fire Department NM-2 475 32nd Street Newport Beach, California 92660 Newport Beach Fire Department NM-3 868 Santa Barbara Avenue Newport Beach, California 92660 Costa Mesa Fire Department MM81 2803 Royal Palm Costa Mesa, California 92626 Costa Mesa Fire Department MM83 1865 Park Avenue Costa Mesa, California 92627 Costa Mesa Fire Department MM85 Civic Center Station 2450 Vanguard Way Costa Mesa, CA 92626 Costa Mesa Fire Department MM82 800 Baker Street Costa Mesa, California 92626 Costa Mesa Fire Department MM84 2300 Placentia Costa Mesa, California 92626 Orange County Fire Department ORCO 1-4 2 California Irvine, California 92715 Laguna Beach Fire Department LM-2 285 Agate Street Laguna Beach, California 92651 * The emergency units provided in Table Additional emergency service units also 1250.16-36.31-96DEV.AGREE.REV.2 Santa Ana Fire Department SAM-4 1427 South Broadway Santa Ana, California 92707 Huntington Ambulance Service P.O. Box 145 Sunset Beach, California 90742 Med Trans Ambulance Company 2131 Placentia Avenue Costa Mesa, California 92627 Schaefer Ambulance Company .2215 South Bristol Santa Ana, California 92704 Doctor's Ambulance Company 23095 Terra Drive Laguna . Hills, California 92653 Medix Ambulance Company 310 West 18th Street Tustin, California 92680 Careline Ambulance Company P.O. Box 70014 Anaheim, California 92825 Mercy Air Ambulance P.O. Box 2532 Fontana, California 92334-2532 Search and Rescue (SAR) WAS El Toro Air Force Base Santa Ana, California 92709-5020 Newport Beach Police Department P.O. Box 7000 Newport Beach, California 92660 Costa Mesa Police Department 99 Fair Drive Costa Mesa, California 92626 4 frequent Hoag Hospital on a regular basis. serve Hoag Hospital on a less frequent basis. October 2, 1996 • APPENDIX A • HOAG HOSPITAL MASTER PLAN PROJECT AMENDMENT NO. 744 MITIGATION MEASURES AS ADOPTED BY THE CITY OF NEWPORT BEACH MAY 11, 1992 MITIGATION MEASURE SUMMARY 1. Prior to the issuance of a grading permit, the Project Sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plans shall incorporate the recommendations of a soil engineer and an engineering geologist, subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the Approved as Built" grading plans shall be furnished to the Building Department by the Project Sponsor. 6• Prior to the issuance of grading or building permits for each phase ofBuilding Department shall ensure that geot chnical recommendations developmentinc included the "Report of Geotechnical Evaluation for Preparation of Master Plan and Environmental in Impact Report, Hoag Memorial Hospital Presbyterian Campus, 301 Newport Boulevard Newport, California" as prepared by LeRoy Crandall Associates, June, 1989, report prepared pursuant to Mitigation Measure 3, are followed. and in the 2. Prior to the issuance of a grading permit, the Project Sponsor shall submit documentation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the during all site grading and construction activities and strictlyctmonitor tithe slopes nical engineer 1 in accordance with the documentation. .3. Prior to the issuance of a grading permit, the Project Sponsor shall provide to the City of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineering fs t. shall also identify construction excavation techniques which ensure no Tda a his report minimize disturbance to adjacent residents. This report shall determine if there damage any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. 4. Prior to the completion of the final design phase, the Project Sponsor shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed to the seismic standards applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. 6. Prior to the issuance of a grading permit, the Project Sponsor shall conduct corrosivity evaluation. This evaluation shall be conducted bpa soil n the field of corrosivity. The site evaluation shall be designed to address soils least the depth to which excavation is planned. At a minimum, at least one sample from each soil type 1250.16-36.31-MMSUM Page 1 10/1/96 • should be evaluated. Appropriate personnel (sic) ction shall be worn by personnel during the field evaluation. In the event soils eare found to be cor osive,f'eld the source and extent of the corrosive soils shall be determined, and all buildings and infrastructure shall be designed to control the potential impact of corrosive soils over time. 7. Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall also be undertaken, concluding with the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes that corrosive soils conditions could adversely impact normal construction materials or the materials used for the mitigation of subsurface gas example, there are many elastomers and plastics, like PVC, which are resistantFor to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. 8. Should the soil be identified as hazardous a pH less than 2.5), on -site remediation construction. Appropriate regulatory obtained. due to the severeness of their corrosivity (Le., by neutralization shall be undertaken prior to agency approvals and permits shall also be 9. Prior to issuance of grading permits, the Project Sponsor shall ensure that a construction erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: • the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. • the use of sandbags to slow the velocity of or divert stormflows. • the limiting of grading to the non -rainy season. The Project Sponsor shall strictly adhere to the approved construction erosion plan and compliance shall be monitored on an on -going basis by the Newpocontrol Beach Building Department. 10. Prior to the issuance of grading permits the Project Sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers n pesticides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Department of Parks, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The Project Sponsor shall install landscaping in strict compliance with the approved plan. 11. The Project Sponsor shall continue the current practice of routine vacuuming of all existing parking lots and structures and shall also routinely vacuum all future parking lots and structures at current frequencies. Upon implementation of the County of Orange Storm Water Master Plan, routing vacuuming shall be done in accordance with the requirements specified in the plan. 1250.16-36.31-MMSUM Page 2 10/1 /96 • • • 12. Upon completion of final building construction plans and prior to the of grading permit for each phase of development, the Project Sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shall submit a report to the City of Newport Beach Building Department for approval, verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. A copy of this report shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 13. Prior to the completion of final construction plans, the Project sponsor shall submit a comprehensive geotechnical/hydrologic study to the City of Newport Beach Building Department, which includes data on groundwater. This study shall also determine the necessity for a construction dewatering program and subdrain system. 14. Prior to the completion of final building construction plans for each phase of Lower Campus development, the Project Sponsor shall submit an application to the Regional Water Quality Control Board for an NPDES permit if a construction dewatering o r subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures. Also, if dewatering is required by RWQCB, the Project Sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Quality Control Board Santa Ana Region. The results of this testing will assist in determining the specifications for the NPDES permit. The Project Sponsor shall strictly comply with all conditions of any NPDES permit. 15. Project Sponsor shall strictly comply with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. 16. The federal wetland regulations and requirements shall be reviewed b Project Sponsor at the time the proposed work is undertaken, and the eproject nd comply with all applicable- laws concerning removal and mitigation of wetland at that time, as required by the U.S. Army Corps of Engineers and the California Coastal Commission. If this review results in a finding by the Resources Agencies involved in the permit processes that mitigation is required for impacts to the 1.07 acres of wetlands dominated by pampas grass, such mitigation will be accomplished as part of the mitigation required for impacts to sensitive wetland plant communities (Mitigation Measures 17 and 18). 17. The Project Sponsor shall prepare a comprehensive restoration and management plan for the wetland mitigation site as required by law. This plan will be submitted to the following agencies for their review and approval/concurrence prior to issuance of grading and/or building permits for Master Plan development. 1250.16-36.31-MMSUM Page 3 10/1 /96 • U.S. Army Corps of Engineers' • U.S. Fish and Wildlife Service' • California Department of Fish.and Game' • City of Newport Beach 18. The resulting final mitigation plan shall be approved as part of the Coastal Development Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement, if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading and/or building permits for Master Plan development in any areas affecting wetlands. 19. The plan will be consistent with the following provisions: • The amount of new wetlands created under the mitigation plan shall be at least of equal size to the area of sensitive wetland communities impacted by the project. • The wildlife habitat values in the newly lost as the result of removal of sensitivea wetland communities es ted wetlands shall no be impacted by n ththe project. • The wetlands created shall not decrease the habitat values of any area important to maintenance of sensitive plant or wildlife populations. • The wetland mitigation planning effort will take into consideration creation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. • The plan will constitute *an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guarantee wetland restoration in accordance with stated management objectives within a specified time frame. The plan shall describe the applicant's responsibilities for making any unforeseen repairs or modifications to the. restoration plan in order to meet the stated objectives of the plan. 1 Under the existing regulations, the Corps and USFWS would be consulted as part of the Section 404 permitting process. However, if proposed changes to the regulations result in removal of the project site from Corps Jurisdiction, these agencies would not be required to review the wetland mitigation plan. 2 Regardless of other considerations, CDFG will review the wetland mitigation plan for the City of Newport Beach as part of the Coastal Development Permit process; CDFG review would also be provided as part of a Streambed Alteration Agreement, if required. 1250.16.36.31-MMSUM Page 4 10/1/96 • 20. The following detailed information will be provided by the Project Sponsor in the final mitigation plan: • Diagrams drawn to scale showing any alterations to natural Iandforms; • A list of plant species to be used; • The method of plant introduction (i.e., seeding, natural succession, vegetative transplanting, etc.); and • Details of the short-term and long-term monitoring plans, including financing of the monitoring plans. 21. Prior to the issuance of a grading permit an Orange County certified archaeologist be retained to, and shall, monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference, at which time monitoring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. 22. Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. 23. The Project Sponsor shall construct, if feasible and by mutual agreement, and maintain a fence along the common property line west of the Upper Campus. The proposed design of the fence shall be reviewed and approved by the City Engineering Department. 24. The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of the Master Plan, adoption of the Planned Community Development Plan and District Regulations, approval of a Development Agreement, approval of a zone change to Planned Community District, grading permits for some facilities. The California Coastal Commission has he,diissccretiolnary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. 25. Subsequent to completion of Phase I of the project theProject Traffic Phasing Ordinance (TP)� Sponsor shall conduct a development. The analysis shall identify potential intersection impacts) Master Plan he proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of Phase II or III construction. 1250.16-36.31-MMSUM Page 5 10,1/96 �Q ti • • • 26. Prior to issuance of building permits for Phase I of the project the Project Sponsor shall conduct a project trip generation study which shall be reviewed and approed by the City Traffic Engineer. This study shall determine if the traffic to be generated by existing plus Phase I development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase I development will generate more than 1,338 PM peak hour trips, the project shall be reduced in size o r the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1,338. 27. Subsequent to completion of Phase I Master Plan development the Project Sponsor conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases II and I11) will exceed 1,856 . PM peak hour trips when added to the trips generated by existing (including Phase I) Hoag Hospital development. This study shall be conducted prior to the issuance of any grading or building permits for Phase II or III development. 28. The Project Sponsor shall continue to comply with all applicable regulations adopted by the Southern California Air Quality Management District that pertain to trip reductions such as Regulation 15. 29. The project shall comply with the City of Newport Beach Transportation Demand Management Ordinance approved by the City Council pursuant to the County's Congestion Management Plan. 30. In order to ensure accessibility to the available transit services for employees, visitors and patrons of the Hospital, the following transit amenities shall be incorporated into the Master Plan project: Bus turnouts shall be installed if, and as required, by the City Traffic Engineer at a I1 current bus stop locations adjacent to the project site. Bus turnouts shall be installed in accordance with standard design guidelines as indicated in OCTD's Design Guidelines for Bus Facilities. 31. Prior to issuance of a grading permit for any of the proposed Master Plan facilities, the Project Sponsor shall implement a pilot program approved by the City Traffic Engineer that monitors and manages usage of the Upper and Lower Campus service roads during non -working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e., 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by hospital employees, physicians, patients and visitors during non -working hours, and other methods by which to restrict use. The hospital shall also request that vendors not deliver (i.e., scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program shall be submitted to the City for review prior the permit. If the results indicate that such controls cb not significantly of impact grading 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 1250.16-36.31-MMSUM Page 6 10/1/96 ''0 • that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures would be investigated at that time to reduce service road impacts to the adjacent residential units. 32. Prior to issuance of approvals for development phases subsequent to Phase I, the applicant shall submit to the City Traffic Engineer for his/her review and approval a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data for the proposed parking rates. 33. Prior to the issuance of precise grading permits for the phase of Master development that includes new, or modifications to existing, internal roadways (other than service roads), the Project Sponsor will prepare an internal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. 34. Depending on actual site buildout, intersection improvements may be required at the Hospital Road (Upper Campus access) Placentia Avenue Intersection and at the WCH (Lower Campus access) intersection. The need for these improvements shall be assessed during subsequent traffic studies to be conducted in association with Mitigation Measure 25. 35. As each phase of the Master Plan is 'constructed, the Project Sponsor shall provide each new employee a packet outlining the available ridesharing services and programs and the number of the Transportation Coordinator. All new employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital, as required by Regulation XV. 36. Prior to issuance of grading and building permits for each phase f developmentthe Project Sponsor shall provide evidence for verification by the Plann ng Department,th that the necessary permits have been obtained from the SCAQMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in that phase. If the new emissions, when added to existing project emissions could result in impacts not previously considered o r significantly change the land use impact, appropriate CEQ4 documentation shall be prepared prior to issuance of any permits for that phase of development. Each subsequent air quality analysis shall be reviewed and approved by the SCAQMD. 37. Prior to the issuance of grading and building permits for each the project proponent shall provide evidence for verification by thesPlanning e of IDepartopmentment that energy efficient lighting has been incorporated into the project design. 38. Prior to the issuance of grading and building permits for eachphase development, the Project Sponsor shall provide evidence that site plans incorporatePlan 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: 1250.16-36.31-MMSUM Page 7 10/1196 Project Status Report Hoag Hospital Development Agreement Annual Review July 1, 1996 — July 1, 1997 • HOAG HOSPITAL DEVELOPMENT AGREEMENT NO. 5 Project Status Report Annual Review of the Development Agreement by and between The City of Newport Beach and Hoag Memorial Hospital I. Introduction On May 11, 1992, the City of Newport Beach certified Final Environmental Impact Report No. 142 for the Hoag Hospital Master Plan and adopted a Planned Community Development Plan and District Regulations for Hoag Hospital. On May 26, 1992, the City of Newport Beach approved Development Agreement No. 5 between the City and Hoag Memorial Hospital Presbyterian. It was recorded in the Recorder's office in the County of Orange on August 4, 1993. On February 14, 1994, the Development Agreement was amended by the City Council to incorporate revisions requested by the staff of the California Coastal Commission and the revised Development Agreement was recorded on March 23, 1994. The California Coastal Commission approved the revised Development Agreement on April 14, 1994, and amended the Coastal Development Permit on July 21, 1995. II. Purpose The purpose of Development Agreement No. 5 is to enable Hoag Hospital to develop the hospital property consistent with a Master Plan and Planned Community Development Plan and within the approvals set forth by the Coastal Development Permit issued by the California Coastal Commission. The future development of the Hoag Hospital property will allow the hospital to offer additional and needed services for the community by responding to the ever changing health and medical care technologies and delivery systems. The Development Agreement spells out strict, binding limits on the amount and height of permitted development and insures compliance with conditions related to density, location, and timing of construction to minimize, to the extent feasible, any environmental impacts of the proposed expansion. The Development Agreement includes requirements for 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. Pursuant to the requirements of Chapter 15.45 of the Municipal Code and Section 5 of the Development Agreement, Hoag Memorial Hospital or its successor(s) in interest is to 1 1 r • submit an annual report for review by the City Council demonstrating good faith substantial compliance with the terms of the Agreement. Documentation submitted by Hoag Hospital substantiating good faith compliance with the Development Agreement was submitted to the City on June 25, 1995, for the first annual review and on May 8, 1996 (as amended on October 2, 1996, at the City's request) for the second annual review. City staff subsequently requested that the reporting period for the Development Agreement annual review be changed from April 15 ending date to a July 1 ending date to correspond with City Council-'s review of all Development Agreements with the City of Newport Beach. The attached project status report is for the third annual review, July 1, 1996 to July 1, 1997. Hoag Hospital submitted a detailed status report which divides the annual review between compliance with the requirements of the Development Agreement (public benefits, exactions), and compliance with the requirements of the Mitigation Measures. Since July, when the project status report was submitted by Hoag Hospital, the hospital received a "Permit to Construct" the flare relocation/scrubber installation project from the South Coast Air Quality Management District (on September 19, 1997). An amendment to the Coastal Development Permit from the California Coastal Commission for the flare relocation project was issued on October 27, 1997. The City Council approved the design and relocation of the methane gas mitigation system on December 8, 1997. The flare design plans are in final review with the City and building permits are pending. The annual review includes a review of the following: Development Agreement obligations and Environmental Document Mitigation Measures. For this review period, the conditions and mitigation measures that are required per the Development Agreement are listed below with an explanation as to how the requirements were or are.being met. DEVELOPMENT AGREEMENT NO. 5 3.2. Compliance with Master Plan Conditions/Mitigation Measures: Mitigation Measure No. 42 This Mitigation Measure requires that City staff, on an annual basis, send a letter to each emergency vehicle company serving Hoag Hospital, requesting that they turn off their sirens upon entering the hospital property. This request is in order to minimize the noise impacts to adjacent residents. Hoag has provided the City with a list of emergency vehicle companies, and letters have been sent by staff to the listed companies. See Table 2 in the Appendix. 2 8.2 Exactions: Hoag shall, as a condition to the right to develop, do the following: (a) Irrevocable Offer to Dedicate and Grade the Proposed Linear and Consolidated View Park. The Offer to Dedicate has been recorded and the Dedication has been accepted by the City. The two parks are part of the approved grading plan for the lower campus parking lot which has been completed. The linear park has been completed and the view park (Sunset View Park) is in the process of completion. (b) Public Improvement Funds ($250,000.00). Hoag Hospital is to pay the amount to the City to fund the following improvements: (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. This amount was paid to the City by Hoag. New sidewalks are planned to be constructed in conjunction with the Arches Interchange construction. (ii) and, if funds remain, the construction of facilities necessary to bring reclaimed water to West Newport and/or the Property. This amount has been paid to the City by Hoag Hospital during the second annual review period. The total amount of money that was paid by Hoag will be spent on the construction of sidewalks in conjunction with the Arches Interchange project. There will not be any remaining funds available for a reclaimed water project due to the costs of improvements • associated with the Arches Interchange construction. (c) Study of possible future improvement in and around the easterly end of Semeniuk Slough. City staff and the P.B.