HomeMy WebLinkAboutUPPER CAMPUS HEART AND VASCULAR INSTITUTE OSHPD PACKAGE ONE MITIGATION MONITORING PLAN PART 2Upper Campus
Heart and Vascular Institute:
OSHPD 'Package One
Mitigation Monitoring Plan
Hoag Memorial
Hospital Presbyterian
3 R E G A L O DRIVE
VIEJO CALIFORNIA
9 4 9/ 5 8 8- 6 0 9 0
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Hoag Memorial Hospital Presbyterian
Heart and Vascular Institute
Mitigation Measures Applicability Matrix
Overall Applicability Approved by Planning Department: July 21, 2010
Project -Specific Breakdown Applicability Approved by Planning Department: December 6, 2010
Mitigation Measure
Overall
Applicability
Internal
OSHPD
Submittal # 1
Internal
OSPHD
Submittal # 2
Site Work . .
and Facade
AESTHETICS
SC 3.5-1— Lighting Plan
X
N/A
N/A
X
SC 3.5-2 — Lighting Plan
X
N/A
N/A
X
SC 3.5-3 — Photometric Study
X
N/A
N/A
X
SC 3.5-4 — Lighting Plan Compliance
X
N/A
N/A
X
MM 43 — Landscape and Irrigation Plan
X
N/A
N/A
X
MM 45 — Screening of Mechanical Equip/Trash
X
X
N/A
N/A
MM 46 — Clean Lower Campus Rooftops
N/A
N/A
N/A
N/A
MM 48 — Approved LC View Impact Analysis
N/A
N/A
N/A
N/A
AIR QUALITY AND HUMAN HEALTH RISK
MM 36 — AQMP Permit Applications/Analysis
N/A
N/A
N/A
N/A
MM 37 — Energy -Efficient Lighting
X
X
X
X
MM 38 — Compliance with TDM Ordinance
N/A
N/A
N/A
N/A
MM 82 — Compliance SCAQMD Rule 401/402
X
N/A
N/A
X
MM 88 — Energy -Efficient Technology
X
X
X
X
MM 89 — Minimize VOC Emissions .
X
X
X
N/A
MM 96 — Time Clocks/Occupant Sensors
N/A
N/A
N/A
N/A
MM 97 — Energy Efficiency (Bldg Design)
X
X
X
N/A
MM 98 — Efficient Appliances
X
X
X
N/A
MM 99 — Solar Design/Solar Heating
N/A
N/A
N/A
N/A
MM 106 — Compliance with Grading Ordinance
X
N/A
N/A
X
MM 110 — Low Emissions Construction Equip
X
X
X
X
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Hoag Memorial Hospital Presbyterian
Heart and Vascular Institute
Mitigation Measures Applicability Matrix
Overall Applicability Approved by Planning Department: July 21, 2010
Project -Specific Breakdown Applicability Approved by Planning Department: December 6, 2010, Cont.
Mitigation Measure
Overall
Internal
Internal
Site Work
Applicability
OSHPD
OSPHD
and Facade
Submittal # 1
Submittal # 2
MM 3.3-1— Compliance with SCAQMD Rule 403
X
N/A
N/A
X
MM 3.3-2 — Construction Equipment Emissions
X
N/A
N/A
X
MM 3.3-3 — Paint Emissions
X
X
X
X
CULTURAL RESOURCES
MM 21— Archaeological Monitoring
N/A
N/A
N/A
N/A
MM 22 — Paleontological Monitoring
N/A
N/A
N/A
N/A
GEOLOGY AND SOILS
MM 1— Compliance with Grading Ordinance
X
N/A
N/A
X
MM 2 — Monitoring Cut Slopes
N/A
N/A
N/A
N/A
MM 3 — Geotechnical Investigation
X
N/A
N/A
X
MM 4 — Seismic Standards for Hospital Buildings
X
X
X
X
MM 6 — Soils Corrosivity Report
X
N/A
N/A
X
MM 7 — Construction Materials Compatibility
X
N/A
N/A
X
MM 8 — Hazardous Corrosivity Determination
X
N/A
N/A
X
MM 9 — Erosion Control Plan
X
N/A
N/A
X
HAZARDS AND HAZARDOUS MATERIALS
MM 49 — Hazardous Waste/Construction Activity
X
X
X
X
MM 52 — Soil Gas Sampling/Monitoring Program
N/A
N/A
N/A
N/A
MM 53 — Site Health and Safety Plan
X
N/A
N/A
X
MM 54 — Additional Gas Collection Wells
N/A
N/A
N/A
N/A
MM 55 — Monitoring Methane/Hydrogen Sulfide
X
N/A
N/A
X
MM 56 — Hazardous Constituents Study
X
N/A
N/A
X
MM 59 — Flare System Evaluation with New Wells
N/A
N/A
N/A
N/A
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Hoag Memorial Hospital Presbyterian
Heart and Vascular Institute
Mitigation Measures Applicability Matrix
Overall Applicability Approved by Planning Department: July 21, 2010
Project -Specific Breakdown Applicability Approved by Planning Department: December 6, 2010, Cont.
Mitigation Measure
Overall
Internal
Internal
Site Work
Applicability
OSHPD
OSPHD
and Facade
Submittal # 1
Submittal # 2
MM 62 — NOI and SWPPP
X
N/A
N/A
X
MM 63 — Soils Samples/Priority Pollutants
X
N/A
N/A
X
MM 64 — Evaluation of Existing Vent Systems
N/A
N/A
N/A
N/A
MM 66 — Hydrogen Sulfide Monitor in Buildings
N/A
N/A
N/A
N/A
MM 68 — Bldg Protection from Gas Accumulation
N/A
N/A
N/A
N/A
MM 69 — Gas Borings Locations Under Buildings
N/A
N/A
N/A
N/A
MM 70 — Passive Gas Collection System
N/A
N/A
N/A
N/A
MM 71— Sealing Bldgs from Gas Migration
N/A
N/A
N/A
N/A
MM 72 — Equip Buildings with Gas Sensors
N/A
N/A
N/A
N/A
MM 73 — Gas Accumulation in Svc/Storage Rooms
N/A
N/A
N/A
N/A
MM 74 — Methane Monitoring
X
N/A
N/A
X
MM 83 — HazMat/Infect Control Plans Amend
X
X
X
N/A
MM 84— Comply New Hazardous/Infectious Regs
N/A
N/A
N/A
N/A
MM 85 — Expanded Hazardous Disposal Facilities
X
X
X
N/A
MM 86 — AQMD Permits for Regulated Equip
N/A
N/A
N/A
N/A
MM 100 — Disposal of Export
N/A
N/A
N/A
N/A
MM 122 — Comply with Safety Regulations
N/A
N/A
N/A
N/A
HYDROLOGY AND WATER QUALITY
MM 9 — Construction Erosion Control Plan
X
N/A
N/A
X
MM 10 — Landscape Plan/Maintenance Program
X
N/A
N/A
X
MM 11— Cleaning Parking Lots/Structures
N/A
N/A
N/A
N/A
MM 12 — Hydrology Analysis
X
N/A
N/A
X
MM 13 — Construction Dewatering/Subdrains
N/A
N/A
N/A
N/A
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Hoag Memorial Hospital Presbyterian
Heart and Vascular Institute
Mitigation Measures Applicability Matrix
Overall Applicability Approved by Planning Department: July 21, 2010
Project -Specific Breakdown Applicability Approved by Planning Department: December 6, 2010, Cont.
Mitigation Measure
Overall'
Internal
Internal
Site Work
Applicability _ .
OSHPD
OSPHD
and Facade -
Submittal # 1
Submittal # 2
MM 14 — Compliance with NPDES Construction
X
N/A
N/A
X
MM 15 — Comply with HazMat/Infectious Control
N/A
N/A
N/A
N/A
LAND USE AND PLANNING PROGRAMS
MM 24 — Comply with GP, ZC, LCP, PC
X
X
X
X
MM 118 — OSHPD Letter City Regs Compliance
X
X
X
X
NOISE
PDF 3.4-1— Install VB Window Upgrades
N/A
N/A
N/A
N/A
PDF 3.4-2 — Construct W Hoag Drive Sound Wall
N/A
N/A
N/A
N/A
SC 3.4-1— Comply with City Noise Ordinance
X
X
X
X
MM 42 — Letter to Emergency Vehicle Companies
N/A
N/A
N/A
N/A
MM 111— Construction Equipment Noise
X
N/A
N/A
X
MM 117 — Heliport/Helipad Utilization
N/A
N/A
N/A
N/A
MM 119 — Non -Vehicular Noise Generation
N/A
N/A
N/A
N/A
MM 3.4-1— Vibration and Demo/Construction
N/A
N/A
N/A
N/A
MM 3.4-2 — HVAC Ancillary and W Tower Equip
N/A
N/A
N/A
N/A
MM 3.4-3 — HVAC Acoustical Study
X
X
X
N/A •
MM 3.4-4 — Loading Dock Deliveries
N/A
N/A
N/A
N/A
MM 3.4-5 — Install Loading Dock Sound Panels
N/A
N/A
N/A
N/A
MM 3.4-6 — Loading Dock Trash Compactor
N/A
N/A
N/A
N/A
MM 3.4-7 — Posting "No Idling" Signs
N/A
N/A
N/A
N/A
MM 3.4-8 — Grease Trap Cleaning Hours
N/A
N/A
N/A
N/A
MM 3.4-9 — Cogen Cooling Tower Noise Monitor
N/A
N/A
N/A
N/A
MM 3.4-10 — Acoustical Study for Patio Use
N/A
N/A
N/A
N/A
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Hoag Memorial Hospital Presbyterian
Heart and Vascular Institute
Mitigation Measures Applicability Matrix
Overall Applicability Approved by Planning Department: July 21, 2010
Project -Specific Breakdown Applicability Approved by Planning Department: December 6, 2010, Cont.