&R. Commission studied the use of this area and no improvements were found to be feasible. 3 • • • Notices and staff's report sent to: Hoag Memorial Hospital Presbyterian 301 Newport Boulevard Newport Beach, CA 92663 Attention: President Tim Paone Paone, Callahan, McHolm & Winton 19100 Von Kaman, 8th Floor P.O. Box 19613 Irvine, CA.92713-9613 City of Newport Beach 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92663-3884 Attention: Kevin Murphy, City Manager City of Newport Beach 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92663-3884 Attention: Robert Burnham, City Attorney City Clerk City of Newport Beach 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92663-3884 4 iv • Project Status Report July 1, 1996 - July 1, 1997 Annual Review of Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian I Introduction On August 4, 1993, the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian was recorded. On February 14, .1994, the City Council amended the Development Agreement to incorporate revisions requested by the staff of the California Coastal Commission, and the revised Development Agreement was subsequently recorded on March 23, 1994. On April 14, 1994, the California Coastal Commission approved Hoag Hospital's Development Agreement with the City. Section 5 of the Development Agreement requires an annual review to be conducted by the City of the Hospital's good faith substantial compliance with the Development Agreement. Based on the California Coastal Commission's approval of the Development Agreement on April 14, 1994, the annual review period was, therefore, established as April 15 of each year following the approval of the Development Agreement by the California Coastal Commission. Documentation from Hoag Hospital substantiating good faith compliance with the Development Agreement was submitted to the City on June 25, 1995, for the first annual review and on May 8, 1996 (as amended on October 2, 1996, at the City's request) for the second annual review. City staff subsequently requested that the reporting period for the Development Agreement annual review be changed from an April 15 ending date to a July 1 ending date to correspond with City Council's review of all Development Agreements within the City of Newport Beach. Therefore, this project status report, for the third Development Agreement annual review, is for the year July 1, 1996 to July 1, 1997. II. Summary of Previous Development Agreement Annual Reviews The project status report for the first annual review documented Hoag Hospital's compliance with the Development Agreement as related to three development projects undertaken during that annual review period: the 5,990-square-foot Cardiac Services Addition on the Upper Campus, the Emergency Care Unit Parking Lot/Entry Reconfiguration (also located on the Upper Campus), and the Flare Relocation/Scrubber Installation project, located on the Lower Campus. The Cardiac Services Addition and the Emergency Care Unit Parking Lot/Entry Reconfiguration were completed during the 1995-1996 annual review period. The plans for the Flare Relocation/Scrubber Installation project, which were originally approved by the City on November 4, 1994, 1 11 • • Hoag Development Agreement Third Annual Review July 8, 1997 were not implemented, based on subsequent modifications to the project, which are discussed further below. During the second annual review period, the Lower Campus Parking Lot project was documented for compliance with the Development Agreement. A Coastal Development Permit for the construction of the 351-space ancillary parking lot -was received on October 11, 1995. On March 7, 1996, plans for the Lower Campus Parking Lot -were submitted to the City. The implementation of the parking lot project is discussed under the current year's project status report. The Flare Relocation/Scrubber Installation project plans were revised during the second annual review period, based on City plan check comments, and the City re -approved the project on November 15, 1995. However, these plans were not implemented, as the City and Hoag Hospital initiated legislation to fund the relocation of the flare and to install a system that would -better meet the needs of the West Newport area by more efficiently extracting methane gas. The legislation was subsequently withdrawn by the City because the California Department of Transportation (Caltrans). agreed to fund $750,000 for the Flare Relocation/Scrubber Installation project. III. Project Status Review for the Third Development Agreement Annual Review This project status report includes a review of projects initiated or in process during the third annual review period, July 1, 1996 to July 1, 1997. On September 17, 1996, the City issued permits for the construction of the Lower Campus Parking Lot project, During the bulk of the third annual review period, the Lower Campus Parking Lot was under construction. The project was completed and final City approval was received on June 11, 1997. On September 9, 1996, the City Council approved a Cooperative Agreement between the City and Caltrans to formalize funding commitments and fund disbursement procedures/requirements for the Flare Relocation/Scrubber Installation project. During the third annual review period, the City and Hoag explored options for the relocation of the flare and the installation of an upgraded system. On October 23, 1996, the South Coast Air Quality Management District issued a Permit to Construct the project. Based on additional revisions to the plans, to include additional monitoring and safety devices, the plans were resubmitted to the South Coast Air Quality Management District on June 17, 1997, for a new permit. At the end of the third annual review period, the plans were under review by the South Coast Air Quality Management District. Plans for the flare project were also submitted on June 20, 1997, to the California Coastal Commission for a revision to the existing Coastal Development Permit which allowed 2 1,7 • . . • Hoag Development Agreement Third Annual Review July 8, 1997 modifications to the existing flare system. At the end of the third annual review period, the plans were under review by the California Coastal Commission. The plans for the upgraded flare project were submitted to the City on June 10, 1997, and are in the process of being reviewed by City staff. The mitigation measures related to the original flare project were all completed and approved by City staff in 1994. Ai part of the upgraded flare project, the Planning Department reviewed all mitigation measures completed for the originally -proposed project to determine which measures would be required to be readdressed as part of the upgraded project. Based on that review, a revised mitigation monitoring plan was prepared and submitted to the Planning Department for the City's use in its review of the project plans. Hoag Hospital also processed plans for an addition to its central plant to include emergency generators. The Planning Department determined that a separate mitigation monitoring plan would not be required for the generator project, due to the narrow scope of the project. However, the Planning Department did identify several mitigation measures that were required to be fulfilled. These mitigation measures were satisfied during the third annual review period, and permits are expected to be issued for the project within the next month. IV. Mitigation Monitoring Program As part of the approval of the Development Agreement by the City, and its subsequent approval by the California Coastal Commission, the City was required to formally adopt a mitigation monitoring plan. On June 13, 1994, the City adopted the Hoag Hospital Master Plan Mitigation Monitoring Plan. Section 5.4 of the Development Agreement requires that the annual review include a detailed report of compliance with the mitigation measures • identified in the mitigation monitoring plan. The mitigation annual review is included as the Appendix to the project status report. 3 13 • APPENDIX PROJECT STATUS REPORT ANNUAL REVIEW OF DEVELOPMENT AGREEMENT BETWEEN THE CITY OF NEWPORT BEACH AND HOAG MEMORIAL HOSPITAL PRESBYTERIAN • • )'1 Hoag Memorial Hospital Presbyterian Development Agreement Mitigation Annual Review July 1, 1996 to July 1, 1997 I. Introduction On May 11, 1992, the City of Newport Beach certified Final Environmental Impact Report No. 142 for the Hoag Hospital Master Plan, and adopted a Planned Community Development Plan and District Regulations for the implementation of the Master Plan. At the same time, the City entered into a Development Agreement with Hoag Hospital. The Development Agreement was subsequently amended to incorporate changes requested by the California Coastal Commission in conjunction with its review of a mass grading permit application by Hoag Hospital. Section 5 of the Development Agreement requires that the City conduct an annual review of- the Development Agreement in order to evaluate Hoag Hospital's good faith substantial compliance with the Development Agreement. As part of that annual review, a review of compliance with the mitigation monitoring plan (adopted by the City on June 13, 1994) for Hoag Hospital is also required. Specifically, Section 5.4 of the Development Agreement states: 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. 1 t5 • • • Hoag Development Agreement Mitigation Annual Review July 8, 1997 This document is being submitted in compliance with the Development Agreement requirement stated above for the year July 1, 1996 to July 1, 1997. II. Format/Contents of the Mitigation Annual Review There are three categories of mitigation measures included in the adopted mitigation monitoring program - measures that need to be complied with only once, measures that relate to individual development projects undertaken by Hoag Hospital, and mitigation measures which are required to be implemented on an ongoing basis and documented annually. The "Hoag Hospital Development Agreement - Mitigation Annual Review" (Table 1) summarizes, in matrix format, the applicability of all mitigation measures to each of the three categories of mitigation measures. During annual review periods when mitigation monitoring plans completed for specific projects are being reviewed by the City, the "project -specific mitigation measures" are further broken down to include these individual projects. Also, as stated above, Section 5.4 requires that 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." The first year of the five year monitoring period for the off -site wetlands occurred during the third annual review period for the Development Agreement. On January 22, 1997, the "First Annual Monitoring Report for 6.08-Acre Freshwater Marsh Creation at the San Joaquin Freshwater Marsh Reserve Pursuant to California Department of Fish and Game Streambed Alteration Agreement Number 5-306-93 and United States Army Corps of Engineers Authorization Number 93-00858-BH" was submitted to the reviewing agencies. This report documented the mitigation requirements, methodology for documenting compliance with the performance standards for vegetative growth, results from the field measurements of plant growth, and ongoing site maintenance. The Department of Fish and Game and the United States Army Corps of Engineers require that the annual report be submitted on January of each year subsequent to the initiation of the mitigation project. Since the planting was not completed until May of 1996, the first annual report documents seven, rather than twelve, months of plant growth. According to the First Annual Monitoring Report, the one-year success criteria for percent vegetative cover is thirty percent. The field measurements undertaken as part of the First Annual Monitoring Report found that while "...the project has not yet reached its twelfth month, the transect data shows that the first -year 30-percent cover standard has been satisfied: native plant species cover 30.77 percent of the non -open water portions of the project site." 2 )G' • • • Hoag Development Agreement Mitigation Annual Review July 8, 1997 III. Project -Specific Compliance Project -specific mitigation measures relate to individual projects processed under the Master Plan. These measures may be applicable to only one specific project, or they may be applicable to more than one project. Two projects were in process during the third annual review period: the generator project and the upgraded flare project. The generator project, which included an addition to the Hoag central plant to contain emergency generators, did not have a separate mitigation monitoring plan prepared, due to its narrow scope, although the Planning Department did require that several of the mitigation measures in the adopted mitigation monitoring plan be addressed. These mitigation measures were completed during the third annual review period. The upgraded flare project was under review by the City, the California Coastal Commission and flee South Coast Air Quality Management District during the third annual review period. Table 1, "Hoag Hospital Development Agreement Mitigation Annual . Review" identifies the mitigation measures that are applicable to the upgraded flare project. This list of applicable mitigation measures does not include all *of those contained in the original flare project, only those that were determined by the Planning Department to require additional review as part of the upgraded flare project. City staff is currently reviewing documentation prepared to comply with the mitigation measures as part of its plan review process. IV Annual Review As part of the Mitigation Monitoring Program adopted for the Hoag Master Plan by the City of Newport Beach on June 13, 1994, several mitigation measures were required to be implemented on an on -going basis and to be monitored for compliance on an annual basis. These mitigation measures and a summary of the compliance with these measures is provided below: * Mitigation Measure #11 requires routine vacuuming of parking lots/structures. All parking lots/structures are cleaned/swept by Hoag Hospital on a weekly basis. * Mitigation Measure #15 requires that master plan development comply with the Hospital's Hazardous Material and Waste Management Program and its Infectious Control Manual. No amendments were required of the above -referenced documents and no new protocols were adopted in order to respond to concerns related to hazardous materials, waste management and infectious control as a result of projects processed during the third annual review period. * Mitigation Measure #28 requires adherence to South Coast Air Quality Management District (SCAQMD) regulations that pertain to trip reductions. On 3 • • • Hoag Development Agreement Mitigation Annual Review July 8, 1997 January 15, 1997, Hoag Hospital submitted its Triennial Employee Commute Reduction Program to SCAQMD. This document specifies Hoag's policies/programs that are designed to reduce vehicle trips. * Mitigation Measure #31 requires adherence to measures that were a part of Hoag's pilot program to monitor and manage use of the Upper and Lower Cainpus service roads during non -working hours. Since 1991, Hoag has been implementing measures to reduce usage of West Hoag Road during non -working hours. These measures include signage controls, annual letters to vendors defining when West Hoag Road can be used, and an annual note in the Hoag Times, the newsletter for Hoag Hospital employees. These measures were again implemented for the third Development Agreement annual review period. In order to monitor traffic volumes on West Hoag Road, Hoag has been taking periodic traffic counts: Updated traffic counts were last taken in June 1995. Prior to the implementation of the pilot program, traffic volumes (taken from 9:00 p.m. to 5:00 a.m.) ranged from 124-159 trips (over a three-day period). Since the implementation of the pilot program in 1991, traffic volumes have dramatically reduced, with 1995 counts averaging 21 trips per day over -a three-day period. Traffic volumes will be taken again by Hoag Hospital when its next building is developed, to ensure that the pilot program remains effective as the Lower Campus is developed. * Mitigation Measure #35 requires that Hoag provide new employees information on rideshare services and programs. It also requires that new employees be included in updates to the trip reduction plan (the Triennial Employee Commute Reduction Program) for the SCAQMD. Hoag continues to provide all new employees rideshare service/program information, and new employees were included in the January 15, 1997, update to the Hoag Hospital Triennial Employee Commute Reduction Program. * Mitigation Measure #42 requires that the City of Newport Beach send a letter to each emergency vehicle company serving Hoag requesting that they turn off their sirens upon entering Hospital property in order to minimize noise impacts to adjacent residents. Hoag is required to provide the City with a. list of all emergency vehicle companies serving Hoag Hospital. Table 2, Emergency Units Responding to Hoag Hospital, provides a current list of those companies. * Mitigation Measure #84 requires that Hoag continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual. As stated under Mitigation Measure #15, above, Hoag continues to comply with the above -referenced documents, as well as continues to comply with 4 Hoag Development Agreement Mitigation Annual Review July 8,1997 all new regulations that have been adopted since the .Hoag. Master Plan Final Environmental Impact Report was certified. * Mitigation Measure #117 requires that the usage of the Hospital's heliport/helipad be limited to emergency medical purposes or the transportation of critically ill patients in immediate need of medical care not available at Hoag. Further, this mitigation measure requires that, to the extent feasible, helicopters shall arrive at, and depart from, the helipad from the northeast, to mitigate noise impacts on adjacent residences. Hoag continues to comply with Mitigation Measure #117. * Mitigation Measure #119 requires that non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of West Hoag Road shall be operated only between the hours of 7:00 a.m. and 7:00 p.m., daily. Hoag continues to comply with Mitigation Measure #119. V. One -Time Compliance Mitigation Measures Some of the mitigation measures required as part of the mitigation monitoring program for the Hoag Hospital Master Plan are specialized studies or clearances from the City and other governmental agencies that may or may not be related to a specific building or building site. Although these mitigation measures are required to be satisfied only once to fulfill the requirements of mitigation monitoring program, some of the one-time measures may be required to be implemented as part of a specific project(s). Further, the documentation prepared to fulfill these one-time mitigation measures may be amended from time to time,, as warranted by project site conditions or proposed development projects. The majority of these one-time compliance mitigation measures were completed during the first and second annual review periods. During the third annual review period, no additional one-time mitigation measures were completed. Table 1, "Hoag Hospital Development Agreement Mitigation Annual Review", identifies the status of all one-time compliance mitigation measures. 5 Table 1 HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW Mit One -Time No. Compliance July 1, 1996 to July 1, 1997 Annual Project -Specific Upgraded Compliance Compliance Flare 1 X X 2 X X 3 X 4 X 5 X 6 (;OMPLETE 7 COMPLETE 8 COMPLETE 9 X 10 X X 11 X 12 X 13 X 14 X 15 X 16 COMPLETE 17 COMPLETE 18 COMPLETE 19 COMPLETE 20 COMPLEI`E 21 X 22 X 23 COMPLETE 24 X X 25 X 26 X 27 X 28 29 X 30 X L • • Table 1, Continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW Mit. One -Time No. Compliance July 1, 1996 to July 1, 1997 Annual Project -Specific Upgraded Compliance Compliance Flare 31 X 32 X 33 34 X 35 X 36 37 X 38 X 39 X 40 X 41 COMPLETE 42 X 43 .44 X 45 X 46 X 47 COMPLETE 48 49 50 COMPLETE 51 COMPLETE 32 COMPLETE 53 COMPLETE X 34 X 55 56 COMPLETE 57 X 38 X X 59 X 60 X X 61 X X • Table 1, Continued • • HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW Mit. One -Time No. Compliance July 1, 1996 to July 1, 1997 Annual Project -Specific Upgraded Compliance Compliance Flare 62 COMPLETE 63 COMPLETE 64 X 65 COMPLETE 66 X 67 COMPLETE 68 X 69 X 70 X 71 X 72 X 73 X 74 75 X X 76 X X 77 COMPLETE 78 X X /9 X 80 X ' X 81 COM.PtE 1'E 82 X 83 X 84 X 85 X 86 X 87 • X 88 X 89 X 90 COMPLETE 91 X X 92 X aa- • • • Table 1, Continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW Mit. One -Time No. Compliance July 1, 1996 to July 1, 1997 Annual Project -Specific Upgraded Compliance Compliance Flare 93 X 94 X 95 X 96 X 99 X 98 X 99 X 100 X 101 X 102 X 103 X 104 X 105 X 106 107 108 X 109 X 110 111 112 113 COMPLETE 114 COMPLETE 115 COMPLETE 116 COMPLETE 117 X 118 X 119 X 120 COMPLETE 121 X 122 123 COMPLETE • • • Table 2* EMERGENCY UNITS RESPONDING TO HOAG HOSPITAL July 1, 1997 Newport Beach Fire Department NM-2 475 32nd Street Newport Beach, CA 92660 Newport Beach Fire Department NM-3 868 Santa Barbara Avenue Newport Beach, CA 92660 Costa Mesa Fire Department MM81 2803 Royal Palm Costa Mesa, CA 92626 Costa Mesa Fire Department MM 83 1865 Park Avenue Costa Mesa, CA 92627 Costa Mesa Fire Department MM 85 Civic Center Station 2450 Vanguard Way Costa Mesa, CA 92626 Costa Mesa Fire Department MM 82 800 Baker Street Costa Mesa, CA 92626 Santa Ana Fire Department SAM-4 1427 South Broadway Santa Ana, CA 92707 Huntington Ambulance Service P.O. Box 145 Sunset Beach, CA 90742 Med Trans Ambulance Company 2131 Placentia Avenue Costa Mesa, CA 92627 Schaefer Ambulance Company 2215 South Bristol Santa Ana, CA 92704 Doctor's Ambulance Company 23095 Terra Drive Laguna Hills, CA 92653 Medix Ambulance Company 310 West 18th Street Tustin, CA 92680 Careline Ambulance Company P.O. Box 70014 Anaheim, CA 92825 Mercy Air Ambulance P.O. Box 2532 Fontana, CA 92334-2532 * The emergency units provided in Table 2 frequent Hoag Hospital on a regular basis: - Additional emergency service units also serve Hoag Hospital on a less frequent basis. • • • Table 2, Continued EMERGENCY UNITS RESPONDING TO HOAG HOSPITAL July 1, 1997 Costa Mesa Fire Department Search and Rescue (SAR) MM 84 MCAS 2300 Placentia El Toro Air Force Base Costa Mesa, CA 92626 Santa Ana, CA 92709-5020 Orange County Fire Department ORCO 1-4 2 California Irvine, CA 92715,_ Newport Beach Police Department P.O. Box 7000 Newport Beach, CA 92660 Costa Mesa Police Department Laguna Beach Fire Department 99 Fair Drive LM-2 Costa Mesa, CA 92626 285 Agate Street Laguna Beach, CA 92651 * The emergency units provided in Table 2 frequent Hoag Hospital on a regular basis. Additional emergency service units also serve Hoag Hospital on a less frequent basis. �5 Project Status Report Hoag Hospital Development Agreement Annual Review January 1, 1998 — December 31, 1998 10.