Mitigation Measure
Overall
Internal '
Internal
Site Work
Applicability
OSHPD
OSPHD
and Facade
' ' .
Submittal # 1
Submittal # 2
MM 3.4-11— 65 CNEL Contour Acoustical Study
N/A
N/A
N/A
N/A
PUBLIC SERVICES
MM 91— Emergency Fire Access
X
N/A
N/A
X
MM 94 — Fire Suppression Systems
X
X
X
N/A
TRANSPORTATION AND CIRCULATION
MM 25 — TPO Analysis
N/A
N/A
N/A
N/A
MM 27 — Trip Generation Analysis
N/A
N/A
N/A
N/A
MM 28 — AQMD Trip Reduction Measures
N/A
N/A
N/A
N/A
MM 29 — TDM Ordinance Compliance
N/A
N/A
N/4
N/A
MM 30 — Bus Turnouts
N/A
N/A
N/A
N/A
MM 32 — Parking Generation Rates Study
X
N/A
N/A
X
MM 33 — Internal Circulation Plan
X
N/A
N/A
X
MM 34 — Intersection Improvements and TPO
N/A
N/A
N/A
N/A
MM 35 — Rideshare Info to Employees
N/A
N/A
N/A
N/A
MM 38 — TDM Ordinance Compliance
N/A
N/A
N/A
N/A
MM 91— Emergency Fire Access
X
N/A
N/A
X
MM 95 — Fire Lanes and Access Roads
X
N/A
N/A
X
MM 101 — Construction Phasing/Traffic Control
X
N/A
N/A
X
MM 102 — Import/Export Haul Routes
X
N/A
N/A
X
MM 103 — Notice of Temporary Traffic Disruption
X
N/A
N/A
X
MM 104 — Construction Trips During Summer
X
N/A
N/A
X
MM 108 — Trip Reduction Plan
N/A
N/A
N/A
N/A
UTILITIES AND SERVICE SYSTEMS
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Hoag Memorial Hospital Presbyterian
Heart and Vascular Institute
Mitigation Measures Applicability Matrix
Overall Applicability Approved by Planning Department: July 21, 2010
Project -Specific Breakdown Applicability Approved by Planning Department: December 6, 2010, Cont.
Mitigation Measure
Overall
Internal
Internal
Site Work
Applicability
OSHPD
OSPHD
and Facade
Submittal # 1
Submittal # 2
MM 92 — Water -saving Devices
X
X
X
X
MM 93 — Master Plan of Water/Sewer Facilities
X
N/A
N/A
X
MM 6.13.1 — Recycle Concrete/Asphalt
X
N/A
N/A
X
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PEIII
MURE TTA
February 9, 2011
Rosalinh Ung
Associate Planner
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92658-8915
RE: Hoag Memorial Hospital Presbyterian Upper Campus Heart and Vascular
Institute Project — Compliance with Applicable Mitigation Measures for
OSHPD Package One
Dear Ms. Ung:
On July 21, 2010, you approved the overall mitigation measures applicability matrix for
Hoag's Heart and Vascular Institute project. Based on the permitting of separate
components of the project, and its review by the Office of Statewide Health Planning
and Development (OSHPD), the overall applicability matrix was amended (and
subsequently approved by you on December 6, 2010) to reflect the following:
• OSHPD Submittal One (Internal — Hybrid OR, staff area, pre-op/PACU and
Cath Labs)
• OSHPD Submittal Two (Internal — One South Interior and Corridor Upgrades)
• Site Work and One South Facade
At this time, Hoag is submitting compliance documentation for the OSHPD Submittal
One project component. Plans for the project are currently undergoing their second
plan check (plans were submitted to OSHPD for back -check in mid -December 2010).
Sheet references provided below are those contained in that OSHPD submittal. In
addition to the sheets below -referenced to document mitigation measure compliance,
the following additional sheets are provided for reference:
• # G0.00 — Title Sheet
• # G0.01 — Sheet Index
• # A3.01A — First Floor Plan —
• # A3.01 B — First Floor Plan —
• # A3.01C — First Floor Plan
• # A3.01 D — First Floor Plan
MISSION
Segment A
Segment B
— Segment C
— Segment D
3 REGALO DRIVE
V I E J O. CALIFORNIA
9 4 9/ 5 8 8- 5 0 9 0
9 2 •8 9 2
Rosalinh Ung
February 9, 2011
Each of the mitigation measures applicable to the OHSPD Submittal One project as
identified in the December 6, 2010 approved matrix is itemized below, and Hoag
Hospital's compliance with each of those applicable mitigation, measures is also
documented. In • addition to the information provided below, the relevant mitigation
measures sign -off sheets and accompanying plans/documents are also provided.
1. MM 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.
Compliance: As part of the HVI OSHPD Submittal One project, existing rooftop
mechanical equipment is being replaced (shown on Sheet # A3.0RB, "Roof Plan,
Area B"). As shown on the enclosed diagram "Rooftop Mechanical: Views from
Hospital Road", rooftop mechanical equipment associated with the project is not
visible from the public street. Please also refer to the enclosed diagram "Rooftop
Mechanical: Views from Third Floor of Adjacent Condominiums" which shows
that the mechanical equipment being replaced as part of the project does not
block existing views from adjoining properties. There are no trash areas
associated with the project.
2. MM 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 OSHPD does not require Title 24 calculations, all lighting
• and controls were designed to exceed Title. 24 requirements utilizing high
efficiency fluorescent and LED sources (refer to the fixtures list for selections,
Sheet # E0.8, "Panel Schedules and Fixture List"). Please also refer to enclosed
letter from R.E. Wall, the project electrical engineer, discussing energy efficient
lighting associated with the project.
3. MM 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
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Rosalinh Ung
February 9, 2011
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: Of the itemized technologies and systems listed above, only the
lighting controls relate to the project. Although OSHPD does not require Title 24
calculations, all lighting and controls were designed to exceed Title 24
requirements utilizing high efficiency fluorescent and LED sources (refer to the
fixtures list for selections, Sheet # E0.8, "Panel Schedules and Fixture List").
Please refer to enclosed letter from R.E. Wall, the project electrical engineer,
discussing energy efficient lighting associated with the project. Also refer to
enclosed letter from TKSC, Hoag's consulting mechanical engineer, which
documents additional energy efficient features associated with the project.
4. MM 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: Pleaserefer to enclosed specifications excerpts related to VOC
content/limit for project custom casework, joint sealants, field painting and
resilient rubber sheet flooring. Also see enclosed information from the
Supplementary Agreement between Hoag and its contractor (Exhibit "L",
"Mitigation Monitoring Program") which requires this mitigation measure to be
implemented by Hoag's contractor.
5. MM 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: Please refer to the enclosed letter from TKSC, Hoag's consulting
mechanical engineer, which provides information on the ventilation methods
associated with the project.
6. MM 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: Please refer to enclosed letter from TKSC, Hoag's consulting
mechanical engineer, which states that there are no new heating units or
mechanical appliances associated with the project. The HVI improvements,
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Rosalinh Ung
February 9, 2011
including the renovation of the existing clinical space as a new hybrid OR and
Cath Lab suite, will be constructed with green building principles in mind. As part
of this effort, it is Hoag's intent to specify equipment and appliances compliant
with the most current and efficient energy use mandates.
7. MM 110: The Project Sponsor shall ensure that low emission mobile and
stationary equipment is utilized during construction, and low sulfur fuel is utilized
in stationary equipment, when available. Evidence of this fact shall be provided to
the City of Newport Beach prior to issuance of any grading or building permit.
Compliance: See Sheet # G1.01, "General Notes, City of Newport Beach
Mitigation Measures", Note # 1, which documents compliance with the above
mitigation measure. Also see enclosed information from the Supplementary
Agreement between Hoag and its contractor (Exhibit "L", "Mitigation Monitoring
Program") which requires this mitigation measure to be implemented by Hoag's
contractor.
8. MM 3.3-3: Prior to issuance of each building permit for the proposed Master
Plan Update Project, the Applicant shall include the following notes on the
contractor specifications submitted for review and approval by the City of
Newport Beach Building Department: minimize the amount of paint used by
using pre -coated, pre -colored, and naturally colored building materials; and, use
high transfer efficiency painting methods such as HVLP (High Volume Low
Pressure) sprayers and brushes/rollers were possible.
Compliance: Refer to enclosed information from the Supplementary Agreement
between Hoag and its contractor (Exhibit "L", "Mitigation Monitoring Program")
which requires this mitigation measure to be implemented by Hoag's contractor.
9. MM 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 California Building Code.
Compliance: The project plans have been prepared in compliance with
applicable seismic standards of OSHPD related to hospital structures and the
requirements of the current version of the California Building Code, as adopted
by the City of Newport Beach. Please refer to Sheet # G2.01, "Seismic
Certification Matrix" and Sheet # G2.10, "Project Code Analysis" for further
information.
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Rosalinh Ung
February 9, 2011
10. MM 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.
Compliance: See Sheet # G1.01, "General Notes, City of Newport Beach
Mitigation Measures", Note # 2 which addresses this requirement; also see
enclosed information from the Supplementary Agreement between Hoag and its
contractor (Exhibit "L", "Mitigation Monitoring Program") which requires this
mitigation measure to be implemented by Hoag's contractor.
11. MM 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 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 (sic) Waste Act and AB 2185/2187.
Compliance: See enclosed letter from Hoag Hospital (dated April 26, 2010),
documenting that Hoag Hospital's existing facilities related to hazardous,
infectious and radiological disposal facilities can accommodate the proposed
project, and that no expansion of said facilities is required.
12. MM 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.
Compliance: See enclosed letter from Hoag Hospital (dated April 26, 2010),
documenting that Hoag Hospital's existing facilities related to hazardous,
infectious and radiological disposal facilities can accommodate the proposed
project, and that no expansion of said facilities is required.
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Rosalinh Ung
February 9, 2011
13. MM 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 an
amendment to the Planned Community Development Plan -and District
Regulations, approval of an amendment to the Development Agreement, 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.
Compliance: The project plans have been prepared in compliance with
applicable requirements of the City of Newport Beach, and are in compliance
with the requirements of OSHPD. No Coastal Development Permit is required as
the project is located on Hoag's Upper Campus, which is outside the coastal
zone.
14.MM 118: For any building subject to the issuance of a building permit by the
California Office of Statewide Health Planning and Development (OSHPD), Hoag
Hospital shall submit to OSHPD a letter from the City of Newport Beach
indicating that review of the development plans has been completed and that the
plans are in compliance with all City requirements.
Compliance: Upon review of the documentation submitted by Hoag Hospital to
demonstrate compliance with the applicable mitigation measures, Hoag will be
requesting that the City provide this letter.
15.SC 3.4-1: During construction, the Applicant shall ensure that all noise -
generating activities be limited to the hours of 7:00 AM to 6:30 PM on weekdays
and 8:00 AM to 6:00 PM on Saturdays. No noise -generating activities shall occur
on Sundays or national holidays in accordance with the City of Newport Beach
Noise Ordinance.
Compliance: See Sheet # G1.01, General Notes, City of Newport Beach
Mitigation Measures, Note # 3, which documents compliance with the above
mitigation measure. Also see enclosed information from the Supplementary
Agreement between Hoag and its contractor (Exhibit "L", "Mitigation Monitoring
Program") which requires this mitigation measure to be implemented by Hoag's
contractor.
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Rosalinh Ung
February 9, 2011
16.MM 3.4-3: Prior to issuance of building permits for any project that includes
HVAC equipment, an acoustical study of the noise generated by the HVAC
equipment shall be performed and a report that documents the results shall be
submitted. This report shall present the noise levels generated by the equipment
and the methodology used to estimate the noise levels at nearby residential uses
or property boundary, as applicable; the report will also demonstrate that
combined, noise levels generated by all new HVAC equipment does not exceed
applicable regulations. This study shall be reviewed and approved by the City
prior to issuance of building permits. After installation of the equipment, noise
measurements shall be performed and provided to the City that demonstrates
compliance with applicable noise level limits.
Compliance: The enclosed Acoustical Analysis Report for the Heart and
Vascular Institute Project, dated February 8, 2011, documents that the HVAC
equipment associated with the HVI OSHPD Package One is in compliance with
the noise standards specified for the loading dock area in the Planned
Community Development Criteria and District Regulations for Hoag Hospital.
17.MM 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 Sheets in the # FP series ("Fire Protection") for fire sprinker
plans. Fire alarm plans will be reviewed by OSHPD as a deferred submittal,
anticipated at this time to occur in March of 2011. The City of Newport Beach
Fire Department will be provided a copy of these plans when they are available.
18. MM 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: See Sheet # P-0.1, "Legend, Schedules and Notes" which includes
information on water -saving plumbing fixtures associated with the project.
Please let me know if you have any comments or questions on Hoag Hospital's
compliance with the mitigation measures identified above for the Upper Campus Heart
and Vascular Institute project (OSHPD Submittal One component). I can be reached at
(949) 588-6090.
Page 7
Rosalinh Ung
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February 9, 2011
Enclosures:
OSHPD Submittal Sheets:
# G0.00, "Title Sheet"
# G0.01, "Sheet Index"
# A3.01A, "First Floor Plan — Segment A"'
# A3.01 B, "First Floor Plan — Segment B"
# A3.01 C, "First Floor Plan — Segment C"
# A3.01 D, "First Floor Plan — Segment D"
# A3.0RB, "Roof Plan, Area B"
# E0.8, "Panel Schedules and Fixture List"
# G1.01, "General Notes, City of Newport Beach Mitigation
Measures"
# G2.01, "Seismic Certification Matrix"
# G2.10, "Project Code Analysis"
# FP series sheets, "Fire Protection"
# P-0.1, "Legend, Schedules and Notes"
Diagram — "Rooftop Mechanical: Views from Hospital Road
Diagram — "Rooftop Mechanical: Views from Third Floor of Adjacent
Condominums"
Letter dated January 11, 2011 from R.E. Wall
Letter dated January 6, 2011 from TKSC, Consulting Mechanical
Engineers
Letter from Hoag Hospital, dated April 26, 2010
VOC Limit/Content excerpts from Project Specifications
Excerpt from "Supplemental Agreement Between Owner and Contractor"
Acoustical Analysis Report Heart and Vascular Institute Project, February
8, 2011
C: Jim Ardary, HB&A (letter only)
Cary Brooks, Hoag Hospital
Shawn Gosse, Taylor (letter only)
Mike Petersen, Taylor (letter only)
Larry Sandoval, Hoag Hospital (letter only)
Page 8
CURRENT VIEW
Current rooftop mechanical
Rooftop mechanical to be replaced
IEWS BLOCKED BY ?
1110 INTERVENING HOSPIT
STRUCTURE j
•
•
R.E. WALL &
ASSOCIATES
r INCORPORATED
January 11, 2011
Shawn Gosse
TAYLOR
2220 University Drive #200
Newport Beach, CA 92660
RE: Hoag HVI Mitigation Measures # 37 & 88
Shawn,
After reviewing the required. electrical mitigation measures I have the following
comments:
MM37
The majority sources used within the proposed project area are high efficiency
utilizing LED and fluorescent tamping. This along with the installed lighting controls
should significantly exceed California Title 24 standards. Incandescent lamps are only
utilized in surgical areas requiring their use.
MM 88
The majority sources used within the proposed project area are high efficiency
utilizing LED and fluorescent lamping. This along with the installed lighting controls
should significantly exceed California Title 24 standards. Incandescent lamps are only
utilized in surgical areas requiring their use.
Please don't hesitate to call if you have any additional questions.
Sincerely,
Forrest Petersen, PE
Vice President
R.E. Wall & Associates, Inc.
Registered Electrical Engineers
2842-A Walnut Avenue
Tustin, CA 92780-7027
714-544-2783
FAX 714-544-4762
e-mail: rewall.com
Yn kzrrs"
•
t
Tsaa iyama aino Sun & Carter
Consulting Mechanical Engineers
Principals
Kenneth K. Kaino, P.E.
Roger Carter, P.E.
Larry Sun, P.E.
Associate Principal
Tjwan L. Tang, P.E
January 6, 2011
Mr. Shawn Gosse
TAYLOR
2220 North University Drive
Newport Beach, CA 92660
Senior Associate
Russell D. Gault
Associates
Travis R. English, P E.
Jeff J. Hall
Robert J. Scully
Dawn Sera. P E
Subject: Hoag Heart and Vascular Institute
City of Newport Beach Mitigation Measures
Dear Shawn:
The following are the City of Newport Beach's Mitigation Measures that require a mechanical response:
1. MM 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; Tight 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.
TKSC Response:
The HVI project is a remodel that connects to existing chilled water, heating hot water,
steam, and domestic hot water systems, provided by a central plant. No new cooling or heating
equipment (chillers, cooling towers, boilers, etc.) is being provided. Also, there isn't any new
glazing associated with this project.
The following are energy efficient features applicable to the HVI project:
• New air handlers have integrated economizer controls to deliver 100% outside air to
the space when the conditions are favorable.
• Chilled water coils are selected at a high 16-degree delta T (temperature difference)
to maximize the efficiency of the existing central plant.
• New air handlers are VAV to reduce the flow of air to the space to meet cooling
demand during low load conditions.
• Rooms required to be constant volume (Hybrid O.R. and Cath. Lab) have controls
that reduce the air quantity when unoccupied, as allowed by code.
2. MM 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.
TKSC Response:
The HVI project is a remodel that does not add any additional square footage or wall
area. There is not any additional window glazing or modifications to existing glazing included in
17911 Von Karman Avenue • Suite 250 • Irvine • California 92614 • 949.756.0565 • FAX 949.756.0927
•
•
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Tsuchiyama Kain'o Sun & Carter
Consulting Mechanical Engineers
Mr. Shawn Gosse
TAYLOR
January 6, 2011
Page 2
the project scope. Most of the existing roof is currently un-insulated. As part of the project scope,
we will add R-19 roof insulation.
Ventilation for HVI is per Table 4-A as required by OSHPD for acute care' hospitals. This
exceeds T-24 and ASHRAE Std. 62 requirements. Since the project is located in a mild costal
environment, all new air handlers are equipped with integrated economizers, to take advantage
of "free cooling" when the outdoor air conditions are favorable.
3. MM 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.
TKSC Response:
This project doesn't add any new heating units or mechanical appliances. All heating is provided
via connection to existing central plant systems.