„ 1 110 HOAG HOSPITAL DEVELOPMENT AGREEMENT NO. 5 Project Status Report Fourth Annual Review of the Development Agreement by and between The City of Newport Beach and Hoag Memorial Hospital I. Introduction On May 11, 1992, the City of Newport Beach certified Final Environmental Impact Report No. 142 for the Hoag Hospital Master Plan and adopted a Planned Community Development Plan and District Regulations for Hoag Hospital. On May 26, 1992, the City of Newport Beach approved Development Agreement No. 5 between the City and Hoag Memorial Hospital Presbyterian. It was recorded in the Recorder's office in the County of Orange on August 4, 1993. On February 14, 1994, the Development Agreement was amended by the City Council to incorporate revisions requested by the staff of the California Coastal Commission and the revised Development Agreement was recorded on March 23, 1994. The California Coastal Commission approved the revised Development Agreement on April 14, 1994, and amended the Coastal Development Permit on July 21, 1995. H. Purpose The purpose of Development Agreement No. 5 is to enable Hoag Hospital to develop the hospital property consistent with a Master Plan and Planned Community Development Plan and within the approvals set forth by the Coastal Development Permit issued by the California Coastal Commission. The future development of the Hoag Hospital property will allow the hospital to offer additional and needed services for the community by responding to the ever -changing health and medical care technologies and delivery systems. The Development Agreement spells out strict, binding limits on the amount and height of permitted development and insures compliance with conditions related to density, location, and timing of construction to minimize, to the extent feasible, any environmental impacts of the proposed expansion. The Development Agreement includes requirements for 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. Pursuant to the requirements of Chapter 15.45 of the Municipal Code and Section 5 of the Development Agreement, Hoag Memorial Hospital or its successor(s) in interest is to • • (110 submit an annual report for review by the City Council demonstrating good faith substantial compliance with the terms of the Agreement. Documentation submitted by Hoag Hospital substantiating good faith compliance with the Development Agreement was submitted to the City on June 25, 1995, for the first annual review and on May 8, 1996 (as amended on October 2, 1996, at the City's request) for the second annual review. City staff subsequently requested that the reporting period for the Development Agreement annual review be changed from April 15 ending date to a July 1 ending date to correspond with City Council's review of all Development Agreements with the City of Newport Beach. The attached project status report is for the third annual review, July 1, 1996 to July 1, 1997. The third annual review was heard and approved at the City Council Meeting of January 26, 1998. This review was for the period of July 1, 1997 to December 31, 1997. At that time, the City Council found Hoag Hospital and the City to be in full compliance with the Development Agreement and Mitigation Measures. This is the fourth annual review of Development Agreement No. 5 and is for the period of January 1, 1998 through December 31, 1998. Hoag Hospital submitted a detailed status report which divides the annual review between compliance with the requirements of the Development Agreement (public benefits, exactions), and compliance with the requirements of the Mitigation Measures. Since the original approval of the Development Agreement, the following table represents the projects that have been implemented per the Agreement: Cardiac Services Addition and Emergency Care Unit Parking Lot/Entry Reconfiguration (Upper Campus) Completed during the 1995-1996 annual review period The Lower Campus Parking Lot — A 346- space ancillary parking lot Permits issued on. Sept. 17, 1996 and project completed June 11, 1997. Flare Relocation/Scrubber Installation project Permits issued January 16, 1998 and completed construction and relocation on July 23, 1998. Addition to the Central Plant and emergency generators Commenced construction on January 2, 1998 and completed. Tower Renovation Project Plans approved by OSHPD, December, 1998 Support Services Building and 368-space Parking Structure Permits approved on April 16, 1998. And the project is currently under construction. j • • • The annual review includes a review of the following: Development Agreement obligations and Environmental Document Mitigation Measures. For this review period, the conditions and mitigation measures that are required per the Development Agreement are listed below with an explanation as to how the requirements were or are being met. All numbering is consistent with number sections of the Development Agreement. DEVELOPMENT AGREEMENT NO. 5 3.2. Compliance with Master Plan Conditions/Mitigation Measures: Mitigation Measure No. 42 This Mitigation Measure requires that City staff, on an annual basis, send a letter to each emergency vehicle company serving Hoag Hospital, requesting that they turn off their sirens upon entering the hospital property. This request is in order to minimize the noise impacts to adjacent residents. Hoag has provided the City with a list of emergency vehicle companies, and letters have been sent by staff to the listed companies. See Table 2 in the Appendix. 8.2 Exactions: Hoag shall, as a condition to the right to develop, do the following: (a) Irrevocable Offer to Dedicate and Grade the Proposed Linear and Consolidated View Park. Completed. (b) Public Improvement Funds ($250,000.00). Hoag Hospital is to pay the amount to the City to fund the following improvements: (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. This amount was paid to the City by Hoag. The improvements have been completed in conjunction with the Arches Interchange construction. (ii) and, if funds remain, the construction of facilities necessary to bring reclaimed water to West Newport and/or the Property. This amount has been paid to the City by Hoag Hospital during the second annual review period. The total amount of money that was paid by Hoag has been spent on the construction -of sidewalks in conjunction with the Arches Interchange project. There will not be any remaining funds available for a reclaimed water project due to the costs of improvements associated with the Arches Interchange construction. (c) Study of possible future improvement in and around the easterly end of Semeniuk Slough. Completed. • • ' j ti0 • • Notices and staff's report sent to: Hoag Memorial Hospital Presbyterian 301 Newport Boulevard Newport Beach, CA 92663 Attention: President City of Newport Beach 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92663-3884 Attention: Homer Bludau, City Manager City of Newport Beach 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92663-3884 Attention: Robert Burnham, City Attorney City Clerk City of Newport Beach 3300 Newport Boulevard Post Office Box 1768 Newport Beach, CA 92663-3884 3en, By:.. HP .LaserJet 3100; • r 949 581 7170 ; Dec-9-99 10:00; Page 2 6Y c efer4l &vIC�s or- 13 B I(AFFIC EXHIBIT C HOAG HOSPITAL MASTER PLAN PROJECT AMENDMENT NO. 744 MITIGATION MEASURES AS ADOPTED BY THE CITY OF NEWPORT BEACH MITIGATION MEASURE SUMMARY P .-jfrt fJafrl(Gc,ts➢✓f t X.`rvl4 tine aelitaaerkcu keir 1. Prior to the issuance of a grading permit, the Project Sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newpor Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plans shall incorporate the recommendations of a soil engineer and an engineering geologist. subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans shall be furnished 1a the Building Depanment by the Project Sponsor. 2. Prior to the issuance of a grading permit, the Project Sponsor shall submit documentation to the City of Newport Beach Building Deparment confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engineer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation_ 3. Prior to the issuance of a grading permit, the Project Sponsor shall provide; to the City of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineering geologist. This report shall also identify construction excavation techniques which ensure no damage and minimize disturbance to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. Prior to the completion of the final design phase, the Project Sponsor shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed to the seismic standards applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. Prior to the issuance of grading or building permits for each phase of development, the Building Department shall ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of Master Plan and Environmental Impact Report, Hoag Memorial Hospi:;_;I Presbyterian Campus, 301 Newport Boulevard. Newport. California" as prepared by LeRoy Crandall Associates. Juns. 1929, and in the report prepared pursuant to Mitigation Measure 3, are followed_ ' B. Prior to the issuance of a grading permit, the Project Sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivity. The site evaluation shall be designed to address soils to at least the depth to which excavation is planned. At a minimum, at least one sample from each soil type should be evaluated. Appropriate personnel protection shall be worn by field personnel during the field evaluation. In the event soils are Sent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:00; Page 3 3 � z • v ebu • sound to be corrosive, the source and extent of the corrosive soils shall be • determined, and all buildings and infrastructure shall be designed to control the potential impact of corrosive soils over lime. 7. Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall also be undertaken, concluding with the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes that Corrosive soils conditions could adversely impact normal construction materials or the materials used for the mitigation of subsurface gas conditions. For example, there are many elastomers and plastics. like PVC, which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. Should the soil be identified as hazardous due to the severeness of their corrosivity (i.e.. a pH less than 2.5), on -site remediation by neutralization shall be undertaken prior to construction. Appropriate regulatory agency approvals and permits shall also be obtained. 9. Prior to issuance of grading permits, the Project Sponsor shall ensure that a construction erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. the use of sandbags to slow the velocity of or divert stormflows_ • the limiting of grading 10 the non -rainy season. The Project Sponsor shall strictly adhere to the approved construction erosion control plan and compliance shalt. be monitored on an on -going basis by the Newport Beach Building Department. ,t 0 • Prior to the issuance of grading permits the Project Sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Depanment of Parks. Beaches and Recreation and approved by the City of Newpon Beach Planning Department. The Project Sponsor shall install landscaping in strict compliance with the approved plan. The Project Sponsor shall continue the current practice of routine vacuuming of all existing parking lots and structures and shall also routinely vacuum all future parking lots and structures at current frequencies. Upon implementation of the County of Orange Storm Water Master Plan, routine vacuuming shall be done in accordance with the requirements specified in the plan_ 12. Upon completion of final building construction plans, and prior to the issuance of a grading permit for each phase of development, the Project Sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shalt submit a report to the City of Newpon Page 2 lend By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:01; Page 4 r Gs • Beach Building Department for approval. verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. A copy of this report shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region_ 13- Prior to the completion of final construction. plans, the Project Sponsor shall submit a comprehensive geotechnicaUhydrologic study to the City of Newport Beach Building Department, which includes data on groundwater. This study shall also determine the necessity for a construction dewatering program and subdrain system. Prior to the completion of final building construction plans for each phase of Lower Campus development, the Project Sponsor shall submit an application to the Regional Water Qualify Control Board for an NPDES permit if a construction dewatering or subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures_ Also, if dewatering is required by RWQCB, the Project Sponsor shall also conduct groundwater sampling and analysis. and submit it to the California Regional Water Quality Control Board Santa Ana Region. The results of this testing wilt assist in determining the specifications for the NPDES permit. The Project Sponsor shall strictly comply with all conditions of any NPDES Permit. Project Sponsor shall strictly comply with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. The federal wetland regulations and requirements shall be reviewed by the City and the Project Sponsor at the time the proposed work is undertaken. and the project shall comply with all applicable laws concerning removal and mitigation of wetland at that time, as required by the U.S. Army Corps of Engineers and the California Coastal Commission. If this review results in a finding by the Resources Agencies involved in the permit processes that mitigation is required for impacts to the 1.07 acres of wetlands dominated by pampas grass, such mitigation will be accomplished as part of the mitigation required for impacts to sensitive wetland plant communities (Mitigation Measures 17 and 18). The Project Sponsor shall prepare a comprehensive restoration and management plan for the wetland mitigation site as required by law. This plan will be submitted to the following agencies for their review and approval/concurrence prior to issuance of grading and/or building permits for Master Plan development_ U.S. Array Corps of Engineers1 U.S_ Fish and Wildlife Services Under the existing regulations, the Corps and USFWS would be consulted as part of the Section 404 permitting process. However. if proposed changes to the regulations result in removal of the project site from Corps jurisdiction. these agencies would not be required to review the wetland mitigation plan. Page 3 Sent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:01; Page 5 G5 • California Department of Fish and Game2 • City of Newport Beach The resulting final mitigation plan shall be approved as part of the Coastal Development Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement. if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading andlor building permits for Master Plan development in any areas affecting wetlands. The plan will be consistent with the following provisions: The amount of new wetlands created under the mitigation plan shall be at least of equal size to the area of sensitive wetland communities impacted by the project. The wildlife habitat values in the newly created wetlands shall not be less than those lost as the result of removal of sensitive wetland communities impacted by the project. The wetlands created shalt not decrease the habitat values of any area important to maintenance of sensitive plant or wildlife populations. ▪ The wetland mitigation planning effort will lake into consideration creation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. • The plan will constitute an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guarantee wetland restoration in accordance with stated management objectives within a specified time frame. The plan shall _describe the applicant's responsibilities for making any unforeseen repairs or modifications to the restoration plan in order to meet the stated objectives of the plan. The following detailed information will be provided by the' Project Sponsor in the final mitigation plan: • Diagrams drawn to scale showing any alterations to natural tandforms; ▪ A list of plant species to be used; The method of plant introduction (i.e.. seeding. natural succession. vegetative transplanting. etc.); and 2 Regardless of other considerations. CDFG wilt review the wetland mitigation plan for the City of Newport Beach as part of the Coastal Development Permit process; CDFG review would also be provided as part of a Streambed Alteration Agreement, if required. Page 4 Sent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:01; Page 6 • P • F PIAJ T Details of the short-term and long-term monitoring plans, including financing of the monitoring plans. 21 . Prior 'to the issuance of a grading permit, an Orange County certified archaeologist shall be retained to, and shall. monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference. al which time monitoring procedures acceptable to and approved by the City shall be established. including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. 22. Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to. and shall. monitor the grading activities. The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established. including the temporary hafting or redirecting of work to permit the evaluation. and possible salvage, of any exposed fossils. Alt fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. The Project Sponsor shall construct. if feasible and by mutual agreement, and maintain a fence along the common property line west of the Upper Campus The proposed 'design of the fence shall be reviewed and approved by the City Engineering Department. 24. The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification. adoption of the Master Plan. adoption of the Planned Community Development Plan and District Regulations. approval of a Development Agreement. approval of a zone change to Planned Community District, grading permits. and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. • Subsequent to completion of Phase I of a project. the Project Sp sor shall conduct a Traffic Phasing Ordinance (TP analysis for Phase II and If aster Plan development. The analysis shall identify potential intersection impacts. the proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of Phase II or III construction. 26. Prior to issuance of building permits for Phase I of the project, the Project Sponsor shall conduct a project trip generation study which shall be reviewed and approved by the City Traffic Engineer. This study shall determine if the W traffic to be generated by existing plus Phase 1 development will not exceed 1.338 PM peak hour traffic trips. In the event the Traffic Engineer determines Mat existing plus Phase I development will generate more than 1,338 PM peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1.338_ • Page 5 lent By: HP LaserJet 3100; 040 581 7170 ; Dec--000 10:02; Page 7 • Subsequent to completion of Phase 1 Master Plan development. the Project Sponsor shall conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases 11 and 111) will exceed 1,856 PM peak hour trips when added to the trips generated by existing (including Phase 1) Hoag Hospital development. This study shall be conducted prior to the issuance of any grading or building permits for Phase 11 or tit development. The Project Sponsor shall continue to comply with all applicable regulations adopted by the Southern California Air Quality Management District that pertain to trip reductions such as Regulation 15. The project shall comply with the City of Newport Beach Transportation Demand Management Ordinance approved by the City Council pursuant to the County's Congestion Management Plan. In order to ensure accessibility to the available transit services for employees, visitors and patrons of the Hospital, the following transit amenities shall be incorporated into the Master Plan project: Bus turnouts shalt be installed if, and as required, by the City Traffic Engineer at all current bus stop locations adjacent to the project site. Bus turnouts shall be installed in accordance with standard design guidelines as indicated in OCTD's Design Guidelines for Bus Faciliries. Prior to issuance of a grading permit for any of the proposed Master Plan facilities. the Project Sponsor shall implement a pilot program approved by the City Traffic Engineer that monitors and manages usage of the Upper and Lower Campus service roads during non -working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e_, 7:00 a.m. to 8:00 p_m.), signage to restrict use of the road by hospital employees, physicians. patients and visitors during non -working hours. and other methods by which to restrict use. The hospital shall also request that vendors not deliver (Le., scheduled and routine deliveries) on the weekends. • This restriction specifically applies to scheduled and routine deliveries. The results of this program shall be submitted to the City for review prior to issuance of the grading permit. If the results indicate that such controls do not significantly impact the operations of the hospital. and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures. the City may require that the program be implemented as hospital policy_ If operation impacts are significant, other mitigation measures would be investigated at that time to reduce service road impacts to the adjacent residential units. Prior to issuance of approvals for development phases subsequent to Phase I. the applicant shall submit to the City Traffic Engineer for his/her review and approval a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data for the proposed parking rates_ Page 6 ;ent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:02; Page 8 • evt) T 12 33. Prior to the issuance of precise grading permits for the phase of Master Plan 0 development that includes new. or modifications to existing, internal roadways (other than service roads), the Project Sponsor will prepare an internal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. Depending on actual site buildout, intersection improvements may be required at t ( the Hospital Road (Upper Campus access) Placentia Avenue Intersection and at �• . t the WCH (Lower Campus access) intersection. The need for these improvements �f �J shall be assessed during subsequent traffic studies to be conducted in association with Mitigation Measure 25. As each phase of the Master Plan is constructed. the Project Sponsor shall provide each new employee a packet outlining the available ridesharing services /9 i and programs and the number of the Transportation Coordinator.. All new W employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital. as required by Regulation XV. Prior to issuance of grading and building permits for each phase of development. the Project Sponsor shall provide evidence for verification by the Planning Depariment that the necessary permits have been obtained from the SCAOMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in that phase. If the new emissions, when added to existing project emissions could result in impacts not previously considered or significantly change the land use impact. appropriate CEQA documentation shall be prepared prior to issuance of any permits for that phase of development. Each subsequent air quality analysis shall be reviewed and approved by the SCAOMD. 