If you have any questions or require any additional information, please call.
Sincerely,
TSUCHIYAMA KAINO SUN & CARTER
Brian Fogle
cc:
t` t
HOAG MEMORIAL HOSPITAL PRESBl!TERIAN
HEART VASCULAR INSTITUTE''
HOAG PROJECT NUMBER.125925r,
TAYLOR PROJECT NUMBER 3160-200
PART 2 - PRODUCTS
2.1 MANUFACTURERS
A. Wilsonart, LaminArt, Formica and Pionite.
2.2 MATERIALS
A. Plastic Laminate Countertops: Construct In accordance with W.I. Section 16, Premium Grade.
1. Plastic Laminate:
a. High pressure laminated plastic: Conform with NEMA LD 3-85, or latest edition.
Use grade as indicated.
b. Manufacturers: As indicated on the Drawings.
c. Colors: as indicated on ID drawings.
d. Finish: as indicated on ID drawings.
e. Grade: as indicated on ID drawings.
f. Thickness: as indicated on ID drawings.
•
2. Core Material: Particleboard conforming to CS 236-66, Table 1, classification 1 B2 with%
the following additional requirements: minimum density - 45 pounds per cubic foot;
internal;bond - 80 pounds per square foot.
3. Adhesive: Use urea (formaldehyde free) cold setting or phenol resin with catalytic agenj"
and set under a pressure not Tess than 30 psi. VOC Limit for installation adhesives:
Comply with VOC limit when calculated by EPA Method 24:
a. Wood Glue: 30 g/I.
b. Multi Purpose: 70 g/I.
c. Contact Adhesive: 250 g/I.
B. Plastic Laminate Faced Cabinets and Casework: Construct in accordance with W.I.C. Section 15,
Custom Grade.
1. Plastic Laminate:
a. High pressure laminated plastic: Conform with NEMA LD 3-85, or latest edition.;
Use grade as indicated.
b. Manufacturers: As indicated on ID drawings.
c. Colors: as indicated on ID drawings.
d. Finish: as indicated on ID drawings.
e. Grade: as indicated on ID drawings.
f. Thickness: as indicated on IDdrawings.
2. Core Material: Particleboard conforming to CS 236-66, Table 1, classification 1 B2 wilt:
the following additional requirements: minimum density - 45 pounds per cubic foot;','
Internal bond - 80 pounds per square foot. Binder to contain no urea formaldehyde.
7.
8.
9.
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3. MDF: ANSI A208.2 (Grade 30) made with binder containing no urea formaldehyde.
4. Solid Stock lumber: Use 'Custom" grade hardwood.5 1
5. Plywood: Rotary cut Douglas Fir and conforming requirements of PS 1-83. Sizesa
required. No urea formaldehyde. ;..i 4kt :.
6. Hardboard:1/8 inch thick when used as a laminate, or 1/4 inch thick minimum when us„, 2.
as a cabinet back. Manufactured from interfelted Iignocellulosic fibers consolidated uncle ,
heat and pressure, temper treated. Surface shall be smooth, hard and resistant to watif ',
`\
CUSTOM CASEWORK
06410 - 4
•
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HOAG MEMORIAL HOSPITAL PRESBYTERIAN
HEART VASCULAR INSTITUTE
HOAG PROJECT NUMBER 125925
TAYLOR PROJECT NUMBER 3160-200
1.5 SUBMITTALS
A. Product Data: Each joint sealant product required. Indicate sealant chemical characteristics,
performance criteria, limitations, color availability, include printed statement of VOC content.
B. Installation Instructions: Instructions for joint preparation and joint sealer application. Note all
deviations from SWRI recommendations.
1.6 QUALITY ASSURANCE
A. Industry Standard: Conform to SWRI - Sealants: The Professionals Guide, requirements and
recommendations for installation conditions, substrate materials and sealant product selection.
B.
For interior applications use adhesives and sealants that comply with the following limits for
VOC content when calculated according to 40 CFR 59, Subpart D (EPA method 24):
1. Sealants: 250 g/L.
2. Sealant Primers for Nonporous Substrates: 250 g/L.
3. Sealant Primers for Porous Substrates: 775 g/L.
1,7 DELIVERY, STORAGE AND HANDLING
A. Delivery: Deliver materials in original, tightly sealed containers or unopened packages with,
manufacturer's name, labels, product identification, lot numbers (where appropriate), color,
expiration period for use, pot life, curing time, and mixing instructions for mufti -component
materials.
B. Storage and Handling: Store and handle materials in compliance with manufacturers'
instructions and recommendations, to prevent their deterioration or damage due to moisture,
high and low temperatures, contaminants, or other causes. Store materials out of weather in
original containers or unopened packages as recommended by manufacturer.
1.8 PROJECT CONDITIONS
A. Environmental Conditions: Do not proceed with installation of joint sealants under the following
conditions:
1. When ambient and substrate temperature conditions are outside the limits permitted by
joint sealant manufacturer or below 40 degrees F.
2. When joint substrates are wet.
B. Joint Width Conditions: Do not proceed with installation of joint sealants where joint widths are
less than allowed by joint sealant manufacturer for application indicated.
C. Joint Substrate Conditions: Do not proceed with installation of joint sealants until contaminants
capable of interfering with their adhesion are removed from joint substrates.
D. Project Conditions:
1. Do
2. Mai
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•
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th
•
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
HEART VASCULAR INSTITUTE
HOAG PROJECT NUMBER 125925
TAYLOR PROJECT NUMBER 3160-200
C. Regulatory Requirements: Conform to California Air Resources Board (CARB), South Coast Air
Quality Management District (SCAQMD) and other applicable local air quality regulations for
products and application.
D. For interior applications use paints and coatings that comply with the following limits for VOC
content when calculated according to 40 CFR 59, Subpart D (EPA method 24) and the following
chemical restrictions:
1. Flat Paints and Coatings: VOC not more than 50 g/L.
2. Non -Flat Paints and Coatings: VOC not more than 150 g/L.
3. Anti -Corrosive Coatings: VOC not more than 250 g/L.
4. Varnishes and Sanding, Sealers: VOC not more than 350 g/L.
5. Stains: VOC not more than 250 g/L.
6. Aromatic Compounds: Paints and coatings shall not contain more than 1.0 percent by
weight total aromatic compounds (hydrocarbon compounds containing one or more
benzene rings).
7. Restricted Components: Paints and coatings shall not contain any of the following:
a. Acrolein.
b. Acrylonitrile.
c. Antimony.
d. Benzene.
e. Butyl benzyl phthalate.
f. Cadmium.
g. Di (2-ethylhexyl) phthalate.
h. Di-n-butyl phthalate.
i. Di-n-octyl phthalate.
j. 1,2-dichlorobenzene.
k. Diethyl phthalate.
1. Dimethyl phthalate.
m. Ethylbenzene.
n. Formaldehyde.
1.2 SUBMITTALS
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
HEART VASCULAR INSTITUTE
HOAG PROJECT NUMBER 125925
TAYLOR PROJECT NUMBER 3160-200
o. ASTM F1859 Standard Specification for Rubber Sheet Floor Covering Without
Backing
p. ASTM F1860 Standard Specification for Rubber Sheet Floor Covering With
Backing
q. ASTM F1861 Standard Specification for Resilient Wall Base
r, ASTM F2055 Standard Test Method for Size and Squareness of Resilient Floor
Tile by Dial Gage Method
s. ASTM F2169 Standard Specification for Resilient Stair Treads
t. ASTM F2170 Standard Test Method for Determining Relative Humidity in
Concrete Floor Slabs Using in situ Probes
u. ASTM F2420 Standard Test Method for Determining Relative Humidity on the
Surface of Concrete Floor Slabs Using Relative Humidity Probe
Measurement and Insulated Hood
v. ASTM G21 Standard Practice for Determining Resistance of Synthetic
Polymeric Materials to Fungi
3. Electro Static Discharge (ESD)
a. ESD S7.1 100 Resistive Characterization of Flooring Materials
b. ESD STM 97.2 Floor Materials and Footwear - Voltage Measurement on a Person
4. National Fire Protection Association (NFPA)
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Using a Radiant Energy Source 1.5 PR
b. NFPA 258 Test Method for Specific Density of Smoke Generated by Solid
Materials ", A Ma
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hot
A. Product Data: Submit manufacturer's product data sheets, installation guide, and maintenance
guide for each material proposed for use. Provide documentation including printed VOC content,
B. Samples: Submit two 3 inch by 3 inch samples of each product (except serra, degree and
stairtreads), in color specified, for verification. The degree product requires two 6 inch by 6 inch
samples; serra requires two 3 inch by 6 inch samples, and stairtreads require two 2 inch wide
samples.
C. MSDS (Material Safety Data Sheets) should be submitted for adhesives, heat weld rod, cold weld,
liquid wax and cleaning agents. These are available at www.nora.com/us.
D. For adhesive documentation including printed statement of VOC content.
E. For interior applications use adhesives and sealants that comply with the following limits for VOC
content when calculated according to 40 CFR 59, Subpart D (EPA method 24):
1. Rubber Floor Adhesives: 60 g/L.
F. Documentation from independent testing agency indicating compliance with the floorscore standard.
RESILIENT RUBBER SHEET FLOORING "
1.6 W/
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PART 2 -
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•
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
SUPPLEMENTARY AGREEMENT BETWEEN
OWNER AND CONTRACTOR
JULY 2009 EDITION
The following terms and conditions are supplementary to the Master Services Agreement Between Owner and Contractor,
dated , (July 2009 Edition) (hereinafter the "Master Agreement"), the General Conditions of the Master Services
Agreement (hereinafter the "General Conditions") (collectively the "Base Agreement"). Upon receipt of a written
authorization, the conditions and exhibits described below will ,modify the Master Agreement for the scope and extent of
the project identified below only. It is agreed that the terms and conditions set forth in the Master Agreement are a part of
this document and are in full force and effect as if incorporated herein, except as modified. Where inconsistencies exist
between the Master Agreement and the authorized Supplementary Agreement, the conditions and exhibits included in the
Supplementary Agreement shall govem.
Date: , 2011
Hoag Project Number: 125925
Hoag Project Name: Heart and Vascular Institute
Owner:
Hoag Memorial Hospital Presbyterian
500 Superior Ave., Suite 300
Newport Beach, California 92663
Mail/Federal Express Address:
Hoag Memorial Hospital Presbyterian
Real Estate, Facilities, Construction and Operations (REFCO)
500 Superior Avenue, Suite 300
Newport Beach, CA 92663
Contractor: Contractor Company Name
Street Address And Suite
City, State Zip
The Architect: Architect Name Or N/A
Street Address And Suite (Or N/A)
City, State Zip (Or N/A)
Owner's Representative: Cary Brooks, Senior Project Manager
Real Estate, Facilities, Construction and Operations (REFCO)
Hoag Memorial Hospital Presbyterian
500 Superior Avenue, Suite 300,
Newport Beach, California 92663
Architect's Project No.: Architect project number or N/A
•
•
•
Contractor Supplementary Agreement
Data Entry Fields
The following information is required in order to complete this form:
1. Date of Master Agreement
2. Date of This Agreement
3. Hoag Project Name
4. Hoag Project Number
5. Contractor Company Name
6. Contractor Address
7. Architect Name
8. Architect Address
9. Hoag Project Manager Name
10. Architect Project Number
11. Short Scope of Work (text)
12. Construction Start Date
Date of Substantial Completion
14. Construction Duration (Days)
15. Liquidated Damages Amount / Day
I have chosen a daily rate of
based on the following:
16. Be prepared to choose correct statement in Section 3.2.
Section 3.2 - The Contractor acknowledges that a sufficient amount OR has
provided a sufficient amount of time in the schedule OR Article 3.1 attached
hereto to complete all phases of the Work, including without limitation, city
building and safety inspection and all other agency inspections within the
Contract Time fixed in this article and agrees to pay liquidated damages
fixed in this article.
•
•
•
Contractor Supplementary Agreement
Data Entry Fields (cont.)
17. Contract Amount
18. Contractor Authorized Signature Name
19. Contractor Authorized Signature Title
20. Contractor License Number
21. Exhibit A — Scope of Work / Drawing Sheet and Specification Index (Optional
Attachment)
22. Exhibit B — Schedule of Services / Fee Worksheet (Optional Attachment)
23. Exhibit C — Addenda (Optional Attachment)
24. Exhibit D — Schedule of Values (Optional Attachment)
25. Exhibit E — Preliminary Construction Schedule (Optional Attachment)
26. Exhibit G — Extended Field Overhead Rates (Optional Attachment
27. Exhibit H — Contractors' Assumptions, Exclusions and Clarifications (Optional Attachment)
28. Exhibit L — Mitigation Monitoring Program
29. Exhibit M — Schedule of Key Personnel (Optional Attachment)
30. Exhibit 0 — Scope of Potential Pre -Construction Phase Services (Optional Attachment)
31. Exhibit P — Statutory Waiver & Release
32. Exhibit R — List of Alternates (Optional Attachment)
33. Exhibit S — Subcontractor List / Project Team List
34. Exhibit T — Construction Schedule
35. Exhibit V — Unit Prices and Wage Rates
•
•
•
EXHIBIT L
MITIGATION MONITORING PROGRAM
The Final Supplemental Environmental Impact Report (FSEIR) for the Hoag Memorial
Hospital Presbyterian Master Plan Update (SCH # 1991071003) was certified by the
City of Newport Beach City Council on April 17, 2008 (via Resolution No. 2008-27).
Included as part of that certified FSEIR were mitigation measures identified to minimize
or eliminate potential environmental impacts associated with implementation of the
Hoag Memorial Hospital Presbyterian Master Plan Update. The text of each of the
Hoag Memorial Hospital Presbyterian Master Plan Update mitigation measures is
included herein as Exhibit L.
The entire FSEIR is available for review at the offices of Hoag REFCO, located at 500
Superior Avenue, Suite 300, Newport Beach.
•
Hoag Memorial Hospital Presbyterian
Master Plan Update
Final Supplemental Environmental Impact Report
(SCH # 1991071003)
Certified by City of Newport Beach City Council
Resolution No. 2008-27 (Adopted April 17, 2008)
MITIGATION MEASURES
•
•
•
•
s
Hoag Memorial Hospital Presbyterian Master Plan Update
Final Supplemental Environmental Impact Report
Mitigation Measures, Cont.
AESTHETICS
Mitigation Measure SC 3.5-1: Lighting shall be in compliance with applicable standards of the
Zoning Code. Exterior on -site lighting shall be shielded and confined within site boundaries. No
direct rays or glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. "Walpak" type fixtures are not permitted. Parking area lighting shall have zero cut-off
fixtures and light standards shall not exceed 30 feet in height.
Mitigation Measure SC 3.5-2: The site shall not be excessively illuminated based on the
luminance recommendations of the Illuminating Engineering Society of North America, or, if in
the opinion of the Planning Director, the illumination creates an unacceptable negative impact
on surrounding land uses or environmental resources. The Planning Director may order the
dimming of light sources or other remediation upon finding that the site is excessively
illuminated.
Mitigation Measure SC 3.5-3: Prior to the issuance of a building permit, the applicant shall
prepare photometric study in conjunction with a final lighting plan for approval by the Planning
Department.
Mitigation Measure SC 3.5-4: Prior to issuance of the certificate of occupancy or final building
permits, the applicant shall schedule an evening inspection by the Code and Water Quality
Enforcement Division to confirm control of light and glare.
Mitigation Measure 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 General Services Department and approval
by the Planning Department and Public Works Department.
Mitigation Measure 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.
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.
Mitigation Measure 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
development. This analysis shall be submitted to and approved by the City Planning
Department.
Page 2
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Hoag Memorial Hospital Presbyterian Master Plan Update
Final Supplemental Environmental Impact Report
Mitigation Measures, Cont.
AIR QUALITY AND HUMAN HEALTH RISK
Mitigation Measure 36: Prior to the issuance of grading permits for each phase of
development, the Project Sponsor shall provide evidence for verification by the Planning
Department that the necessary permits have been obtained from the SCAQMD for regulated
commercial equipment incorporated within each phase. An air quality analysis shall be
conducted prior to each phase of development for the proposed mechanical equipment
contained within that phase that identifies additional criteria pollutant emissions generated by
the mechanical equipment to be installed in the phase.
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.
Mitigation Measure 38: Prior to the issuance of grading and building permits for each phase of
Master Plan development, the Project Sponsor shall provide evidence that site plans incorporate
the site development requirements of Ordinance No. 91-16, as appropriate, to the Traffic
Engineering Division and Planning Department for review and Planning Commission approval.
Requirements outlined in the Ordinance include:
a. A minimum of five percent of the provided parking at new facilities shall be reserved for
carpools. These parking spaces shall be located near the employee entrance or at other
preferred locations.
b. A minimum of two bicycle lockers per 100 employees shall be provided. Additional
lockers shall be provided at such time as demands warrants.
c. A minimum of one shower and two lockers shall be provided.
d. Information of transportation alternatives shall be provided to all employees.
e. A rideshare vehicle loading area shall be designated in the parking area.
f. The design of all parking facilities shall incorporate provisions for access and parking of
vanpool vehicles.
g. Bus stop improvements shall be coordinated with the Orange County Transportation
Authority, consistent with the requirements of Mitigation Measure 30.
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.
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 401, Visible Emissions, and Rule 402, Public
Nuisance.
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
Page 3
•
•
•
Hoag Memorial Hospital Presbyterian Master Plan Update
Final Supplemental Environmental Impact Report
Mitigation Measures, Cont.
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
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.
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 Toad.
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.
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.
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.
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.
Page 4
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Hoag Memorial Hospital Presbyterian Master Plan Update
Final Supplemental Environmental Impact Report
Mitigation Measures, Cont.
Mitigation Measure 110: The Project Sponsor shall ensure that low emission mobile and
stationary equipment is utilized during construction, and low sulfur fuel is utilized in stationary
equipment, when available. Evidence of this fact shall be provided to the City of Newport Beach
prior to issuance of any grading or building permit.
Mitigation Measure 3.3-1: During construction of the Project, the Applicant and its Contractors
shall be required to comply with regional rules established by the South Coast Air Quality
Management District (SCAQMD), which assist in reducing short-term air pollutant emissions.
The SCAQMD's Rule 403 requires that fugitive dust be controlled with best available control
measures so that the presence of such dust does not remain visible in the atmosphere beyond
the property line of the emission source. Two options are presented in Rule 403: monitoring of
particulate concentrations or active control. Monitoring involves a sampling network around the
project with no additional control measures unless specified concentrations are exceeded. The
active control option does not require any monitoring, but requires that a list of measures be
implemented starting with the first day of construction.