37. Prior to the issuance of grading and building permits for each phase of development, the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design. 38. Prior to the issuance of grading and building permits for each phase of Master Plan development. the Project Sponsor shall provide evidence that she plans incorporate the site development requirements of Ordinance No. 91 -1 b, as appropriate, to the Traffic Engineering Division and Planning Department for review and Planning Commission approval. Requirements outlined in the Ordinance include: ) A minimum of five percent of the provided parking at new facilities shall be reserved for carpools. These parking places shall be located near the employee entrance or at other preferential locations. 2 ) A minimum of two bicycle lockers per 100 employees shall be provided. Additional lockers shall be provided at such time as demand warrants_ 3 ) A minimum of one shower and Iwo lockers shall be provided. Page 7 Sent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:03; Page 9/20 Mr' B 4Y- • e • 4 ) Information of transportation alternatives shall be provided to all employees. 5) A rideshare vehicle loading area shall be designated in the parking area. 6) The design of all parking facilities shall incorporate provisions for access and parking of vanpool vehicles. 7) Bus stop improvements shall be required for developments located along arterials where public transit exists or is anticipated to exist within five years. The exact number of each of the above facilities within each phase of the Master Plan shall be determined by the City during review of grading and building permit applications for each phase. The types and numbers of facilities required of each phase will reflect the content of the Ordinance at the time that a permit application is deemed complete by the Planning Department. If noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL. the Project Sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall, berm. or combination wall/berm) is the most common way of alleviating traffic noise impacts. Prior to occupancy of Master Plan facilities, interior noise levels shalt be monitored to ensure that on -site interior noise levels are below 45 CNEL. If levels exceed 45 CNEL. mitigation such as window modifications shall be implemented to reduce noise to acceptable levels. Prior to issuance of a grading and or building permit the Project Sponsor shall demonstrate to the City that existing noise levels associated with the on -site exhaust fan are mitigated to acceptable levels. Similarly, the Project Sponsor shall demonstrate to the satisfaction of the Building Department that all noise levels generated by new mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards. The City of Newport Beach shall send a letter to each emergency vehicle company that delivers patients to Hoag Hospital requesting that, upon entrance to either the Upper or Lower Campus. emergency vehicles turn off their sirens to help minimize noise impacts to adjacent residents. Hoag Hospital will provide the City with a list of all emergency vehicle companies that deliver patients to Hoag Hospital. Prior to issuance of grading and building permits, the Project Sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement within the overall Master Plan. this plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks. Beaches and Recreation Department and approval by the Planning Department and Public Works Department. Prior to issuance of a building permit. the Project Sponsor shall submit plans to, and obtain the approval of plans from. the City Planning Department which Page 8 Sent By: HP LaserJet 3100; 949 581.7170 ; Dec-9-99 10:03; Page 10/20 PW •P • detail the lighting system for all buildings and window systems for buildings on the western side of the Upper Campus.. The systems shall .be designed and maintained in such a manner as to conceal Tight sources and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that, in his or her opinion, this requirements has been met. 45. Prior to issuance of a building permit. the Project Sponsor shall submit plans to the City Planning Depanment which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. Prior to issuance of building permits. the Project Sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the rooftop of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria. and shall be concealed and screened to blend into the building roof using materials compatible with building materials. Prior to issuance of building or grading permits, the Project Sponsor shall make an irrevocable offer to dedicate and grade the proposed linear and consolidated view park as identified in the project description (Figure 3.2.1.). The Project Sponsor will dedicate land for a 0.28 acre consolidated view park and a 0.52 acre linear view park. Prior to issuance of a building permit for any lower campus structure, the Project Sponsor shall prepare a study of each proposed building project to assure conformance with the EIR view impact analysis and the PCDP and District Regulations, to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan development. This analysis shall be submitted to and approved by the City Planning Department. 49. In the event that hazardous waste is discovered during site preparation or construction, the Project Sponsor shall ensure that the identified hazardous waste and/or hazardous materials are handled and disposed in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5). standards established by the California Department of Health Services, Office of Statewide Health Planning and Development, and according to the requirements of the California Administrative Code, Title 30. Chapter 22. Prior to construction of structures over or near the Wilshire oil well, Project Sponsor shall ensure that the Wilshire oil well, or any abandoned, unrecorded well or pressure relief well, is reabandoned to the current standards. Abandonment plans will be submitted to the State Division of Oil and Gas (DOG) for approval prior to the abandonment procedures. The City's building official shall be notified that the reabandonment was carried out according to DOG procedures. 5. • To further determine the source of the gas on the Lower Campus site, prior to issuance of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples to samples taken from, the Hoag gas collection wells prior to site grading and construction_ Page 9 ,ent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:03; Page 11/20 • 52. A soil gas sampling and monitoring program shall include methane and hydrogen sulfide gas- Samples shall be taken just below the surface. at depth intervals within the removal zone, and at a depth below the depth of actual disturbance. (The individual(s) performing this initial study may be at risk of exposure to significant --and possibly lethal --doses of hydrogen sulfide, and shall be appropriately protected as required.) 53. A site safety plan shall be developed that addresses the risks associated with exposures to methane and hydrogen sulfide. Each individual taking part in the sampling and monitoring program shall receive training on the potential hazards and on proper personal protective equipment_ This training shalt be at least at the level required by CFR 2910.120_ tf the analysis of the initial soil gas samples • show unacceptable levels of hazardous constituents that have the potential to pose a health risk during construction activities, additional gas collection welts shall be drilled to contain and collect the gas. 55_ Continuous monitoring for methane and hydrogen sulfide shall be conducted during the disturbance of the soils and during any construction activities that may result.in an increase in the seepage of the gases_ The Project Sponsor shall maintain a- continuous monitor in the immediate vicinity of the excavation, and a personal monitor, with an alarm, shall be worn by each worker with a potential for exposure. 56_ • 6j( �3 A study of other hazardous constituents that may be present in quantities that pose a health risk to exposed individuals shall be prepared and evaluated prior to the initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. A study shall be conducted that characterizes the wells, the influent gas, and the effluent of the flare. This study shall characterize the gas over a period of time. to allow for potential fluctuations in concentration and rate. A scrubber system shall be required to reduce the concentration of hydrogen sulfide in the influent gas. In the event additional gases are to be collected from newly constructed collection wells as part of a measure to reduce exposures during construction, an evaluation of the Capacity and efficiency of the present flare system shall be conducted prior to connecting any new sources_ An automatic re -light system shall be installed on the flare system to reduce the risk of a potential release of high• concentration of hydrogen sulfide. The system shall be designed with an alarm system that notifies a remote location which is manner 24 hours per day. A continuous hydrogen sulfide monitor that would give warning of a leak of concentrations in excess of acceptable levels shall be installed in the vicinity of the flare. 62 _ A study of the concentration of potential hazardous constituents shall be conducted prior to initiation of the project to characterize the wastewater and any risks it may pose to human health prior to development. A stormwater pollution Page 10 Sert By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:04; Page 12/20 prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for Storm Water Discharges Associated with Construction Activity and shall comply with all the provisions of the permit, including, but not limited to, the development of the SWPPP, the development and implementation of Best Management Practices, implementation of erosion control measures. the monitoring program requirements, and post construction monitoring of the system. 63 Soil samples shall be collected from appropriate locations at the site and analyzed for BTEX and priority pollutants: if the soils are found to contain unacceptable levels of hazardous constituents. appropriate mitigation will be required. including a complete characterization of both the. vertical and horizontal extent of the contamination, and a remedial action plan shall be completed and approved by the California Regional Water Quality Control Board. The Project Sponsor must demonstrate to the City of Newport Beach compliance with this measure prior to issuance of any permits for Phase I construction activities. Prior to the issuance of grading or building permits, the Project Sponsor shall evaluate all existing vent systems located on the lower campus and submit this data to the City Building and Fire Departments, the State Department of Conservation. Division of Oil and Gas, and the Southern California Air Quality Management District for comment. Additionally, any proposed new passive vents shall be evaluated by these agencies prior to the issuance of grading or building permits. If the vents are emitting detectable levels of hydrogen sulfide and/or toxins, the emitted gases must be treated prior to discharge in a manner acceptable to these agencies. Of- •174e' If required by the Southern California Air Quality Air Management District. an air dispersion model shall be required in order to predict the cumulative effects of the emissions. Compliance with any additional requirements of the AOMD shall be verified through a compliance review by the district with written verification received by the Newport Beach Building Department_,.._ Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department.. City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a manner remote location have been provided in building designs. This monitoring equipment must be the best available monitoring system. and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. Prior to issuance of a grading permit, the Project Sponsor shall ensure that the inferred fault traversing the site is trenched and monitored for gas prior to site grading and construction. If gas monitoring indicates a potential risk during grading. additional gas collection wells will be drilled to collect and contain the gas. Prior to issuance of building permits, Project Sponsor shall submit plans 10 the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage, based on the recommendations of a geotechnical engineer. Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once Page 11 ertt By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:04; Page 13/20 vL- •F specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. if a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing gas collection system. Project Sponsor shall submit plans to the Grading Engineer. City of Newport Beach. indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the foundation. Riser type vents will be attached to light standards and building high points. Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located al the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere- A qualified geotechnical firm shall be retained to design such systems. Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department. City of Newport Beach, demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. Alt materials of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gases. Prior to issuance of building permits, Project Sponsor shalt submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane gas sensors- Such sensors will be installed in areas of likely accumulation, such as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can be tied into fire alarm systems for 24 hour surveillance. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the build's central air condition system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). - During construction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally. Construction contractors shall be required to have a health and safety plan that includes procedures for worker/site safety for methane. If dangerous levels of methane are discovered, construction in the vicinity shall stop, the City of Newport Beach Fire Department shall be notified and appropriate procedures followed in order to contain the methane to acceptable and safe levels. The Project Sponsor may remove the flare system, contain the gas and utilize the gas for Lower Campus facilities. During thecontainment process and removal of the flare. the Project Sponsor shall ensure that methane levels are monitored throughout the project area to ensure that this transition does not create an upset in methane levels or create odors or risk of explosion. Prior to development orrrhe Lower Campus, the Project Sponsor shall submit to the City of Newport Beach within one year of May, .1992. plans to install a scrubber system to remove hydrogen sulfide from the influent gas to the flare. Page 12 gent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:05; Page 14/20 • f • Ef- The design and construction of the system should be in accordance with the Best Available Control Technologies, and must be in compliance with SCAQMD (District) Regulation XIII. emission offsets and New Source Review. As required by the District. the Project Sponsor shall develop a sampling and analysis protocol for District approval to evaluate the impact the existing and post -scrubber emissions will have on the ambient air quality and on possible receptor populations. The required evaluation shall include analysis for criteria and toxic pollutants. and an evaluation of the potential risks associated with the emission of these pollutants (Rule 1401). Included in the plans for the design of the scrubber system should be a make-up gas source. The plans for the design of the new system will include a calibration and maintenance plan for all equipment. if required by the District as a permit condition. automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or piecing new equipment underground. The Project Sponsor shalt submit plans to the City of Newport Beach Building Department that demonstrate that the flare operation will be shut down within four years of August. 1992. The project sponsor must prepare and obtain approval from the SCAQMD to implement a sampling and analysis protocol for evaluation of the existing emissions from the flare after scrubbing. (Mitigation Measures 75 & 76), and the effect of flare shutdown on ambient air quality.. The methane gas source should be used. if engineering design allows, as a supplemental source of fuel for the Hospital's boilers. If the gas is not usable, the flare shall be relocated. The plans for the design of the new system will include a calibration and maintenance plan for all equipment, and if required by the District as a permit condition. automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evacuate enclosing or placing new equipment underground. Prior to installation of the scrubber• system, the Project Sponsor shall develop a protocol tor a study to evaluate the integrity of the control equipment and piping. The Project Sponsor must obtain agreement from the District on the protocol prior to initiating the study. 82. Before the issuance of building permits, the Project Sponsor shalt submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. 83. Before the issuance of building permits, the Project Sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous Materials and Waste Management Plan and its infectious Control Manual have been modified to include procedures to minimize the potential impacts of emissions from the handling, storage, hauling and destruction of these materials, and that the Project Sponsor has submitted the modified plans to the City of Newport Beach. Fire Prevention Department, and the Orange County Health Care Agency, as required by the Infections Waste Act and AB2185/2187. Page 13 Sent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:05; Page 15/20 • g Project Sponsor shall continue compliance with its. Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities - associated with the proposed Master Plan, as well as comply with all new regulations enacted between now and completion of the proposed Master Plan. To the satisfaction of the City building official, the Project Sponsor shall expand existing hazardous infectious, radiological disposal facilities to add additional storage areas as necessary to accommodate the additional waste to be generated by the expanded facilities_ The Project Sponsor shall provide evidence to the Planning Director that measures to ensure implementation and continued compliance with all applicable SCAQMD Air Toxic Rules, specifically Rules 1401, 1403, 1405 and 1415, are being carried but. The Project Sponsor shall submit plans to the City Building Department verifying that all roadways associated with the development of the Master Plan will be paved early in the project, as a part of Phase 1 Master Plan development construction activities_ 88. The Project Sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures, which may include: High efficiency cooling/absorption units Thermal storage and ceramic cooling towers Cogeneration capabilities High efficiency water heaters Energy efficient glazing systems Appropriate off -hour heating/cooling/lighting controls Time clocks and photovoltaic cells for lighting controls Efficient insulation systems Light colored roof and building exteriors PL lighting and fluorescent lighting systems Motion detector lighting controls Natural interior lighting - skylights, clerestories Solar orientation. earth berming and landscaping 89. The Project Sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical. available and where value engineering allows it to be feasible. Page 14 Sent By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:05; Page 16/20 1 Lib • In conjunction with the Critical Care Surgery addition, he Project Sponsor will place the overhead power lines located west of the Upper Campus underground if feasible. Prior to the issuance of grading permits, emergency fire access to the site shall be approved by the City Public Works and Fire Department. Prior to the issuance of building permits. the Project Sponsor shall demonstrate that final design of the project shall provide for the incorporation of water - saving devices for project lavatories and other water -using facilities. The Project Sponsor will also comply with any other City adopted water conservation policies. Prior to issuance of grading permits. a master plan of water and sewer facilities shall be prepared for the site. The Project Sponsor shaft verify the adequacy of existing water and sewer facilities and construct any modifications or facilities necessitated by the proposed project development_ 94. Prior to the issuance of building permits, the Project Sponsor shall demonstrate, to the satisfaction of the City Fire Department, that all buildings shall be equipped with fire suppression systems. 95. Prior to issuance of building permits, the Project Sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding the ( project site shall be designated as fire lanes, and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. ,b/L L2- Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that the thermal integrity of new buildings is improved with automated time clocks or occupant sensors to reduce the thermal Toad. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that window glazing, wall insulation, and efficient ventilation methods have been incorporated into building designs. Prior to issuance of a building permit, the Project Sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water healer, cooking equipment. refrigerators, furnaces and boiler units. Prior to issuance of a building .permit, the Project Sponsor shall incorporate into building designs, where feasible. passive solar designs and solar heaters. 100. The Project Sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported oft site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. in conjunction with the application for a grading permit, the Project Sponsor shall submit a construction phasing and traffic control plan or each phase of development. This plan would identify the estimated number of truck trips and Page 15 sent By: HP LaserJet 3100; 949 581 7170 ; d Dec-9-99 10:06; Page 17/20 ?), 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. The Project Sponsor shall ensure that all haul routes for import or export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such routes shalt be included in the above construction traffic plan . The Project Sponsor shall provide advance written notice of temporary traffic disruptions to affected areas, businesses and the public. This notice shall be provided at least two weeks prior to disruptions. 