Rule 403 requires that "No person shall conduct active operations without utilizing the best
available control measures included in Table 1 of this Rule to minimize fugitive dust emissions
from each fugitive dust source type within the active operation." The measures from Table 1 of
Rule 403 are presented in this SEIR as Table A. It is required that all applicable and feasible
measures in Table A are implemented. At this time, specific construction projects are not
specified so it is unknown which measures will be applicable. All applicable and feasible control
measures for each source category used during construction shall be implemented. Prior to
permit issuance, the Applicant shall submit a list of applicable measures that wiii be
implemented along with a list of inapplicable measures that will not be implemented for the
specific construction project.
Rule 403 requires that "Large Projects" implement additional measures. A Large Project is
defined as "any active operations on property which contains 50 or more acres of disturbed
surface area, or any earthmoving operation with a daily earthmoving or throughput volume of
5,000 cubic yards for more than three times during the most recent 365 day period." Grading of
the project is not considered a Large Project under Rule 403. However, the project shall
implement all applicable and feasible measures specified in Table 2 (presented in this SEIR as
Table B) to the greatest extent possible. This results in a higher reduction of fugitive dust
emissions than would be achieved through complying solely with Table A. At this time, specific
construction projects are not specified so it is unknown which measures will be feasible. Prior to
permit issuance, the Applicant shall submit a list of applicable measures that will be
implemented for the specific construction project along with justification for the infeasibility
finding.
Rule 403 also requires that the construction activities "shall not cause or allow PM10 levels to
exceed 50 micrograms per cubic meter when determined by simultaneous sampling, as the
difference between upwind and downwind -sample." Projects that cannot meet this performance
standard are required to implement the applicable actions specified in Table 3 of Rule 403
(presented in this SEIR as Table C).
Rule 403 requires that that the project shall not "allow track -out to extend 25 feet or more in
cumulative length from the point of origin from an active operation." All track -out from an active
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operation is required to be removed at the conclusion of each workday or evening shift. Any
active operation with a disturbed surface area of five or more acres or with a daily import or
export of 100 cubic yards or more of bulk materials must use at least one of the measures listed
in Table D at each vehicle egress from the site to a paved public road.
TABLE A
REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1)
;... Source
- • - ... � • - . _ourc.Category
=
Control "Measure
Guidance
Backfilling
01-1 Stabilize backfill material when not actively
handling; and
01-2 Stabilize backfill material during handling;
and
01-3 Stabilize soil at completion of activity.
•
•
•
•
Mix backfill soil with water prior to moving
Dedicate water truck or high capacity hose to
backfilling equipment
Empty loader bucket slowly so that no dust
plumes are generated
Minimize drop height from loader bucket
Clearing and Grubbing
02-1 Maintain stability of soil through pre -watering
of site prior to clearing and grubbing; and
02-2 Stabilize soil during clearing and grubbing,
activities; and
02-3 Stabilize soil immediately after clearing and
grubbing activities.
•
•
Maintain live perennial vegetation where
possible
Apply water in sufficient quantity to prevent
generation of dust plumes
Clearing Forms
03-1 Use water spray to clear forms; or
03-2 Use sweeping and water spray to clear
forms; or
03-3 Use vacuum system to clear forms.
•
Use of high pressure air to clear forms may
cause exceedance of Rule requirements
Crushing
04-1 Stabilize surface soils prior to operation of
support equipment; and
04-2 Stabilize material after crushing.
•
•
•
•
Follow permit conditions for crushing
equipment
Pre -water material prior to loading into
crusher
Monitor crusher emissions opacity
Apply water to crushed material to prevent
dust plumes
Cut and Fill
05-1 Pre -water soils prior to cut and fill activities;
and
05-2 Stabilize soil during and after cut and fill
activities.
•
•
For large sites, pre -water with sprinklers or
water trucks and allow time for penetration
Use water trucks/pulls to water soils to depth
of cut prior to subsequent cuts
Demolition — Mechanical/Manual
06-1 Stabilize wind erodible surfaces to reduce
dust; and
06-2 Stabilize surface soil where support
equipment and vehicles will operate; and
06-3 Stabilize loose soil and demolition debris;
and
06-4 Comply with AQMD Rule 403.
•
Apply water in sufficient quantities to prevent
the generation of visible dust plumes
Disturbed Soil
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=Source Category
ontrol ,Measure
Guidance
07-1 Stabilize disturbed soil throughout the
construction site; and
07-2 Stabilize disturbed soil between structures
• Limit vehicular traffic and disturbances on
soils where possible
• If interior block walls are planned, install as
early as possible
• Apply water or a stabilizing agent in sufficient
quantities to prevent the generation of
visible dust plumes
Earth -Moving Activities
08-1 Pre -apply water to depth of proposed cuts;
and
08-2 Re -apply water as necessary to maintain
soils in a damp condition and to ensure that
visible emissions do not exceed 100 feet in
any direction; and
08-3 Stabilize soils once earth -moving activities
are complete.
• Grade each project phase separately, timed
to coincide with construction phase
• Upwind fencing can prevent material
movement on site
• Apply water or a stabilizing agent in sufficient
quantities to prevent the generation of
visible dust plumes
Importing/Exporting of Bulk Materials
09-1 Stabilize material while loading to reduce
fugitive dust emissions; and
09-2 Maintain at least six inches of freeboard on
haul vehicles; and
09-3 Stabilize material while transporting to
reduce fugitive dust emissions; and
09-4 Stabilize material while unloading to reduce
fugitive dust emissions; and
09-5 Comply with Vehicle Code Section 23114.
• Use tarps or other suitable enclosures on
haul trucks
• Check belly -dump truck seals regularly and
remove any trapped rocks to prevent
spillage
• Comply with track -out prevention/mitigation
requirements
• Prnuido ;;later ;n_hila Innriir ri anri i,nlna�ling to
reduce visible dust plumes
Landscaping
10-1 Stabilize soils, materials, slopes
• Apply water to materials to stabilize and
maintain materials in a crusted condition
• Maintain effective cover over materials
• Stabilize sloping surfaces using soil binders
until vegetation or ground cover can
effectively stabilize the slopes
• Hydroseed prior to rain season
Road Shoulder Maintenance
11-1 Apply water to unpaved shoulders prior to
clearing; and
11-2 Apply chemical dust suppressants and/or
washed gravel to maintain a stabilized
surface after completing road shoulder
maintenance.
Installation of curbing and/or paving of road
shoulders can reduce recurring maintenance
costs
Use of chemical dust suppressants can
inhibit vegetation growth and reduce future
road shoulder maintenance costs
Screening
12-1 Pre -water material prior to screening; and
12-2 Limit fugitive dust emissions to opacity and
plume length standards; and
12-3 Stabilize material immediately after
screening.
•
•
•
Dedicate water truck or high capacity hose to
screening operation
Drop material through the screen slowly and
minimize drop height
Install wind barrier with a porosity of no more
than 50% upwind of screen to the height of
the drop point
Staging Areas
13-1 Stabilize staging areas during use; and
13-2 Stabilize staging area soils at project
•
•
Limit size of staging area
Limit vehicle speeds to 15 miles per hour
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Source Catego.
y'
Control Measure • - _,
_
Guidance ,
completion.
•
Limit number and size of staging area
entrances/exists
Stockpiles/ Bulk Material Handling
14-1 Stabilize stockpiled materials.
14-2 Stockpiles within 100 yards of off -site
occupied buildings must not be greater than
eight feet in height; or must have a road
bladed to the top to allow water truck access
or must have an operational water irrigation
system that is capable of complete stockpile
coverage.
•
•
Add or remove material from the downwind
portion of the storage pile
Maintain storage piles to avoid steep sides or
faces
Traffic Areas for Construction Activities
15-1 Stabilize all off -road traffic and parking
areas; and
15-2 Stabilize all haul routes; and
15-3 Direct construction traffic over established
haul routes.
•
•
Apply gravel/paving to all haul routes as
soon as possible to all future roadway areas
Barriers can be used to ensure vehicles are
only used on established parking areas/haul
routes
Trenching
16-1 Stabilize surface soils where trencher or
excavator and support equipment will
operate; and
16.2 Stabilize soils at the completion of trenching
activities.
•
•
•
Pre -watering of soils prior to trenching is an
effective preventive measure.
For deep trenching activities, pre -trench to
18 inches, soak soils via the pre -trench, and
resume trenching
Washing mud and soils from equipment at
the conclusion of trenching activities can
prevent crusting and drying of soil on
equipment
Truck Loading
17-1 Pre -water material prior to loading; and
17.2 Ensure that freeboard exceeds six inches
(CVC 23114)
•
4,
Empty loader bucket such that no visible
dust plumes are created
Ensure that the loader bucket is close to the
truck to minimize drop height while loading
Turf Overseeding
18-1 Apply sufficient water immediately prior to
conducting turf vacuuming activities to meet
opacity and plume length standards; and
18-2 Cover haul vehicles prior to exiting the site.
•
Haul waste material immediately off -site
Unpaved Roads/Parking Lots
19-1 Stabilize soils to meet the applicable
performance standards; and
19-2 Limit vehicular travel to established unpaved
roads (haul routes) and unpaved parking
lots.
•
Restricting vehicular access to established
unpaved travel paths and parking lots can
reduce stabilization requirements
Vacant Land
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Srce C ouCategory
ControlMeasure
• Guidance
20-1 In instances where vacant lots are 0.10 acre
or larger and have a cumulative area of 500
square feet or more that are driven over
and/or used by motor vehicles and/or off -
road vehicles, prevent motor vehicle and/or
off -road vehicle trespassing, parking and/or
access by installing barriers, curbs, fences,
gates, posts, signs, shrubs, trees or other
effective control measures.