10 4 . The Project Sponsor shall ensure that construction activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited between June 1 and September 1 to avoid traffic conflicts with beach and tourist traffic. At all other times, such activities shall be limited to 25 truck (i.e., multiple axle vehicle) trips per hour unless otherwise approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be applied if traffic congestion problems arise_ 105. The Project Sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. 106. Project Sponsor shall ensure that all project related grading shall be performed in accordance with the City of Newport Beath Grading Ordinance which contains procedures and requirements relative to dust control. erosion and siltation control, noise. and other grading related activities. 107. Prior to issuance of grading permits, the Project Sponsor shall demonstrate compliance with SCAQMD Rule 403 which will require watering during the morning and evening prior to or after earth moving -operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAQMD approved chemical stabilizers should be spread on construction sites or unpaved areas. Additional measures to control fugitive dust include street sweeping of roads used by construction vehicles, reduction of speeds on all unpaved roads to 15 miles per hour, suspension of operations during first and second stage smog alerts, and wheel washing before construction vehicles leave the site. 108. 0109. 4 p • Prior to issuance of any grading and building permit, the Project Sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing and transit incentives, to reduce vehicle mites traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. Prior to issuance of a grading permit for each phase of construction. the Project S ponsor shall submit an analysis to the City Building Department that documents the criteria emissions factors for all stationary equipment to be used during that phase of construction_ The analysis shall utilize emission factors contained in the Page 16 ;ei t By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:06; Page 18/20 P (ft applicable SCAOMD Handbook. The analysis shall also be submitted to the City of Newport Beach Planning Depanment for review and approval. 110. The Project Sponsor shall ensure that low emission mobilo and stationary equipment is utilized during construction, and low sulfur fuel is utilized le stationary equipment, when available. Evidence of this fact shall be provided 10 the City of Newport Beach prior to issuance of any grading or building permit. 11 1 . The Project Sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained_ mufflet3 and kept in proper tune. 112. The Project Sponsor shall ensure that construction activities are conducted le 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 noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. 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 Collars ($250,000) in an account, and at a financial institution, acceptable to City. The account shalt 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 descried in (i) or (ii). Funds in the account shall be applied to the following projects (in order of priority upon notice to proceed served by City on Hoag): (i) The construction of a sidewalk and installation of landscaping in the CalTrans right-of-way along the west side of Newport Boulevard southerly of Hospital Road; (i i) The construction of facilities necessary to bring reclaimed water to West Newport and/or the Properly: 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 pan, a public; improvement in the vicinity of the property. Rooftop mechanical equipment screening on the emergency room expansion shall not extend closer than fifteen feet from the west edge of the structure and n.) closer than ten feet from the edge of the structure on any other side. Noise from the emergency room expansion rooftop mechanical equipment shall not exceed 55 dBA at the property line. The Project Sponsor shall pay 75% of the cost of planting thirty 24-inch ticuq trees (or the equivalent) in the berm between the service road and Villa Batboe southerly of the tennis courts. Planting shall occur on Villa Balboa property. Page 17 Sent By: HP LaserJet 3100; • • •. 949 581 7170 ; Dec-9-99 10:06; Page 19/20 P i?k P • ft. Use of the helipon/helipad shall be limited to emergency medical purposes or the transportation of critically ill patients in immediate need of medical care not vailable at Hoag Hospital. Helicopters shall, to the extent feasible. arrive at. and depart from the hellped, from the northeast, to mitigate noise impacts on residential 'units to the west and south. For any building subject to the issuance of the building permit by the Office of the State Architect, Hoag Hospital shall submit to the State Architect a letter from the City of Newport Beach indicating that review of the construction plans has been completed and that the plans are in compliance with all City requirements. Non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of the service/access road shall be operated only between the hours of 7:00 a.m. and 7:00 p.m. daily. 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 and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area. The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implications of enclosing the loading dock area - If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road. enclosure shall be required. Any enclosure required pursuant 10 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. Prior to issuance of a grading permit for each individual phase of development (i.e., I, it or III) the Project Sponsor shall conduct a CO hot spot analysis for the subject phase of development. This analysis shall utilize the EMFAC7EP emission factor program for the buildout year of the subject phase of development and the CALINE4 CO hot spot model or the model recommended for such analysis at that time. The re=ults of this analysis shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project buildout CO analysis. The methane gas facility and all building on the lower campus shall be subject to all laws and regulations applicable, including, but not limited to. the Federal Regulation contained in 29 CFR 1910, the Stale Health and Safety Code. Division 20. Chapter 6.9o5, and the regulations of OSHA and the National Fire Protection Association. Prior to the issuance of building permits on the lower campus, the Project Sponsor shall submit to the Newport Beach Fire Department a compliance review report of ail the above referenced laws and regulations_ Page 18 ieot By: HP LaserJet 3100; 949 581 7170 ; Dec-9-99 10:07; Page 20/20 • • The design of the critical care/surgery addition shall incorporate screening devices for the windows which face the Villa Balboa area for the purpose of providing privacy for residents, so long as these screening devices can be designed to meet the Hospital Building Code requirements regarding the provision of natural light to the facility. Page 19 1 Project Status Report Hoag Hospital Development Agreement Annual Reviews January 1, 1999 — December 31, 2003 • • Project Status Report Hoag Hospital Development Agreement Annual Reviews January 1,1999 — December 31, 2003 Prepared by: Hoag Memorial Hospital Presbyterian January 2004 RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH JAN 2 6 2004 � I9I10 i11112 it i2i3141516 • • • Project Status Report Hoag Hospital Development Agreement Annual Reviews (January 1, 1999 — December 31, 2003) TABLE OF CONTENTS Project Status Report: Page I. Introduction 1 II. Project Status for the Fifth through Ninth Annual Review Periods 2 III. Summary of Previous Development Agreement Annual Reviews 7 IV. Mitigation Monitoring Program 9 Appendix: I. Introduction A-1 II. Format/Contents of Mitigation Annual Review A-2 III. Project -Specific Compliance A-3 IV. Annual Review A-3 V. One -Time Compliance Mitigation Measures A-5 Table 1: Table 2: Mitigation Compliance Requirements Emergency Units Responding to Hoag Hospital • Project Status Report January 1, 1999 through December 31, 2003 Annual Review of Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian I. INTRODUCTION On August 4, 1993, the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian was recorded. On February 14, 1994, the City Council amended the Development Agreement to incorporate revisions requested by the California Coastal Commission, and the revised Development Agreement was subsequently recorded on March 23, 1994. On April 4, 1994, the California Coastal Commission approved Hoag Hospital's Development Agreement with the City. Section 5 of the Development Agreement requires an annual review to be conducted by the City of the Hospital's good faith substantial compliance with the Development Agreement. Based on the California Coastal Commission's approval of the Development Agreement on April 14, 1994, the annual review period was, therefore, initially established as April 15 of each year following the approval of the Development Agreement by the California Coastal Commission. Documentation from Hoag Hospital substantiating good faith compliance with the Development Agreement has previously been submitted to the City for its Development Agreement annual reviews as follows: 1. First Annual Review — Compliance documentation for the year April 14, 1994 through April 14, 1995 submitted by Hoag Hospital to the City on June 25, 1995. The City subsequently conducted its annual review and found Hoag to be in compliance with the Development Agreement. 2. Second Annual Review — Compliance documentation for the year April 15, 1995 through April 15, 1995 submitted by Hoag Hospital to the City on May 8, 1996. At the request of City staff, compliance documentation was subsequently amended to include information for the time period of April 15, 1995 through October 2, 1996. The City subsequently conducted its annual review and found Hoag to be in compliance with the Development Agreement. 3. Third Annual Review — Compliance documentation for the year July 1, 1996 through July 1, 1997 submitted by Hoag Hospital to the City on July 8, 1997 (reporting period changed by City staff). At the request of City staff, compliance documentation was subsequently amended to include information for the time period of July 1, 1997 through December 31, 1997. The City subsequently Page 1 Hoag Development Agreement Annual Review Fifth Through Ninth Annual Review Periods January 16, 2004 • conducted its annual review and found Hoag to be in compliance with the Development Agreement. 4. Fourth Annual Review — Compliance documentation for the year January 1, 1998 through December 31, 1998 was submitted by Hoag Hospital to the City on February 3, 1999. The City subsequently conducted its annual review and found Hoag to be in compliance with the Development Agreement. 5. Fifth Annual Review — The City of Newport Beach did not conduct a Development Agreement Annual Review during the fifth annual reporting period (i.e., January 1, 1999 through December 31, 1999). As specified in Section 5.7 of the Development Agreement, the "...City's failure to conduct an Annual Review shall not constitute or be asserted by the City as Hoag's Default." 6. Sixth Annual Review — The sixth annual review period was January 1, 2000 through December 31, 2000. At the request of City staff, on June 20, 2001, compliance documentation was submitted to the City for the fifth and sixth annual review periods, since a review of the Development Agreement was not conducted in for compliance during the fifth annual review period. However, the City did not conduct a Development Agreement Annual Review based on the documentation submitted by Hoag Hospital for the fifth and the sixth annual review periods. 7. Fifth through Ninth Annual Reviews — Based on a request by City staff, this Project Status Report was prepared to document Hoag's compliance with the Development Agreement from January 1, 1999 through December 31, 2003. H. PROJECT STATUS FOR tit '1'H THROUGH NINTH EVELOPMENT AGREEMENT ANNUAL REVIEWS This project status report includes a review of projects initiated or in process during the fifth through the ninth annual review periods, commencing on January 1, 1999 and ending on December 31, 2003. Central Plant Construction on the Central Plant project was completed, and final occupancy was received from the Office of Statewide Health Planning and Development on March 7, 2001. Page 2 Hoag Development Agreement Annual Review Fifth Through Ninth Annual Review Periods January 16, 2004 Tower Renovation Project During 1999 and 2000, major utility work was completed for the entire tower, the air handlers were provided and improvements were completed for the roof and part of the 10th floor. During the years 2001 and 2002, the improvements were completed on the 9th and loth floors. In 2003, improvements were made to the 8th floor, and improvements were initiated on the 7th floor. At the end of the annual review period, improvements were ongoing on the 7th floor. The entire Tower Renovation Project is anticipated to be completed in September of 2005. Hoag Conference Center Construction on the Hoag Conference Center (also known as the Support Services Building) continued during 1999. On November 1, 1999, modifications to the parking structure plans for the Hoag Conference Center were approved by the City. Among other things, these modifications included an increase in the number of parking spaces provided (from 368 to 372). Upon completion of the Hoag Conference Center, the Planning Department ensured compliance with the mitigation measures that were required to be verified prior to the issuance of a Certificate of Occupancy. On February 18, 2000, Hoag Hospital obtained a Certificate of Occupancy from the City of Newport Beach for the Hoag Conference Center. Lower Campus Terrace Lot — Upper Tier In May of 1999, the California Coastal Commission granted Hoag Hospital a Coastal Development Permit (CDP 5-99-102) for the development of a 209-space parking lot, creation of a construction access road, placement of construction trailers and fenced areas with dumpsters and bins, placement of temporary power poles, placement of temporary office trailers and grading activities associated therewith. City staff did not require that mitigation measures be implemented for the construction of the Lower Campus Terrace Lot due to the temporary nature of the facility, and based on a determination that significant environmental effects associated with the project were not anticipated. The City issued a grading permit for construction of the Lower Campus Terrace Lot — Upper Tier on June 25, 1999 (Grading Permit No. G9900076). Construction commenced on June 28, 1999 and was completed on July 14, 1999. As with the 346-space auxiliary parking lot known as the Lower Campus Terrace Parking Lot — Lower Tier (discussed as part of the Development Agreement Annual Reviews for the Second and Third year review periods), the Lower Campus Terrace Parking Lot — Upper Tier's 209 parking spaces are also auxiliary. In accordance with the provisions of Coastal Development Permit No. 5-99-102, the parking lot is currently being used for Page 3 Hoag Development Agreement Annual Review Fifth Through Ninth Annual Review Periods January 16, 2004 contractor parking and construction staging associated with the development of Hospital projects campus -wide. East Tower Parking Structure In anticipation of the Women's Pavilion project, currently under construction, Hoag constructed a six -level 455-space parking structure (the East Tower Parking Structure). The main entrance of Hoag Hospital was reoriented as part of the East Tower Parking Structure so that patients and visitors can easily access the Hospital from the new parking structure. The older Upper Campus parking structure is currently being used primarily by employees. In order to accommodate the East Tower Parking Structure, the 12,034-square-foot Grace Hoag Conference Center was demolished. City staff identified applicable mitigation measures for the demolition project, which were subsequently fulfilled. The City of Newport Beach issued a demolition permit for the Grace Hoag Conference Center on February 10, 2000, and demolition was completed on March 14, 2000. Construction documents for the East Tower Parking Structure were completed in September of 1999. However, the project was subsequently redesigned and relocated at the request of the City in order to accommodate the widening of Hospital Road. On November 24, 1999, plans for the East Tower Parking Structure were submitted to the City that reflected that redesign and relocation. Hoag Hospital and the City entered into a Cooperative Agreement for the addition of a right turn lane on the southerly side of Hospital Road west of Newport Boulevard on April 24, 2001. As part of this Agreement, Hoag managed the roadway improvement project. Improvements were initiated on September 12, 2001 (under Grading Permit No. G2001-0360), and the project was completed on January 31, 2002. Encroachment Permit No. 1200-6MC-0716 was issued by the California Department of Transportation on June 22, 2001 for construction of street improvements, including electrical traffic signal modifications, with Newport Boulevard (SR-55). The City issued grading permits for the East Tower Parking Structure on June 14, 2000 and August 7, 2000. Grading commenced in June of 2000, and was completed in early July 2001. The City issued a building permit for the East Tower Parking Structure August 2, 2000. Construction was completed on May 10, 2002. A mitigation monitoring plan was prepared, and all applicable mitigation measures were determined to be fulfilled by City staff. Page 4 • Hoag Development Agreement Annual Review Fifth Through Ninth Annual Review Periods January 16, 2004 Original Building Upgrade The Original Building Upgrade project was the first phase of the Women's Pavilion project. It included the following components: demolition of the 8,422-square-foot admitting building, demolition of the 9,338-square-foot respiratory building and demolition of a portion (i.e., 10,789 square feet) of the original building. Also included in the Original Building Upgrade was the rerouting of utility systems around demolition areas and seismic upgrades to the remaining portions of the existing original building. Demolition and construction plans for the Original Building Upgrade were submitted to the Office of Statewide Health Planning and Development in August 2000. The main permit from the Office of Statewide Health Planning and Development was issued on August 15, 2001 (with an additional permit issued on January 29, 2002). Construction commenced on August 28, 2001, and was completed on December 23, 2003. Although the Office of Statewide Health Planning and Development issued permits for the Original Building Upgrade, the City of Newport Beach required that a mitigation monitoring plan be prepared. That plan was prepared, and the Original Building Upgrade was reviewed for compliance with all applicable mitigation measures. Women's Pavilion The Women's Pavilion project, under construction at the end of the annual review period, has eight floors, as well as a basement and an interstitial level: • Basement — clinical lab, security and telecommunications • First Floor — women's outpatient health and registration • Interstitial — mechanical and electrical • Second Floor — outpatient surgery center, including recovery • Third Floor — patient beds • Fourth Floor — patient beds • Fifth Floor — labor and delivery, c-section and recovery, antepartum beds • Sixth Floor — NICU, post partum and fetal diagnostics • Seventh Floor — Post partum and newborn nursery • Eighth Floor - mechanical Grading Permit No. G2001-0360 was issued by the City on September 3, 2002. Grading was initiated on October 12, 2002. The Office of Statewide Health Planning and Development approved plans for the Women's Pavilion project on October 18, 2002. During the remainder of 2002, site utility installation was undertaken and excavation was commenced. During 2003, site utility installation was completed, grading was Page 5 Hoag Development Agreement Annual Review Fifth Through Ninth Annual Review Periods January 16, 2004 completed, concrete foundations were installed and structural steel was erected. The projected completion date for the Women's Pavilion project is August of 2005. City staff identified all applicable mitigation measures for the Women's Pavilion project. Hoag obtained City staff sign -offs documenting compliance with each of these mitigation measures. Cogeneration Plant Once operational, the Cogeneration Plant will provide electricity to serve the Campus. Additionally, the Cogeneration Plant will provide the Women's Pavilion project, and other future Upper and Lower Campus development with chilled water. City provided approval -in -concept for the Cogeneration Project on September 17, 2002, and the California Coastal Commission approved the project on December 10, 2002. Coastal Development Permit No. 5-02-325 was subsequently issued on June 12, 2003. Several permits were applied for and one of these permits had been issued by the South Coast Air Quality Management for the Cogeneration Plant project by the end of the annual review period, including permits for the following: turbocharged internal combustion engine (Application No. 392544 for a Certified Equipment Permit), three natural gas fired internal combustion engines (Application No. 406575, 406576 and 406577; Permits to Construct granted on July 17, 2003), and boiler (Application No. 417410, Permit to Construct granted on July 22, 2003). As part of its offer to dedicate acreage to the City of Newport Beach for the creation of a Linear and Consolidated View Park (known as "Sunset View City Park") along the northern edge of the Lower Campus (accepted by the City on June 18, 1997), Hoag retained the rights to encroach into Sunset View City Park in order to construct future buildings on the Lower Campus. As part of the Cogeneration Plant, tie -back structures were required along this northern edge. Additionally, tie -back structures are required along the edge of the Lower Campus adjacent to the Superior Avenue Parking Lot. Although .the strip of land immediately adjacent to the Lower Campus is owned by Hoag Hospital, the City of Newport Beach has an easement over it (as it is within the right-of-way for the old Superior Avenue alignment). On July 22, 2003, Hoag Hospital entered into an Encroachment Agreement with the City to install tie -back structures within this strip of land. The grading permit for the Cogeneration Plant was issued by the City on July 22, 2003, and project implementation was commenced on August 26, 2003. At the end of the annual review period, shoring for the Cogeneration Plant was underway, as was • Page 6 • • Hoag Development Agreement Annual Review Fifth Through Ninth Annual Review Periods January 16, 2004 insulation of and trenching for the chilled water pipe for the facility. Construction of the Cogeneration Plant is anticipated to be completed by March of 2005. On September 13, 2003, the City of Newport Beach entered into an agreement with Hoag Hospital for utilization of up to sixty-four parking spaces within the Superior Avenue Parking Lot for contractor parking during weekdays for construction of the Cogeneration Plant. This Agreement provides revenue to the City and also reduces traffic associated with construction of the Cogeneration Plant by minimizing the need for contractor parking at a remote location(s). III. SUMMARY OF PREVIOUS DEVELOPMENT AGREEMENT ANNUAL REVIEWS First Annual Review (April 14, 1994 through April 14, 1995) The project status report for the first annual review documented Hoag Hospital's compliance with the Development Agreement as related to three development projects undertaken during that annual review period: the 5,990-square-foot Cardiac Services Addition on the Upper Campus, the Emergency Care Unit Parking Lot/Entry Reconfiguration (also located on the Upper Campus), and the Flare Relocation/Scrubber Installation project, located on the Lower Campus. The Cardiac Services Addition and the Emergency Care Unit Parking Lot/Entry Reconfiguration were completed during the 1995-1996 annual review period. The plans for the Flare Relocation/Scrubber Installation project, which were originally approved by the City on November 4, 1994, were not implemented, based on subsequent modifications to the project, which are discussed further below. Second Annual Review (April 15, 1995 through June 30, 1996) During the second annual review period, the Lower Campus Parking Lot project was reviewed for compliance with the Development Agreement. A Coastal Development Permit for the construction of the 346-space ancillary parking lot was received on October 11, 1995. On March 7, 1996, plans for the Lower Campus Parking Lot were submitted to the City. The Flare Relocation/Scrubber Installation project plans were revised during the second annual review period, based on City plan check comments, and the City re -approved the project on November 15, 1995. However, these plans were not implemented, as the City and Hoag Hospital initiated legislation to fund the relocation of the flare and to install a system that would better meet the needs of the West Newport area by more efficiently Page 7 Hoag Development Agreement Annual Review Fifth Through Ninth Annual Review Periods January 16, 2004 • extracting methane gas. The legislation was subsequently withdrawn by the City because the California Department of Transportation (Caltrans) agreed to fund $750,000 for the Flare Relocation/Scrubber Installation project. Third Annual Review (July 1, 1996 through December 31, 1997) On September 17, 1996, the City issued permits for the construction of the Lower Campus Parking Lot project. During the bulk of the third annual review period, the Lower Campus Parking Lot was under construction. The project was constructed and final City approval was received on June 11, 1997. On September 9, 1996, the City Council approved a Cooperative Agreement between the City and Caltrans to formalize funding commitments and fund disbursement procedures/requirements for the Flare Relocation/Scrubber Installation project. During the third annual review period, the City and Hoag explored options for the relocation of the flare and the installation on an upgraded system. On October 23, 1996, the South Coast Air Quality Management District issued a Permit to Construct the project. Based on additional revisions to the plans, to include additional monitoring and safety devices, the plans were resubmitted to the South Coast Air Quality Management District on June 17, 1997, for a new permit. On September 19, 1997, a Permit to Construct was issued by the South Coast Air Quality Management District. Plans for the flare project were also submitted on June 20, 1997, to the California Coastal Commission for a revision to the existing Coastal Development Permit which allowed modifications to the existing flare system. On October 27, 1997, the California Coastal Commission granted an amendment to the Coastal Development Permit for the Flare Relocation/Scrubber Installation project. The plans for the Flare Relocation/Scrubber Installation project were submitted to the City on June 10, 1997. The mitigation measures related to the original flare project were all completed and approved by City staff in 1994. As part of the upgraded flare project, the Planning Department reviewed all mitigation measures completed for the originally - proposed project to determine which measures would be required to be readdressed as part of the upgraded project. Based on that review, a revised mitigation monitoring plan was prepared and submitted to the Planning Department for the City's use in its review of the project plans. The Newport Beach City Council approved the design and relocation of the methane gas system on December 8, 1997. During the third annual review period, Hoag Hospital also processed plans for an addition to its central plant to include emergency generators. The Planning Department determined that a separate mitigation monitoring plan would not be required for the generator project, due to the narrow scope of the project. However, the Planning Page 8 Hoag Development Agreement Annual Review Fifth Through Ninth Annual Review Periods January 16, 2004 Department did identify several mitigation measures that were required to be fulfilled. These mitigation measures were satisfied during the third annual review period. Construction of the additions to the central plant commenced on January 2, 1998. Fourth Annual Review (January 1, 1998 through December 31, 1998) The flare system received permits from the City of Newport Beach on January 16, 1998. Construction commenced on January 27, 1998, and was completed on July 23, 1998. Also during the fourth annual review period, the City and Hoag Hospital entered into a Cooperative Agreement to ensure that the funds, which were authorized in 1996, were received from Caltrans for the Flare Relocation/Scrubber Installation project. The Central Plant was also under construction during the fourth annual review period. During the fourth annual review period, Hoag also initiated its Tower Renovation project, to adhere to the seismic upgrade requirements of Senate Bill 1953. The Planning Department Determined that a separate mitigation monitoring plan would not be required for the Tower Renovation project, as the majority of the work related to the project is internal to the existing tower: At the end of the fourth annual review period, plans had been approved by the Office of Statewide Health Planning and Development (OSHPD). Finally, in 1998, plans for the 87,556-square-foot Support Services Building and its associated 368-space parking structure were reviewed by the City. A mitigation monitoring program was prepared, and all applicable measures were approved by City staff as part of its building permit review process. A Coastal Development Permit for the Support Services Building was received from the California Coastal Commission on March 3, 1998. Grading and building permits from the City of Newport Beach for the Support Services Building were received on April 16, 1998, and construction commenced on April 20, 1998. During construction, minor modifications to the project's building permit were approved by the City, which resulted in a 3,578-square-foot increase in the project (for a total of 91,134 square feet). IV. MITIGATION MONITORING PROGRAM As part of the approval of the Development Agreement by the City, and its subsequent approval by the California Coastal Commission, the City was required to formally adopt a mitigation monitoring plan. On June 13, 1994, the City adopted the Hoag Hospital Master Plan Mitigation Monitoring Plan. Section 5.4 of the Development Agreement requires that the annual review include a detailed report of compliance with the mitigation measures identified in the mitigation monitoring plan. The mitigation annual review is included in the Appendix to the Project Status Report. Page 9 q APPENDIX PROJECT STATUS REPORT ANNUAL REVIEW OF DEVELOPMENT AGREEMENT BETWEEN CITY OF NEWPORT BEACH AND HOAG MEMORIAL HOSPITAL PRESBYTERIAN • 0 • • • Appendix: Hoag Memorial Hospital Presbyterian Development Agreement Mitigation Annual Review January 1, 1999 through December 31, 2003 I. INTRODUCTION On May 11, 1992, the City of Newport Beach certified Final Environmental Impact Report No. 142 for the Hoag Hospital Master Plan, and adopted a Planned Community Development Plan and District Regulations for the implementation of the Master Plan. At the same time, the City entered into a Development Agreement with Hoag Hospital. The Development Agreement was subsequently amended to incorporate changes requested by the California Coastal Commission in conjunction with its review of a mass grading permit application by Hoag Hospital. Section 5 of the Development Agreement requires that the City conduct an annual review of the Development Agreement in order to evaluate Hoag Hospital's good faith substantial compliance with the Development Agreement. As part of that annual review, a review of compliance with the Mitigation Monitoring Program (adopted by the City on June 13, 1994) for Hoag Hospital is also required. Specifically, Section 5.4 of the Development Agreement states: 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. Appendix: Hoag Development Agreement Mitigation Annual Review Fifth Through Ninth Annual Review January 16, 2004 Based on requests by City staff, the annual review period has been modified several times over the past years. At this time, the annual review period is based on a calendar year. However, as annual reviews were not conducted for several years by the City of Newport Beach, this document is being submitted for the fifth through the ninth Development Agreement annual review periods (i.e., January 1, 1999 through December 31, 2003). H. FORMAT/CONTENTS OF THE MITIGATION ANNUAL REVIEW There are three categories of mitigation measures included in the adopted mitigation monitoring program — measures that need to be completed only once, measures that relate to individual development projects undertaken by Hoag Hospital, and mitigation measures which are required to be implemented on an ongoing basis and documented annually. The "Hoag Hospital Development Agreement Mitigation Annual Review" (Table 1) summarizes, in matrix format, the applicability of mitigation measures to each of three categories of mitigation measures. During annual review periods when mitigation monitoring plans completed for specific projects are being reviewed by the City, individual projects are identified for compliance. Also, as stated above, Section 5.4 of the Development Agreement requires that for the "...five year monitoring period imposed by the Department of Fish and Game Streambed Alteration Agreement entered into between Department of Fish and Game and Hoag, the annual review shall also assess the success of any off -site wetlands mitigation." On January 22, 1997, the first annual report for wetlands mitigation was submitted to the reviewing agencies. The field measurements undertaken as part of the first annual monitoring report found that the first year coverage standard had been exceeded. The second annual monitoring reports also found that performance standards had been exceeded. The third annual report (dated January 29, 1999, p. 3) for wetlands mitigation determined that: While the project has not yet reached its third year, the field data indicates that the fifth -year final success standard of 80-percent cover has been satisfied: native plant species cover 91.2 percent of the non -open water portion of the project site. As a result of fifth -year performance standards being exceeded prior to the completion of the third year of the wetlands mitigation project, the United States Army Corps of Engineers discontinued its requirement for monitoring (December 20, 1999). The California Department of Fish and Game also determined that the requirements of the Streambed Alteration Agreement had been met, and, therefore, discontinued its requirements for additional monitoring (March 14, 2000). Page 2 Appendix: Hoag Development Agreement Mitigation Annual Review Fifth Through Ninth Annual Review January 16, 2004 The Development Agreement also includes the requirement that "...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." Therefore, as part of the documentation to be submitted to the City of Newport Beach for the calendar year 2005 annual review, the success of the off -site wetlands mitigation will be assessed. III. PROJECT -SPECIFIC COMPLIANCE Project -specific mitigation measures relate to individual projects processed under the Hoag Master Plan. These measures may be applicable to only one specific project, or they may be applicable to more than one project. The following projects were processed for mitigation compliance during the fifth through the ninth annual review periods: • East Addition Parking Structure • Original Building Upgrade • Women's Pavilion • Lower Campus Central Plant (Cogeneration) These projects are discussed in the Project Status Report. Mitigation applicability is shown on Table 1, "Hoag Hospital Development Agreement Mitigation Annual Review". All identified mitigation measures for the above -referenced have been completed. IV. ANNUAL COMPLIANCE As part of the Mitigation Monitoring Program adopted for the Hoag Master Plan by the City of Newport Beach on June 13, 1994, several mitigation measures were required to be implemented on an on -going basis and to be monitored for compliance on an annual basis. These mitigation measures and a summary of the compliance with these measures is provided below: • Mitigation Measure # 11 requires routine vacuuming of parking lots/structures. Compliance: All parking lots/structures were cleaned/swept by Hoag Hospital on a weekly basis during the fifth through the ninth annual review periods. • Mitigation Measure # 15 requires that master plan development comply with the Hospital's Hazardous Material and Waste Management Program and its Infectious Control Manual. Page 3 Appendix: Hoag Development Agreement Mitigation Annual Review Fifth Through Ninth Annual Review January 16, 2004 Compliance: The Infectious Control Manual and Hazardous Material and Waste Management Program were amended several times during the annual review periods to address various facets of the operation of the Hospital. • Mitigation Measure # 28 requires adherence to South Coast Air Quality Management District (SCAQMD) regulations that pertain to trip reductions. Compliance: Most recently (December 2002), Hoag submitted documentation to the South Coast Air Quality Management District for calendar year 2003. This document (Rule 2202 Registration Form) specifies Hoag's policies/programs that are designed to reduce vehicle trips. Hoag continued its compliance with Rule 2202 during the fifth through the ninth annual review periods. • Mitigation Measure # 31 requires adherence to measures that were part of Hoag's pilot program to monitor and manage use of the Upper and Lower Campus service roads during non -working hours. Compliance: Since 1991, Hoag has been implementing measures to reduce usage of West Hoag Road during non -working hours. These measures include signage and access controls. These measures continue to be implemented. • Mitigation Measure # 35 requires that Hoag Hospital provide new employees information on rideshare services and programs. • Compliance: Hoag continues to provide all new employees rideshare service/program information, and new employees were most recently (December 2002) included in documentation submitted by Hoag to the South Coast Air Quality Management District for calendar year 2003. This document (Rule 2202 Registration Form) specifies Hoag's policies/programs that are designed to reduce vehicle trips. Hoag continued its compliance with Rule 2202 during the fifth through the ninth annual review periods. • Mitigation Measure # 42 requires that the City of Newport Beach send a letter to each emergency vehicle company serving Hoag Hospital requesting that they turn off their sirens upon entering Hospital property in order to minimise noise impacts to adjacent residents. Hoag Hospital is required to provide the City with a list of all emergency vehicle companies serving Hoag Hospital. Page 4 • • • Appendix: Hoag Development Agreement Mitigation Annual Review Fifth Through Ninth Annual Review January 16, 2004 Compliance: Table 2, "Emergency Units Responding to Hoag Hospital", provides a current list of those companies for use by the City. • Mitigation Measure # 84 requires that Hoag Hospital continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual. Compliance: As stated above, under Mitigation Measure # 15, Hoag Hospital continues to comply with the above -referenced documents, as well as continues to comply with all new regulations that have been adopted since the Hoag Master Plan Final Environmental Impact Report was certified. • Mitigation Measure # 117 requires that the usage of the Hospital's heliport/helipad be limited to emergency medical purposes or the transport of critically ill patients in immediate need of medical care not available at Hoag Hospital. Further, this mitigation measure requires that, to the extent feasible, helicopters shall arrive at, and depart from, the helipad from the northeast, to mitigate noise impacts on adjacent residences. Compliance: Hoag Hospital continues to comply with Mitigation Measure # 117. • Mitigation Measure # 119 requires that non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of West Hoag Road, be operated only between the hours of 7:00 a.m. and 7:00 p.m., daily. Compliance: Hoag continues to comply with Mitigation Measure # 119. V. ONE-TIME COMPLIANCE MITIGATION MEASURES Some of the mitigation measures required as part of the mitigation monitoring program for the Hoag Hospital Master Plan are specialized studies or clearances from the City and other governmental agencies that may or may not be related to a specific building or building site. Although these mitigation measures are required to be satisfied only once to fulfill the requirements of the mitigation monitoring program, some of the one-time measures may be required to be implemented as part of a specific project(s). Further, the documentation prepared to fulfill these one-time mitigation measures may be amended from time -to -time, as warranted by project site conditions or proposed development projects. Page 5 Appendix: Hoag Development Agreement Mitigation Annual Review Fifth Through Ninth Annual Review January 16, 2004 Table 1, "Hoag Hospital Development Agreement Mitigation Annual Review" identifies the status of all one-time compliance mitigation measures. The one-time compliance mitigation measures completed during the fifth through the ninth annual review periods included the following: • Mitigation Measure # 25 — This mitigation measure required that, subsequent to Phase I of the Hoag Master Plan, that Hoag conduct a Traffic Phasing Ordinance analysis for Phase II and III of the Master Plan development. On November 8, 2001, the Planning Commission reviewed and approved Traffic Study 2001-002 which included a Traffic Phasing Ordinance analysis for Phase II of the Hoag Master Plan. • Mitigation Measure # 27 — This mitigation measure required that, subsequent to Phase I of the Hoag Master Plan, that Hoag conduct a project trip generation study. On November 8, 2001, the Planning Commission reviewed and approved Traffic Study 2001-002 which included a project trip generation study. • Mitigation Measure # 32 — This mitigation measure required that, prior to the issuance of approvals for development subsequent to Phase I of the Hoag Master Plan, that a study be submitted and approved by the City that identifies the appropriate parking generation rates. On November 8, 2001, the Planning Commission reviewed and approved Traffic Study 2001-002 which included a project parking generation rates study. • Mitigation Measure # 53 — This mitigation measure required a Site Safety Plan that addresses the risks associated with exposures to methane and hydrogen sulfide. Although specific studies for individual projects had been prepared by Hoag, a campus -wide study was submitted to the City and approved as part of the Original Building Upgrade project. • • 3 Page 6 s • Table 1 HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW (January 1, 1999 through December 31, 2003) Mitigation Measure Number One -Time Compliance* Annual Compliance East Addition Parking Structure Original Building Upgrade Women's Pavilion Central Plant (Cogeneration) 1 X X X 2 X X 3 X X X 4 X X X 5 6 X X X 7 X X X 8 X X 9 X X X 10 X X X 11 X 12 X X X 13 X X X 14 X X 15 X X X 16 COMPLETE 17 COMPLETE 18 COMPLETE 19 COMPLETE 20 COMPLETE 21 X X X 22 X X X 23 COMPLETE 24 X X X X 25 COMPLETE X 26 COMPLETE X 27 COMPLETE X 28 X 29 X X 30 X 31 X 32 COMPLETE X 33 X X X 34 X X IL X OL X X 69 X 89 HJZliITAIOD L9 X X 99 aIgIc ITIOO S9 X 1b9 X X X X £9 X X X X Z9 I]2'Id ATOD I9 aLH'IdbANOD 09 6S aiaidwOO 8 S H.LH'I:mOO LS X X X 9S X X X SS X tS X ala'IaJAIoD £S X X X ZS aLa- mioD is HITIclI\IOO 0S X X X X 6I, X 817 HIT -Id -ROD Lt . X 9t7 X X X gt tt X X X £t' X Zi I X X 017 X X 6E X X 8£ X X X L£ X X 9£ X S£ apritidn aos Supped 1aqumN (uoptiouo o3) uoiltnAd quipping uoi4tppy aouegduio0 *oouegduio0 amseoJ j weld plump s‘uauiom teu!SuO Jseg Tenuity auuZ-au0 uopeSp JA (£00Z `I £ 1oquiaoaQ tTTnaupa. 