Source: SCAQMD.
TABLE B
DUST CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 2)
Fugitive=Dust 'Source Category_ _
ControlAetions-
Earth -moving (except construction cutting and filling areas, and mining operations)
(1a) Maintain soil moisture content at a minimum of 12 percent, as determined by ASTM method D2216, or
other equivalent method approved by the Executive Officer, the California Air Resources Board, and
the U.S. EPA. Two soil moisture evaluations must be conducted during the first three hours of active
operations during a calendar day, and two such evaluations each subsequent four-hour period of
active operations;
OR
(1a-1) For any earth -moving which is more than 100 feet from all property lines, conduct watering as
necessary to prevent visible dust emissions from exceeding 100 feet in length in any direction.
Earth -moving: Construction fill areas:
(lb) Maintain soil moisture content at a minimum of 12 percent, as determined by ASTM method D2216, or
other equivalent method approved by the Executive Officer, the California Air Resources Board, and
the U.S. EPA. For areas which have an optimum moisture content for compaction of less than 12
percent, as determined by ASTM Method 1557 or other equivalent method approved by the Executive
Officer and the California Air Resources Board and the U.S. EPA, complete the compaction process
as expeditiously as possible after achieving at least 70 percent of the optimum soil moisture content.
Two soil moisture evaluations must be conducted during the first three hours of active operations
during a calendar day, and two such evaluations during each subsequent four-hour period of active
operations.
Earth -moving: Construction cut areas and mining operations:
(lc) Conduct watering as necessary to prevent visible emissions from extending more than 100 feet
beyond the active cut or mining area unless the area is inaccessible to watering vehicles due to slope
conditions or other safety factors.
Disturbed surface areas (except completed grading areas)
(2a/b) Apply dust suppression in sufficient quantity and frequency to maintain a stabilized surface. Any areas
which cannot be stabilized, as evidenced by wind driven fugitive dust must have an application of
water at least twice per day to at least 80 percent of the unstabilized area.
Disturbed surface areas: Completed grading areas
(2c) Apply chemical stabilizers within five working days of grading completion;
OR
(2d) Take actions (3a) or (3c) specified for inactive disturbed surface areas.
Inactive disturbed surface areas
(3a) Apply water to at least 80 percent of all inactive disturbed surface areas on a daily basis when there is
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Fugitive Dust Source Category _.
. Control•,Actions
evidence of wind driven fugitive dust, excluding any areas which are inaccessible to watering vehicles
due to excessive slope or other safety conditions;
OR
(3b) Apply dust suppressants in sufficient quantity and frequency to maintain a stabilized surface;
OR
(3c) Establish a vegetative ground cover within 21 days after active operations have ceased. Ground cover
must be of sufficient density to expose less than 30 percent of unstabilized ground within 90 days of
planting, and at all times thereafter;
OR
(3d) Utilize any combination of control actions (3a), (3b), and (3c) such that, in total, these actions apply to
all inactive disturbed surface areas.
Unpaved Roads
(4a) Water all roads used for any vehicular traffic at least once per every two hours of active operations [3
times per normal 8 hour work day];
OR
(4b) Water all roads used for any vehicular traffic once daily and restrict vehicle speeds to 15 miles per
hour;
OR
(4c) Apply a chemical stabilizer to all unpaved road surfaces in sufficient quantity and frequency to
maintain a stabilized surface.
Open storage piles
(5a) Apply chemical stabilizers;
OR
(5b) Apply water to at least 80 percent of the surface area of all open storage piles on a daily basis when
there is evidence of wind driven fugitive dust;
OR
(5c) Install temporary coverings;
OR
(5d) Install a three -sided enclosure with walls with no more than 50 percent porosity which extend, at a
minimum, to the top of the pile. This option may only be used at aggregate -related plants or at cement
manufacturing facilities.
All Categories
(6a) Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified in Table 2 may be used.
TABLE C
CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3)
.: _Fugtive:.Dust Source Category -
Control Actions _ -
Earth -moving
(1A) Cease all active operations;
OR
(2A) Apply water to soil not more than 15 minutes prior to moving such soil.
Disturbed surface areas
(OB) On the last day of active operations prior to a weekend, holiday, or any other period when active
operations will not occur for not more than four consecutive days: apply water with a mixture of chemical
stabilizer diluted to not less than 1/20 of the concentration required to maintain a stabilized surface for a period
of six months;
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- Fugitive: Dust Source Category ;
Control Actions
_ - -
OR
(1 B) Apply chemical stabilizers prior to wind event;
OR
(2B) Apply water to all unstabilized disturbed areas 3 times per day. If there is any evidence of wind driven
fugitive dust, watering frequency is increased to a minimum of four times per day;
OR
(3B) Take the actions specified in Table 2, Item (3c);
OR
(4B) Utilize any combination of control actions (1 B), (2B), and (3B) such that, in total, these actions apply to
all disturbed surface areas.
Unpaved Roads
(1 C) Apply chemical stabilizers prior to wind event;
OR
(2C) Apply water twice per hour during active operation;
OR
(3C) Stop all vehicular traffic.
Open Storage Piles
(1 D) Apply water twice per hour;
OR
(2D) Install temporary coverings.
Paved Road Track -Out
(1 E) Cover all haul vehicles;
(2E) Comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for
both public and private roads.
All Categories
(1F) Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified in Table 3 may be used.
Source: SCAQMD.
TABLE D
TRACK OUT CONTROL OPTIONS
(A) Install a pad consisting of washed gravel (minimum -size: one inch) maintained in a clean condition to a
depth of at least six inches and extending at least 20 feet wide and 50 feet long.
(B) Pave the surface extending at least 100 feet and a width of at least 20 feet wide.
(C) Utilize a wheel shaker/wheel spreading device consisting of raised dividers (rails, pipe, or grates) at least
24 feet long and 10 feet wide to remove bulk material from tires and vehicle under carriages before
vehicles exit the site.
(D) Install and utilize a wheel washing system to remove bulk material from tires and vehicle undercarriages
before vehicles exit the site.
(E) Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified items (A) through (D) above.
Source: SCAQMD.
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Mitigation Measure 3.3-2: Prior to issuance of each grading permit, the Applicant shall include
the following notes on the contractor specifications submitted for review and approval by the
City of Newport Beach Department of Public Works:
To reduce construction equipment emissions, the following measures shall be implemented:
• Maintain construction equipment engines by keeping them tuned.
• Use existing power sources (Le., power poles) when available. This measure would
minimize the use of higher polluting gas or diesel generators.
• Configure construction parking to minimize traffic interference.
• Minimize obstruction of through -traffic lanes. Construction shall be planned so that lane
closures on existing streets are kept to a minimum.
• Schedule construction operations affecting traffic for off-peak hours to the best extent
when possible.
• Develop a traffic plan to minimize traffic flow interference from construction activities (the
plan may include advance public notice of routing, use of public transportation, and
satellite parking areas with a shuttle service).
Mitigation Measure 3.3-3: Prior to issuance of each building permit for the proposed Master
Plan Update Project, the Applicant shall include the following notes on the contractor
specifications submitted for review and approval by the City of Newport Beach Building
Department:
• Minimize the amount of paint used by using pre -coated, pre -colored, and naturally
colored building materials.
• Use high transfer efficiency painting methods such as HVLP (High Volume Low
Pressure) sprayers and brushes/rollers were possible.
CULTURAL RESOURCES
Mitigation Measure 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.
Mitigation Measure 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
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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.
GEOLOGY AND SOILS
Mitigation Measure 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.
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.
Mitigation Measure 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 on -site
faults 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.
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 California Building Code.
Mitigation Measure 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. 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.
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Mitigation Measure 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.
Mitigation Measure 8: 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.
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 ongoing basis by the Newport Beach Building Department.
HAZARDS AND HAZARDOUS MATERIALS
Mitigation Measure 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.
Mitigation Measure 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.)
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Mitigation Measure 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.
Mitigation Measure 54: If the analysis of the initial soil gas samples shows 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.
Mitigation Measure 55: Continuous monitoring for methane and hydrogen sulfide.
Mitigation Measure 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.
Mitigation Measure 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.
Mitigation Measure 62: A study of the concentration of potential hazardous constituents shall
be conduct...-4 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.
Mitigation Measure 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 and subsequent phases of
construction activities as applicable to the project activity.
Mitigation Measure 64: Prior to the issuance of grading or building permits, the Project
Sponsor shall evaluate all existing vent systems located on the lower campus and submit this
data to the City Building and Fire Departments. Additionally, any proposed new passive vents
shall be evaluated by the City Building and Fire Departments prior to the issuance of grading or
building permits.
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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.
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.
Mitigation Measure 69: Project Sponsor shall submit plans to the City of Newport Beach
indicating where gas test boring will be drilled under each proposed main building site once
specific building plans are complete. Such testing shall be carried out, and test results submitted
to the City's building official, prior to issuance of grading permits. If a major amount of gas is
detected, a directionally drilled well will be permanently completed and put into the existing gas
collection system.
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 shall be retained to design such systems.
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 material 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.
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 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.
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).
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Mitigation Measure 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.
Mitigation Measure 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
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 AB 2185/2187.
Mitigation Measure 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.
Mitigation Measure 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.
Mitigation Measure 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, 1402, 1403, 1405 and 1415, are being carried out.
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 certified development cleared landfill
with adequate capacity.