666I `I £i numr) MHlAg2I TVE1N[\Iy NOI.LVDI.LIIN 1 IMAIHg21OV imarAmoianaa 'IV.LIdSOH DVOH panuguoj 'T aiq�s Table 1, Continued • • • HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW (January 1, 1999 through December 31, 2003) Mitigation One -Time Annual East Original Women's Central Plant Measure Compliance* Compliance Addition Building Pavilion (Cogeneration) Number Parking Upgrade Structure 72 73 X 74 X X X 75 COMPLETE 76 COMPLETE 77 COMPLETE 78 COMPLETE 79 COMPLETE 80 COMPLETE 81 COMPLETE 82 X X X X 83 X X X X 84 X X 85 X X 86 X X 87 X X 88 X X X 89 X X X 90 COMPLETE 91 X X X X 92 X X 93 X X 94 X X X 95 X X X X 96 X X 97 X X 98 X X 99 X X 100 X X X X 101 X X X X 102 X X X X 103 X X X X 104 X X X X 105 X X X X 106 X X X 107 X X X 108 X X X Table 1, Continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW (January 1, 1999 through December 31, 2003) Mitigation One -Time Annual East Original Women's Central Plant Measure Compliance* Compliance Addition Building Pavilion (Cogeneration) Number Parking Upgrade Structure 109 X X X 110 X X X X 111 X X X X 112 X X X X 113 COMPLETE 114 COMPLETE 115 COMPLETE 116 COMPLETE 117 X 118 X X X 119 X 120 COMPLETE 121 X X 122 X 123 COMPLETE * Bold denotes mitigation measures completed during current review period; these mitigation measures may have been completed in conjunction with a specific project Note: East Addition Parking Structure Applicability Identified = August 1999 Original Building Upgrade Applicability Identified = December 2000 Women's Pavilion Applicability Identified = December 2000 Cogeneration Plant Applicability Identified = March 2002 • • • Table 2 * EMERGENCY UNITS RESPONDING TO HOAG HOSPITAL (as of December 31, 2003) Unit/Location Unit/Location Newport Beach Fire Department (NM-2) 475 32nd Street Newport Beach, CA 92660 Newport Beach Police Department P.O. Box 7000 Newport Beach, CA 92660 Newport Beach Fire Department (NM-3) 868 Santa Barbara Avenue Newport Beach, CA 92660 Santa Ana Fire Department (SAM-4) 1427 South Broadway Santa Ana, CA 92707 Newport Beach Fire Department (NM-5) 410 Marigold Newport Beach, CA 92660 Huntington Ambulance Service P.O. Box 145 Sunset Beach, CA 90742 Costa Mesa Fire Department (MM-81) 2803 Royal Palm Costa Mesa, CA 92626 AMR Ambulance Company 10662 Stanford Garden Grove, CA 92804 Costa Mesa Fire Department (MM-82) 800 Baker Street Costa Mesa, CA 92626 Schaefer Ambulance Company 2215 South Bristol Santa Ana, CA 92704 Costa Mesa Fire Department (MM-83) 1865 Park Avenue Costa Mesa, CA 92627 Doctor's Ambulance Company 23095 Terra Drive Laguna Hills, CA 92653 Costa Mesa Fire Department (MM-84) 2300 Placentia Costa Mesa, CA 92626 Medix Ambulance Company 26021 Pala Mission Viejo, CA 92691 Costa Mesa Fire Department (MM-85) Civic Center Station 2450 Vanguard Way Costa Mesa, CA 92626 Mercy Air Ambulance 1670 Miro Way Rialto, CA 92376 • Orange County Fire Department (ORCO 1-4) 2 California Irvine, CA 92715 Costa Mesa Police Department 99 Fair Drive P.O. Box 1200 Costa Mesa, CA 92626 Laguna Beach Fire Department (LM-1) 501 Forest Avenue Laguna Beach, CA 92651 Search and Rescue (SAR) MCAS El Toro Air Force Base Santa Ana, CA 92709-5020 Laguna Beach Fire Department (LM-4) 31646 2nd Avenue Laguna Beach, CA 92651 * The emergency units identified in Table 2 frequent Hoag Hospital on a regular basis. Additional emergency service units also serve Hoag Hospital on a less frequent basis. Project Status Report Hoag Hospital Development Agreement Annual Reviews January 1, 2004 — June 30, 2006 HOAG® One Hoag Drive PO Box 6100 Newport Beach CA 92658-6100 949/764-HOAG (4624) wpm. dwww.hoaghospital.org • • June 19, 2006 Jim Campbell Senior Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Development Agreement Annual Review ritCELVED By PLANNING DEPARTMENT CITY OF NEWPORT BEACH JUN 2 0 2006 PM AM 19;10111112111213`41$16 Dear Mr. Campbell: On May 2, 2006, we received a letter from you requesting that Hoag submit information to the City to document compliance with the Development Agreement between Hoag Hospital and the City of Newport Beach. Enclosed is a copy of the project status report for the tenth through the first one-half of the twelfth annual review periods of the Development Agreement (i.e.,_January 1, 2004 difoiiky rune 30, 2006). Tncfuded virlt'"C the project status report is a summaryof floag`s • compliance with the mitigation measures contained in the mitigation monitoring program, as required by Section 5.4 of the Development Agreement. Please let me know if you have any questions. Sincerely, Peter Foulke Enclosure C: Peri Muretta Langston Trigg A NOT -FOR -PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS HA Unad bv� Pm.reo4 H.ohh Project Status Report January 1, 2004 through June 30, 2006 Annual Review of Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian I. INTRODUCTION RECEIVED BY PLANNING DEPARTMENT ^.ITY OF NEWPORTBEACP JUN 2 U 2006 PM 71g 910{11{12{1{2!3{4t316 On August 4, 1993, the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital Presbyterian was recorded. On February 14, 1994, the City Council amended the Development Agreement to incorporate revisions requested by the California Coastal Commission, and the revised Development Agreement was subsequently recordedpn March 23, 1994. On April 4, 1994, the California Coastal Commission approved lroag Hospital's -Development Agreement with the Cify. Section 5 of the Development Agreement requires an annual review to be conducted by the City ,of the Hospital's good faith substantial compliance with the Development Agreement. Based on the California Coastal Commission's approval of the Development Agreement on April 14, 1994, the annual review period was, therefore, initially established as April 15 of each year following the approval of the Development Agreement by the California Coastal Commission. Documentation from Hoag Hospital substantiating good faith compliance with the Development Agreement has previously been submitted to the City for its Development Agreement annual reviews as follows: 1. First Annual Review — Compliance documentation for the year April 14, 1994 through April 14, 1995 submitted by Hoag Hospital to the City on June 25, 1995. The City subsequently conducted its annual review and found Hoag to be in compliance with the Development Agreement. 2. Second Annual Review — Compliance documentation for the year April 15, 1995 through April 15, 1996 submitted by Hoag Hospital to the City on May 8, 1996. At the request of City staff, compliance documentation was subsequently amended to include information for the time period of April 15, 1995 through October 2, 1996. The City subsequently conducted its annual review and found Hoag to be in compliance with the Development Agreement. 3. Third Annual Review — Compliance documentation for the year July 1, 1996 through July 1, 1997 submitted by Hoag Hospital to the City on July 8, 1997 (reporting period changed by City staff). At the request of City staff, compliance documentation was subsequently amended to include information for the time period of July 1, 1997 through December 31, 1997. The City subsequently Page 1 Hoag Development Agreement Annual Review Tenth through First Half of Twelfth Annual Review Periods June 30, 2006 conducted its annual review and found Hoag to be in compliance with the Development Agreement. 4. Fourth Annual Review — Compliance documentation for the year January 1, 1998 through December 31, 1998 was submitted by Hoag Hospital to the City on February 3, 1999. The City subsequently conducted its annual review and found Hoag to be in compliance with the Development Agreement. 5. Fifth Annual Review — The City of Newport Beach did not conduct a Development Agreement Annual Review during the fifth annual reporting period (i.e., January 1, 1999 through December 31, 1999). As specified in Section 5.7 of the Development Agreement, the "...City's failure to conduct an Annual Review shall not constitute or be asserted by the City as Hoag's Default." 6. Sixth Annual Review — The sixth annual review period was January 1, 2000 through December 31, 2000. At the request of City staff, on June 20, 2001, compliance documentation was submitted to the City for the fifth and sixth annual review periods, since a review of the Development Agreement was not conducted in for compliance during the fifth annual review period. However, the City did not conduct a Development Agreement Annual Review based on the documentation submitted by Hoag Hospital for the fifth and the sixth annual review periods. 7. Fifth through Ninth Annual Reviews — Based on a written request by City staff (dated December 16, 2003), compliance documentation was submitted to the City by Hoag for the fifth through the ninth annual review periods on January 23, 2004. However, the City did not conduct a Development Agreement Annual Review based on this documentation. 8. Tenth through First Half of Twelfth Annual Reviews — The last Development Agreement Annual Review conducted by the City Council was on June 28, 1999. Since January 23, 2004 (the ninth annual review period), the City had not made a request for annual review information from Hoag Hospital until May 2, 2006. As specified in the Development Agreement (Section 5.4), Hoag has been deemed to be in compliance with the provisions of its Development Agreement since its adoption in 1992 (and 1994) through December 2005 (the end of thee last Development Agreement annual review period). Therefore, although information is being submitted in order to respond to City staff's request for the time period January 1, 2004 through June 30, 2006, in accordance with the Development Agreement itself, compliance will be determined based on the current annual review period only (i.e., January 1 — June 30, 2006). Page 2 • • • Hoag Development Agreement Annual Review Tenth through First Half of Twelfth Annual Review Periods June 30, 2006 II. PROJECT STATUS FOR TENTH THROUGH FIRST HALF OF TWELFTH DEVELOPMENT AGREEMENT ANNUAL REVIEWS This project status report includes a review of projects initiated or in process during the tenth through the first half of the twelfth annual review periods, commencing on January 1, 2004 and ending on June 30, 2006. Tower Renovation Project In 2004 and 2005, improvement work proceeded on the Tower Renovation project and was completed on floors 7, 6 and 5. Starting in 2006, work began to convert the 4th floor nursing unit into two to ten critical care bed units. The work is anticipated to be completed the first quarter of 2007. Women's Pavilion During 2004 construction on the Women's Pavilion project continued and was completed on October 7, 2005. The Women's Pavilion, consists of eight floors, as well as a . basement and an interstitial level, as follows: • Basement — clinical lab, security and telecommunications • First Floor — women's outpatient health and registration • Interstitial — mechanical and electrical • Second Floor — outpatient surgery center, including recovery • Third Floor — patient beds • Fourth Floor — patient beds • Fifth Floor — labor and delivery, c-section and recovery, antepartum beds • Sixth Floor — NICU, post partum and fetal diagnostics • Seventh Floor — Post partum and newborn nursery • Eighth Floor - mechanical City staff identified all applicable mitigation measures for the Women's Pavilion project. Hoag obtained City staff sign -offs documenting compliance with each of these mitiption measures. Cogeneration Plant Once operational, the Cogeneration Plant will provide electricity to serve the Campus. Additionally, the Cogeneration Plant will provide the Women's Pavilion project, and other future Upper and Lower Campus development with chilled water. Cogeneration Plant work was ongoing during the tenth through the first half of the twelfth annual Page 3 Hoag Development Agreement Annual Review Tenth through First Half of Twelfth Annual Review Periods June 30, 2006 review periods. The bulk of the building construction took place during 2004 and 2005. The natural gas fired chillers, electrical chiller and natural gas fired boiler and cooling towers associated-Wifh the Cog.enerapnn Plant have been mstalled and are berrig`useci to support Hospital operations. Additional mechanical equipment is scheduled to be installed before the end of the twelfth annual review period. James Irvine Addition The James Irvine Surgery Center is an outpatient surgery center that contained approximately 5,400 square feet prior to 2005. Plans were processed with the City of Newport Beach to expand the James Irvine Surgery Center by 1,000 square feet to accommodate additional storage and space for equipment sterilization. In April of 2005, the City issued permits to Hoag for the expansion project, which was completed in October 2005. Lower Campus Site Development The Lower Campus Site Development project covers approximately 8.06 acres of the 19.65-acre Lower Campus. The Lower Campus Site Development project includes 212,000 cubic yards of grading (with approximately 106,000 cubic yards of cut and 100 cubic yards of fill, of which approximately 105,900 cubic yards will be exported from the Hoag campus). Additionally, the Lower Campus Site Development project includes construction of retaining walls up to a maximum of 30-feet high, construction of parking and areas and 'access roads, installation of support utilities, installation of landscaping and demolition of the existing Child Care facility, in order to create A. pad to accommodate future _ developu_t at the Hoitai. As part of the Lower Campus Site Development the 466 existing parking spaces (existing as part of the Lower Campus Lower Tier Parking Lot and Upper Tier Parking Lot and the existing Child Care parking lot) will be replaced with 215 parking spaces. These 215 spaces (exclusive of the 19 parking spaces associated with the Child Care relocation project) are all auxiliary parking spaces. Amendment to Coastal Development Permit 5-937253-A2 was issued by the California Coastal Commission on April 11,1606 for the Lower Campus Site Development project. Mitigation measures related to the Lower Campus Site Development project were completed and the City issued a grading permit and building permit for the project in April of 2006. Construction commenced on April 20, 2006,. wnd is anticipated to be completed in March 2007. Page 4 Hoag Development Agreement Annual Review Tenth through First Half of Twelfth Annual Review Periods June 30, 2006 Child Care Relocation The Child Care Relocation project consists of construction of a new 11,890-square-foot Child Care facility on Hoag's Lower Campus adjacent to the access road from West Coast Highway. The existing Child Care facility, which will be demolished as part of the Lower Campus Site Development project, contains approximately 7,800 square feet. The new facility will allow more children -to be accommodated. Consiruction on the Child Care Relocation project will commence once a pad is created as part .of the Lower Campus Site 15evelopinent project. Children will remain in the existing child care facility until the new facility is constructed. It is anticipated.that construction will commence in August of 2007 and be completed in February of 2008. Amendment to Coastal Development Permit 5-93-253-A2 was issued by the California Coastal Commission on April 11, 2006 for the Child Care Relocation project. Mitigation measures related to the Child Care Relocation project were completed and the City issued permits associated wiih'_tlie d uld Care Relocation. on Apnl 24_ ZO0i6. it is anticipated that the State of California will issue a building permit (for the modular facility) by the end of the year. Ancillary Building The Ancillary Building project consists of renovation and expansion of the existing Emergency Care Unit (ECU) and the Imaging Department. The total project area is 50,070 square feet, including a 4,021-square-foot addition to the existing ECU. The ECU expansion will allow growth from thirty beds to fifty-two beds. The Imaging Department provides twenty procedure rooms. The Ancillary Building has two projects running independently. The first project is the structural. upgrade praitet; wht'c uivoTves adding a riew structural roof deck system over the existing roof, and includes shear.wall and shot crete wall upgrades. This project was approved by the Office of Statewide Health Planning and Development on March 20, 2006, and is scheduled to commence construction in August 2006, with an approximate ten-month construction period. The second Ancillary Building project includes construction of the new addition. Plans for this project are.currently at the Office of Statewide Health Planning and Development for review. It is anticipated that plans for grading and landscaping will be submitted to the City in September. Page 5 Hoag Development Agreement Annual Review Tenth through First Half of Twelfth Annual Review Periods June 30, 2006 III. SUMMARY OF PREVIOUS DEVELOPMENT AGREEMENT ANNUAL REVIEWS First Annual Review (April 14, 1994 through April 14, 1995) The project status report for the first annual review documented Hoag Hospital's compliance with the Development Agreement as related to three development projects undertaken during that annual review period: the 5,990-square-foot Cardiac Services Addition on the Upper Campus, the Emergency Care Unit Parking Lot/Entry Reconfiguration (also located on the Upper Campus), and the Flare Relocation/Scrubber Installation project, located on the Lower Campus. The Cardiac Services Addition and the Emergency Care Unit Parking Lot/Entry Reconfiguration were completed during the 1995-1996 annual review period. The plans for the Flare Relocation/Scrubber Installation project, which were originally approved by the City on November 4, 1994, were not implemented, based on subsequent modifications to the project, which are discussed further below. Second Annual Review (April 15, 1995 through June 30, 1996) During the second annual review period, the Lower Campus Parking Lot project was reviewed for compliance with the Development Agreement. A Coastal Development Permit for the construction of the 346-space ancillary parking lot was received on October 11, 1995. On March 7, 1996, plans for the Lower Campus Parking Lot were submitted to the City. The Flare Relocation/Scrubber Installation project plans were revised during the second annual review period, based on City plan check comments, and the City re -approved the project on November 15, 1995. However, these plans were not implemented, as the City and Hoag Hospital initiated legislation to fund the relocation of the flare and to install a system that would better meet the needs of the West Newport area by more efficiently extracting methane gas. The legislation was subsequently withdrawn by the City because the California Department of Transportation (Caltrans) agreed to fund $750,000 for the Flare Relocation/Scrubber Installation project. Third Annual Review (July 1, 1996 through December 31, 1997) On September 17, 1996, the City issued permits for the construction of the Lower Campus Parking Lot project. During the bulk of the third annual review period, the Lower Campus Parking Lot was under construction. The project was constructed and final City approval was received on June 11, 1997. • A 1 1 1 1 1 4 Page 6 • 410 • Hoag Development Agreement Annual Review Tenth through First Half of Twelfth Annual Review Periods June 30, 2006 On September 9, 1996, the City Council approved a Cooperative Agreement between the City and Caltrans to formalize funding commitments and fund disbursement procedures/requirements for the Flare Relocation/Scrubber Installation project. During the third annual review period, the City and Hoag explored options for the relocation of the flare and the installation on an upgraded system. On October 23, 1996, the South Coast Air Quality Management District issued a Permit to Construct the project. Based on additional revisions to the plans, to include additional monitoring and safety devices, the plans were resubmitted to the South Coast Air Quality Management District on.June 17, 1997, for a new permit. On September 19, 1997, a Permit to Construct was issued by the South Coast Air Quality Management District. Plans for the flare project were also submitted on June 20, 1997, to the California Coastal ?mmission for a revision to the existing Coastal Development Permit which allowed modifications to the existing flare system. On October 27, 1997, the California Coastal Commission granted an amendment to the Coastal Development Permit for the Flare Relocation/Scrubber Installation project. The plans for the Flare Relocation/Scrubber Installation project were submitted to the City on June 10, 1997. The mitigation measures related to the original flare project were all completed and approved by City staff in 1994. As part of the upgraded flare project, the Planning Department reviewed all mitigation measures completed for the originally - proposed project to determine which measures would be required to be readdressed as part of the upgraded project. Based on that review, a revised mitigation monitoring plan was prepared and submitted to the Planning Department for the City's use in its review of the project plans. The Newport Beach City Council approved the design and relocation of the methane gas system on December 8, 1997. During the third annual review period, Hoag Hospital also processed plans for an addition to its central plant to include emergency generators. The Planning Department determined that a separate mitigation monitoring plan would not be required for the generator project, due to the narrow scope of the project. However, the Planning Department did identify several mitigation measures that were required to be fulfilled. These mitigation measures were satisfied during the third annual review period. Construction of the additions to the central plant commenced on January 2, 1998. Fourth Annual Review (January 1, 1998 through December 31, 1998) The flare system received permits from the City of Newport Beach on January 16, 1998. Construction commenced on January 27, 1998, and was completed on July 23, 1998. Also during the fourth annual review period, the City and Hoag Hospital entered into a Page 7 8 aged 1 e lEgl azmbaz lou pip Buis AID •glpnazagl pow -posse sapInrlo-e ButpEz3 pun &railezl aotjo Arezodural Jo luatuaoEid `saiod zanxod i(r iodurol Jo IuaumoEld `surq pun szalsdump Blinn sEazn paoua3 pun szairezl uoportp.suoo Jo luotuooeid 'pear ss ooe uOgorulsu0o E Jo uorluazo 'WI upizud coeds-60Z E 3o luaurdoianap agl IT (ZOI-66-g dID) mama luaurdoianaQ iulseop e Iulidsoj auoH palunz2 uotssrururop iulseop EtuzoJqup aql `666I Jo AEI/11 uI •zaluap aouazajuop ReoH ail zoj gOEag lzodmoN Jo Ally alp urozu iouednooO Jo aluogrizap E paut qo IElidsoH $EoH `000Z `8I Izen1gad up •XouednooO Jo aluogpzap E Jo aouenssr alp of zoud paguan oq of pazrnbaz azann lEgl samsEatu uorlEgrlrur aql tJ inn aouuriduioo paznsua IuautlzeddQ Suruueid aril `zaluap aouazajuop ReoH alp Jo uorlaiduroo node '(ZL£ of 89E tuou) papinozd sands 2upped Jo zaqumu alp ut aseazour ue papniout suorlEogtpour asagl `sgultp ioi o 2uoury •Aita a Xq panozddu Diann zoluaj 03u0zoJuo3 eog 0q1. zoj suuid amuonuts &Tiled otp of suopeogtpour `666I `I zaquzanoN uO '666I 2utmp panupuoo ((utpimg saornzas lzoddns otp se unnou3I osjE) zaauoj aouazaJuop SEoH aql uo uorlotulsuop ' 1OOZ `L gozeyl1 uo luaurdoianaQ pue 2utuuuid IIIEDH appnaleiS Jo aogJO otp wog pantaoaz seen Aouedn000 pug pue `palaidtuoo seen loafozd weld rump otp uo uotlonzlsuop (£OOZ `i£ INT-11000G gTnozgl 6661 I Azenuer) snmatnag ienuav IlutN trAttosq,i, IWid •(loJ aznubs t'£I`I6J0 Ielol a zoi) loafozd otp ur aseazour loot-azunbs-8LS`£ E uu Palinsaz gotgm 'AID otp &q panozddu Dien iluuad &utpirnq s joafozd am of suogeogipour zoutur `uopotutsuoo 2urma '866I `OZ Iudy uo paouaururoo uotlonzlsuoo pue `866I 491 IudV uo pork -pow Dien 2utpimg saopuos izoddns aql zoj gong lzodnnaN Jo Clip otp wog slitu od 2utpt?nq Pug 2utpez0 '866I 'E gloseF1 uo uorssraruroa Iulseop eltuojiJE3 a p urorg pantaoaz SEAM gutppng saopuos lzoddns aql zoj Ituuad IuauzdopAoQ IEISEop V •ssaoozd enarnaz ltuuad &utpitnq sli Jo 11Ed SE j.uls S'D &q panozdde Dint saznseaur ojquotidde IF pue `pazndazd seen urezliozd &uuoltuour uope2plur N -AItp otp iq pannatnaz Dien aznlonzls 2upized aonds-89£ po posse slt pue 2utpitng saotnzas goddng looj-azunbs-9SS`L8 alp zoj suiid '8661 m `SIIEmd '(QdHSO) luouldoianaG PILE 2uIuueld IlivaH apinnalB1S Jo ao!JO aril Aq panozddu uooq peg sueid `pouad marnaz lenuue glmoj otp. Jo pua am ly •zannol &upsixa am of ieuzalur sr loafozd aql 01 paleiaz 3Izonn aql Jo iCipoleur otp se loafozd uopenouag zannol, OM zoj pazmbaz oq lou pinonn arid 3uuoltuour uoIre2m u aluzedas a rem pautuualap Iuaurl1EdbQ 2utuuutd DILL '£S6I IItg alnuas Jo sluatuazmbaz apez2dn oturslas alp of azatipE of loafozd uopenouag zannol, Silpalutltut osie tuoH `pouad nnarnaz mime glmoj aql gull -nu •pouad nnarnaz IEnuue Tying' aql 2uunp uotlonzlsuoo iopun osre sum lucid rump atly •loafozd uor1Eiieisui zaggnzos/uotleooiag aLEld otp zoj streinep tuorJ pantaoaz atom `966I ut pazuoglnu DIM tlotgnn `spun] aql legl amsua of luauraaz2V anpezadoop 900Z `0£ ouRf spouad nnatnag maw q}Ilann i, Jo 3IEH Iszid ggnozql gluo j, nnarnag Ienuuv luoutoo.2y luaurdoioAou 2EoJ Hoag Development Agreement Annual Review Tenth through First Half of Twelfth Annual Review Periods June 30, 2006 mitigation measures be implemented for the construction of the Lower Campus Terrace Lot due to the temporary nature of the facility, and based on a determination that significant environmental effects associated with the project were not anticipated. The City issued a grading permit for construction of the Lower Campus Terrace Lot — Upper Tier on June 25, 1999 (Grading Permit No. G9900076). Construction commenced on June 28, 1999 and was completed on July 14, 1999. hi anticipation of the Women's Pavilion project, Hoag constructed a six -level 455-space parking structure (the East Tower Parking Structure). In order to accommodate the East Tower Parking Structure, the 12,034-square-foot Grace Hoag Conference Center was demolished. The City of Newport Beach issued a demolition permit for the Grace Hoag Conference Center on February 10, 2000, and demolition was completed on March 14, 2000. The City issued grading permits for the East Tower Parking Structure on June 14, 2000 and August 7, 2000. Grading commenced in June of 2000, and was completed in early July 2001. As part of the construction of the East Tower Parking Structure, Hoag Hospital and the City entered into a Cooperative Agreement for the addition of a right turn lane on the southerly side of Hospital Road west of Newport Boulevard on April 24, 2001. As part of this Agreement, Hoag managed the roadway improvement project. Encroachment Permit No. 1200-6MC-0716 was issued by the California Department of Transportation on June 22, 2001 for construction of street improvements, including electrical traffic signal modifications, with Newport Boulevard (SR-55). Improvements were initiated on September 12, 2001 (under Grading Permit No. G2001-0360), and the project was completed on January 31, 2002. The Original Building Upgrade project was the first phase of the Women's Pavilion project. Demolition and construction plans for the Original Building Upgrade were submitted to the Office of Statewide Health Planning and Development in August 2000. The main permit from the Office of Statewide Health Planning and Development was issued on August 15, 2001 (with an additional permit issued on January 29, 2002). Construction commenced on August 28, 2001, and was completed on December 23, 2003. Grading Permit No. G2001-0360 was issued by the City on September 3, 2002 for the Women's Pavilion project. Grading was initiated on October 12, 2002. The Office of Statewide Health Planning and Development approved plans for the Women's Pavilion project on October 18, 2002. During the remainder of 2002, site utility installation was undertaken and excavation was commenced. During 2003, site utility installation was completed, grading was completed, concrete foundations were installed and structural steel was erected. Page 9 Hoag Development Agreement Annual Review Tenth through First Half of Twelfth Annual Review Periods June 30, 2006 During 1999 and 2000, major utility work was completed for the West Tower, the air handlers were provided and improvements were completed for the roof and part of the 10th floor. During the years 2001 and 2002, the improvements were completed on the 9th and 10th floors. In 2003, improvements were made to the 8th floor, and improvements were initiated on the 7th floor. The City provided approval -in -concept for the Cogeneration Project on September 17, 2002, and the California Coastal Commission approved the project on December 10, 2002. Coastal Development Permit No. 5-02-325 was subsequently issued on June 12, 2003. Several permits were issued by the South Coast Air Quality Management for the Cogeneration Plant project. The grading permit for the Cogeneration Plant was issued by the City on July 22, 2003, and project implementation was commenced on August 26, 2003. At the end of the ninth annual review period, shoring for the Cogeneration Plant was underway, as was insulation of and trenching for the chilled water pipe for the facility. IV. MITIGATION MONITORING PROGRAM As part of the approval of the Development Agreement by the City, and its subsequent approval by the California Coastal Commission, the City was required to formally adopt a mitigation monitoring plan. On June 13, 1994, the City adopted the Hoag Hospital Master Plan Mitigation Monitoring Plan. Section 5.4 of the Development Agreement requires that the annual review include a detailed report of compliance with the mitigation measures identified in the mitigation monitoring plan. The mitigation annual review is included in the Appendix to the Project Status Report. Page 10 s • Appendix: Hoag Memorial Hospital Presbyterian Development Agreement Mitigation Annual Review January 1, 2004 through June 30, 2006 I. INTRODUCTION On May 11, 1992, the City of Newport Beach certified Final Environmental Impact Report No. 142 for the Hoag Hospital Master Plan, and adopted a Planned Community Development Plan and District Regulations for the implementation of the Master Plan. At the same time, the City entered into a Development Agreement with Hoag Hospital. The Development Agreement was subsequently amended to incorporate changes requested by the California Coastal Commission in conjunction with its review of a mass grading permit application by Hoag Hospital. Sectiuna 5 of the Development Agreement requires that the City conduct an annual review of the Development Agreement in order to evaluate Hoag Hospital's good faith substantial compliance with the Development Agreement. As part of that annual review, a review of compliance with the Mitigation Monitoring Program (adopted by the City on June 13, 1994) for Hoag Hospital is also required. Specifically, Section 5.4 of the Development Agreement states: 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. Appendix: Hoag Development Agreement Mitigation Annual Review Tenth Through A Portion of the Twelfth Annual Review June 30, 2006 Based on requests by City staff, the annual review period has been modified several times over the past years. For some time, the annual review period had been based on a calendar year. In order to fulfill its obligations under the Development Agreement, Hoag Hospital submitted the required documentation for Development Agreement annual reviews for the first through the fourth years of the term of the Development Agreement, and the City subsequently conducted annual reviews, finding Hoag Hospital to be in compliance with the provisions of the Development Agreement. Documentation was also submitted by Hoag at the request of City staff for the fifth through the ninth annual review periods; however, the City did not conduct any annual reviews of the documentation submitted for that time period. Since January 23, 2004 (the ninth annual review period), the City had not made a request for annual review information from Hoag Hospital until May 2, 2006. As specified in the Development Agreement (Section 5.4), Hoag has been determined to be in compliance with the provisions of its Development Agreement since its adoption in 1992 (and 1994) through December 2005 (the end of the last Development Agreement annual review period): The annual review shall include a detailed report of compliance with the various conditions and mitigation measures contained within the Mitigation Monitoring Plan...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. Based on the May 2, 2006 request by City staff, the current annual review documentation is being submitted for the tenth through half of the twelfth Development Agreement annual review periods (i.e., January 1, 2004 through June 30, 2006), although Hoag has been deemed to be in compliance with the Development Agreement through January 31, 2005. Although information is being submitted in order to respond to City staff's request for the time period January 1, 2004 through June 30, 2006, in accordance with the Development Agreement itself, compliance will be determined based on the current annual review period only (i.e., January 1— June 30, 2006). II. FORMAT/CONTENTS OF THE MITIGATION ANNUAL REVIEW There are three categories of mitigation measures included in the adopted mitigation monitoring program — measures that need to be completed only once, measures that relate to individual development projects undertaken by Hoag Hospital, and mitigation Page 2 • Appendix: Hoag Development Agreement Mitigation Annual Review Tenth Through A Portion of the Twelfth Annual Review June 30, 2006 measures which are required to be implemented on an ongoing basis and documented annually. The "Hoag Hospital Development Agreement Mitigation Annual Review" (Table 1) summarizes, in matrix format, the applicability of mitigation measures to each of three categories of mitigation measures. During annual review periods when mitigation monitoring plans completed for specific projects are being reviewed by the City, individual projects are identified for compliance. Also, as stated above, Section 5.4 of the Development Agreement requires that for the "...five year monitoring period imposed by the Department of Fish and Game Streambed Alteration Agreement entered into between Department of Fish and Game and Hoag, the annual review shall also assess the success of any off -site wetlands mitigation." On January 22, 1997, the first annual report for wetlands mitigation was submitted to the reviewing agencies. The field measurements undertaken as part of the first annual monitoring report found that the first year coverage standard had been exceeded. The second annual monitoring reports also found that performance standards had been exceeded. The third annual report (dated January 29, 1999, p. 3) for wetlands mitigation determined that: While the project has not yet reached its third year, the field data indicates that the fifth -year final success standard of 80-percent cover has been satisfied: native plant species cover 91.2 percent of the non -open water portion of the project site. As a result of fifth -year performance standards being exceeded prior to the completion of the third year of the wetlands mitigation project, the United States Army Corps of Engineers discontinued its requirement for monitoring (December 20, 1999). The California Department of Fish and Game also determined that the requirements of the Streambed Alteration Agreement had been met, and, therefore, discontinued its requirements for additional monitoring (March 14, 2000). The Development Agreement also includes the requirement that "...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." In November of 2005, Hoag submitted the tenth -year monitoring report to the City and the California Coastal Commission ("Tenth Year Monitoring Report for the Hoag Hospital Mitigation Project: 6.08 Acre Freshwater Marsh Creation at the San Joaquin Freshwater Marsh Reserve: Irvine, California", November 11, 2005, Glenn Lukos Associates). That report stated that success of the off -site wetlands mitigation for the tenth -year monitoring period would be "...based on the fifth -year goal of 80-percent cover of non - open water by target native emergent species". The results of the tenth -year monitoring Page 3 Appendix: Hoag Development Agreement Mitigation Annual Review Tenth Through A Portion of the Twelfth Annual Review June 30, 2006 report found that "...approximately 99-percent of the project site is covered by wetland vegetation, less than 1-percent bare ground and less than 1-percent non-native cover". III. PROJECT -SPECIFIC COMPLIANCE Project -specific mitigation measures relate to individual projects processed under the Hoag Master Plan. These measures may be applicable to only one specific project, or they may be applicable to more than one project. The following projects were processed for mitigation compliance during the fifth through the ninth annual review periods: • Lower Campus Site Development • Child Care Relocation These projects are discussed in the Project Status Report. Mitigation applicability is shown on Table 1, "Hoag Hospital Development Agreement Mitigation Annual Review". All identified mitigation measures for the above -referenced have been completed. IV. ANNUAL COMPLIANCE As part of the Mitigation Monitoring Program adopted for the Hoag Master Plan by the City of Newport Beach on June 13, 1994, several mitigation measures were required to be implemented on an on -going basis and to be monitored for compliance on an annual basis. These mitigation measures and a summary of the compliance with these measures is provided below: • Mitigation Measure # 11 requires routine vacuuming of parking lots/structures. Compliance: All parking lots/structures were cleaned/swept by Hoag Hospital on a weekly basis during the tenth through the first half of the twelfth annual review periods. • Mitigation Measure # 15 requires that master plan development comply with the Hospital's Hazardous Material and Waste Management Program and its Infectious Control Manual. Compliance: The Infectious Control Manual and Hazardous Material and Waste Management Program were amended several times during the annual review periods to address various facets of the operation of the Hospital. The Infectious Control Manual and Hazardous Material and Waste Management Plan have both been updated periodically during the tenth through the first half of the twelfth annual review periods. Page 4 • • Appendix: Hoag Development Agreement Mitigation Annual Review Tenth Through A Portion of the Twelfth Annual Review June 30, 2006 • Mitigation Measure # 28 requires adherence to South Coast Air Quality Management District (SCAQMD) regulations that pertain to trip reductions. Compliance: Hoag complies with trip reduction requirements of the South Coast Air Quality Management District by submitting a Rule 2202 Registration Form which specifies Hoag's policies/programs that are designed to reduce vehicle trips. Hoag continued its compliance with Rule 2202 during the tenth through the first half of the twelfth annual review periods. The most recent filing of Rule 2202 documentation to the South Coast Air Quality Management District by Hoag Hospital was on January 5, 2006 for the year 2005 period. • Mitigation Measure # 29 requires that Hoag Comply with the City of Newport Beach Transportation Demand Management Ordinance. In the past, compliance with this Ordinance has been documented as part of specific projects. However, as part of its approval of the applicability matrices for the Lower Campus Site Development and Child Care Relocation projects, City staff requested that this item be documented as part of the Development Agreement annual review process. Compliance: In accordance with the City's Transportation Demand Management Ordinance, Hoag promotes and encourages the use of alternative transportation modes, including ridesharing, carpooling and vanpooling. Hoag has a compressed work week program that is available to some employees that reduces the number of peak -period vehicle trips generated by the Hospital. Also, Hoag also provides facilities that support alternate modes of transportation, including preferential parking for carpools/vanpools and providing bicycle racks and shower facilities for cyclists. The closest facilities to the Child Care Relocation project are in the Cancer Center (showers) and in the parking structure associated with the Hoag Conference Center (preferential parking and bicycle racks). • Mitigation Measure # 31 requires adherence to measures that were part of Hoag's pilot program to monitor and manage use of the Upper and Lower Campus service roads during non -working hours. Compliance: Since 1991, Hoag has been implementing measures to reduce usage of West Hoag Road during non -working hours. These measures include signage and access controls. These measures continue to be implemented. Page 5 Appendix: Hoag Development Agreement Mitigation Annual Review Tenth Through A Portion of the Twelfth Annual Review June 30, 2006 • Mitigation Measure # 35 requires that Hoag Hospital provide new employees information on rideshare services and programs. Compliance: Hoag continues to provide all new employees rideshare service/program information, and new employees were most recently (January 2006) included in documentation submitted by Hoag to the South Coast Air Quality Management District for calendar year 2005. This document (Rule 2202 Registration Form) specifies Hoag's policies/programs that are designed to reduce vehicle trips. Hoag continued its compliance with Rule 2202 during the tenth through the first half of the twelfth annual review periods. • Mitigation Measure # 42 requires that the City of Newport Beach send a letter to each emergency vehicle company serving Hoag Hospital requesting that they turn off their sirens upon entering Hospital property in order to minimize noise impacts to adjacent residents. Hoag Hospital is required to provide the City with a list of all emergency vehicle companies serving Hoag Hospital. Compliance: Table 2, "Emergency Units Responding to Hoag Hospital", provides a current list of the emergency vehicle companies that serve Hoag Hospital for use by the City. • Mitigation Measure # 84 requires that Hoag Hospital continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual. Compliance: As stated above, under Mitigation Measure # 15, Hoag Hospital continues to comply with the above -referenced documents, as well as continues to comply with all new regulations that have been adopted since the Hoag Master Plan Final Environmental Impact Report was certified. The Hazardous Material and Waste Management Plan had been updated periodically during the tenth through the first half of the twelfth annual review periods to respond to regulation changes as well as routine internal Hospital operations. • Mitigation Measure # 117 requires that the usage of the Hospital's heliport/helipad be limited to emergency medical purposes or the transport of critically ill patients in immediate need of medical care not available at Hoag Hospital. Further, this mitigation measure requires that, to the extent feasible, helicopters shall arrive at, and depart from, the helipad from the northeast, to mitigate noise impacts on adjacent residences. Page 6 Appendix: Hoag Development Agreement Mitigation Annual Review Tenth Through A Portion of the Twelfth Annual Review June 30, 2006 Compliance: Hoag Hospital continues to comply with Mitigation Measure # 117. • Mitigation Measure # 119 requires that non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of West Hoag Road, be operated only between the hours of 7:00 a.m. and 7:00 p.m., daily. Compliance: Hoag continues to comply with Mitigation Measure # 119. V. ONE-TIME COMPLIANCE MITIGATION MEASURES Some of the mitigation measures required as part of the mitigation monitoring program for the Hoag Hospital Master Plan are specialized studies or clearances from the City and other governmental agencies that may or may not be related to a specific- building or building site. Some of these mitigation measures are required to be satisfied only once to fulfill the requirements of the mitigation monitoring program, while some of the requirements may be required to be satisfied more than once, subject to certain criteria being met. Documentation prepared to fulfill these one-time mitigation measures may be amended from time -to -time, as warranted by project site conditions or proposed development projects. Table 1, "Hoag Hospital Development Agreement Mitigation Annual Review" identifies the status of all one-time compliance mitigation measures. The one-time compliance mitigation measures completed during the tenth through the first half of the twelfth annual review periods included the following: • Mitigation Measure # 25 — This mitigation measure required that, subsequent to Phase I of the Hoag Master Plan, that Hoag conduct a Traffic Phasing Ordinance analysis for subsequent phases of Plan development. On November 8, 2001, the Planning Commission reviewed and approved Traffic Study 2001-002 which included a Traffic Phasing Ordinance analysis for Phase II of the Hoag Master Plan. During the eleventh annual review period, the Planning Commission reviewed and approved Traffic Study 2005-001, which included a Traffic Phasing Ordinance analysis for Phase III of the Hoag Master Plan. • Mitigation Measure # 27 — This mitigation measure required that, subsequent to Phase I of the Hoag Master Plan, that Hoag conduct a project trip generation study. On November 8, 2001, the Planning Commission reviewed and approved Traffic. Study 2001-002 which included a project trip generation study for Phase II; and on July 21, 2005 (during the eleventh annual review period), the Planning Commission reviewed and approved Traffic Study 2005-001, which contained a trip generation study. Page 7 Appendix: Hoag Development Agreement Mitigation Annual Review Tenth Through A Portion of the Twelfth Annual Review June 30, 2006 • Mitigation Measure # 32 — This mitigation measure required that, prior to the issuance of approvals for development subsequent to Phase I of the Hoag Master Plan, that a study be submitted and approved by the City that identifies the appropriate parking generation rates. On November 8, 2001, the Planning Commission reviewed and approved Traffic Study 2001-002 which included a project parking generation rates study. During the eleventh annual review period (July 21, 2005), the Planning Commission reviewed and approved Traffic Study 2005-001, which contained an identification of appropriate parking generation rates. f • Page 8 • • Table 1 HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW (January 1, 2004 through June 30, 2006) Mitigation Measure Number One -Time Compliance* Annual Compliance Lower Campus Site Development Child Care Relocation 1 X 2 X 3 X 4 X 5 6 X 7 X X 8 X 9 X 10 X X 11 X 12 X • 13 X X 14 X X 15 X X 16 COMPLETE 17 COMPLETE 18 . COMPLETE • 19 COMPLETE 20 COMPLETE 21 X 22 X 23 COMPLETE 24 X X 25 COMPLETE 26 COMPLETE 27 COMPLETE 28 X 29 X 30 X 31 X 32 COMPLETE 33 X 34 35 X Table 1, Continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW (January 1, 2004 through June 30, 2006) Mitigation One -Time Annual Lower Campus Site Child Care Measure Compliance* Compliance Development Relocation Number 36 X 37 X 38 X 39 X 40 X 41**. X . 42 ' X 43 -. X X 44 45 X 46 X 47 COMPLETE 48 X 49 X X 50 COMPLETE 51 COMPLETE 52 X . 53 X X 54 X 55 X 56 X 57 COMPLETE 58 COMPLETE - - - - — 59 X 60 COMPLETE 61 COMPLE'1L 62 X X 63 X 64 X 65 - COMPLETE 66 X 67 COMPLETE 68 X 69 X 70 X 71 X 72 X 73 X • Table 1, Continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW (January 1, 2004 through June 30, 2006) Mitigation One -Time Annual Lower Campus Site Child Care Measure Compliance* Compliance Development Relocation Number 74 X X 75 COMPLETE 76 COMPLETE 77 COMPLETE 78 COMPLETE 79 COMPLETE 80 COMPLETE 81 COMPLETE 82 X X 83 X 84 X 85 X 86 X 87 X 88 X 89 X 90 COMPLETE 91 X X 92 X 93 X X 94 X 95 X X 96 - - X. 97 X 98 X 99 X 100 X 101 : X X 102 X X 103 - X X 104 X X 105 X X 106 X 107 X X 108 X X 109 X X 110 X X 111 _ X X Table 1, Continued HOAG HOSPITAL DEVELOPMENT AGREEMENT MITIGATION ANNUAL REVIEW (January 1, 2004 through June 30, 2006) Mitigation One -Time Annual Lower Campus Site Child Care Measure Compliance* Compliance Development Relocation Number 112 X X 113 COMPLETE 114 COMPLETE 115 COMPLETE 116 COMPLETE 117 X 118 119 X 120 N/A 121 X 122 X 123 N/A * Bold denotes mitigation measures completed during current review period; these mitigation measures may have been completed in conjunction with a specific project (and may be required to be completed in the future as part of other projects) ** Individual projects are monitored for compliance with noise provisions as part of mitigation measures # 39 and # 40 Note: Site Development Applicability Approved by City Staff = November 2004 Child Care Relocation Applicability Approved by City Staff= November 2004 Dept 201 S. 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