Mitigation Measure 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
6.9.5, 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.
HYDROLOGY AND WATER QUALITY
Mitigation Measure 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
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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 ongoing basis by the Newport Beach Building Department.
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 General Services Department and approved by the City of
Newport Beach Planning Department. The Project Sponsor shall install landscaping in strict
compliance with the approved plan.
Mitigation Measure 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 Drainage Area Management Plan (DAMP), routine vacuuming shall be done in
accordance with the requirements specified in the plan.
Mitigation Measure 12: Upon completion of final building construction plans, and prior to the
issuance of a grading permit for each phase of development, the Project Sponsor shall ensure
that site hydrological analyses are conducted to verify that existing drainage facilities are
adequate. The applicant shall submit a report to the City of Newport Beach Building Department
for approval, verifying the adequacy of the proposed facilities and documenting measures for
the control of siltation and of erosive runoff velocities.
Mitigation Measure 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.
Mitigation Measure 14: Prior to the completion of final building construction plans for each
phase of Lower Campus development, the Project Sponsor shall prepare and submit a
construction stormwater National Pollution Discharge Elimination System (NPDES) General
Permit for stormwater discharge associated with construction activity (Construction General
Permit, SWRCB Order No. 99-08-DWQ or its successor) and Notice of Intent (NOI) to obtain the
required coverage under the General Permit for Discharges of Storm Water Associated with
Construction Activity. Construction activity subject to this permit includes clearing, grading, and
disturbances to the ground such as stockpiling or excavation, but does not include regular
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maintenance activities performed to restore the original line, grade, or capacity of the facility.
The NOI, site plan, a check in an amount specified by the most current fee schedule, and any
other documentation required by the permit shall be sent to the State Water Resource Control
Board (SWRCB). The SWRCB will send a Waste Discharger Identification (WDI) to the project
sponsor and the Regional Water Quality Control Board Santa Ana Region for use during site
inspection, if needed.
Mitigation Measure 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.
LAND USE AND PLANNING PROGRAMS
Mitigation Measure 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 an amendment to the Planned Community Development Plan and
District Regulations, approval of an amendment to the Development Agreement, 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.
Mitigation Measure 118: For any building subject to the issuance of a building permit by the
California Office of Statewide Health Planning and Development (OSHPD), Hoag Hospital shall
submit to OSHPD a letter from the City of Newport Beach indicating that review of the
development plans has been completed and that the plans are in compliance with all City
requirements.
NOISE
Mitigation Measure PDF 3.4-1: Within six months following approval of the Master Plan
Update Project by the City of Newport Beach and the expiration of any appeals, statute of
limitations or referendum periods for challenging any of the Project approvals, the Applicant
shall offer a window/sliding glass door upgrades (dual pane windows) and balcony barrier
extensions to the owners of the residences (Owners) of 12 condominium units at 260 Cagney
Lane, Newport Beach, in units 202 through 207 and 302 through 307. With respect to the
balcony barrier extensions, the extensions shall be 3/8-inch-thick tempered glass with a frame.
The top of the extensions shall extend approximately 5 to 6 feet above the balcony deck. Where
windows and/or sliding glass doors would be located behind a balcony barrier, the Applicant
would not be required to provide window and/or sliding glass door upgrades. Other
windows/sliding glass doors of the identified condominium units would be upgraded with dual
pane glass. Units with cedar siding may require wall sound insulation such as high performance
gypsum board (e.g., QuietRock or Suppress) to provide a 4 dB exterior to interior noise
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reduction. Wall insulation can be provided to the exterior or interior wall affected and would be
subject to the approval of the Homeowners Association and Owner.
The Applicant shall be responsible for the implementation of the noted upgrades pursuant to the
following provisions and guidelines: (i) in order to participate in the program and receive new
balcony barrier extensions and/or windows/sliders and wall insulation, each Owner must provide
written notice to the Applicant within 45 days following receipt of the proposed program from
Applicant, that the Owner wants to participate in the program; (ii) failure to respond within such
time period shall mean the Owner desires not to participate; (iii) the replacement balcony barrier
extensions/windows/sliders and wall insulation shall be installed by a third -party contractor as
part of one overall program pursuant to a contract between the Villa Balboa Homeowners
Association (Association) and such third -party contractor selected by the Association; (iv) the
Association shall provide the Applicant with a written estimate from the contractor stating that
the total cost of the replacement program and obtain Applicant's written approval of such work
prior to executing a contract with the contractor; (v) the total cost of the balcony barrier
extensions and window/slider replacement, wall insulation, and related patch -up work to be
reimbursed by the Applicant to the Association for all Owners shall not exceed the total cost
identified in a Bid Estimate approved by the City prepared by a qualified and licensed contractor
plus reasonable administrative costs to manage the contract and construction effort; and (vi)
provided the Applicant receives the reimbursement request from the Association within 60 days
following completion of the work, the Applicant shall reimburse the Association for the cost of
the work within 30 days of the Applicant's receipt of a final receipt, bill or invoice from the
Association evidencing that the balcony barrier extensions, wall insulation, and window/slider
replacement work was completed pursuant to the approved estimate.
Mitigation Measure PDF 3.4-2: Within 12 months following approval of the Master Plan
Update Project by the City of Newport Beach and the expiration of any appeals, statute of
limitations or referendum periods for challenging any of the Project approvals and subject to the
City's issuance of a building permit, the Applicant shall have constructed a sound wall of
approximately 470 linear feet along West Hoag Drive within the boundaries of the Applicant's
property. The sound wall would be constructed adjacent to Hoag Drive and set back
approximately 3 to 6.5 feet from the edge of the existing curb. The sound wall shall range in
height from approximately 17 to 23 feet between West Hoag Drive and the 280 Cagney Lane
condominium building; and approximately 14 to 18.5 feet at the 260 Cagney Lane condominium.
The location of the sound wall is provided in Exhibit 1. The sound wall shall be constructed
using the Sound Fighter® LSE Wall System (or a sound wall system with the same sound
attenuation capability and construction implementation capability).
To the maximum degree feasible, the sound wall shall be constructed to retain existing
vegetation which serves as a visual screen. Vegetation that is required to be removed
associated with installation of the sound wall shall be replaced in -kind with specimen plant
material as designated on a landscape and irrigation plan prepared by a licensed landscape
architect. The plan shall be subject to review by the Villa Balboa Community Association, and
review and approval by the City.
The Applicant shall be responsible for the maintenance of landscaping within the property
boundaries of Hoag. Any future modifications made to the sound wall and/or landscaping shall
be reviewed and approved by the Planning Director.
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If the removal of vegetation is scheduled to proceed between March 1 and July 31, no more
than seven days prior to the onset of construction activities that would impact trees associated
with the sound wall, a qualified Biologist shall conduct a pre -construction bird nesting survey for
the trees scheduled for removal to determine the presence of any active bird nest. If an active
bird nest is found, the tree cannot be removed until the nest is deemed no longer occupied by
the qualified Biologist. If no active nests are found, tree removal may commence. Trees
removed anytime between August 1 and February 28 do not require any nesting bird surveys, or
corresponding avoidance measures for nesting bird species.
Mitigation Measure SC 3.4-1: During construction, the Applicant shall ensure that all noise -
generating activities be limited to the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to
6:00 PM on Saturdays. No noise -generating activities shall occur on Sundays or national
holidays in accordance with the City of Newport Beach Noise Ordinance.
Mitigation Measure 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.
Mitigation Measure 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.
Mitigation Measure 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 to and
from Hoag Hospital. Helicopters shall, to the extent feasible, arrive at, and depart from the
helipad, from the northeast, to mitigate noise impacts on residential units to the west and south.
Mitigation Measure 119: 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 AM and 7:00 PM daily.
Mitigation Measure 3.4-1: Prior to the initiation of vibration -generating demolition and
construction activities, the Hoag Construction Project Manager shall notify building/department
representatives that these activities are planned. This notification will allow for the relocation of
vibration -sensitive equipment in portions of buildings that could be affected.
The Hoag construction staff shall work with the Project Contractor to schedule demolition and
construction activities that use heavy equipment and are located within 50 feet of buildings
where vibration -sensitive medical procedures occur, such that demolition and construction
activities are not scheduled concurrent with sensitive medical operations. A system of
communications would be established between selected vibration -sensitive uses/areas and
Construction Managers so that noise or vibration which would affect patient care or research
activities can be avoided.
Mitigation Measure 3.4-2: The final plans for heating, ventilation, and air conditioning (HVAC)
equipment for the Ancillary Building and West Tower shall be submitted to the City for review
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and approval. The plans shall be reviewed by an Acoustical Engineer to ensure that they will
achieve 55 dBA (Leg) at the property line adjacent to the loading dock area. These plans need
to be submitted within six months of the certification of the Hoag Memorial Hospital Presbyterian
Master Plan Update Final Supplemental EIR (SEIR). If Hoag does not pursue the redesign of
the HVAC systems for the Ancillary Building and West Tower, Hoag shall submit within six
months of the certification of the Final SEIR a plan to the City that details how Hoag will bring
the current equipment into compliance with the 55 dBA nighttime noise limit when measured at
the property line adjacent to the loading dock area.
Mitigation Measure 3.4-3: Prior to issuance of building permits for any project that includes
HVAC equipment, an acoustical study of the noise generated by the HVAC equipment shall be
performed and a report that documents the results shall be submitted. This report shall present
the noise levels generated by the equipment and the methodology used to estimate the noise
levels at nearby residential uses or property boundary, as applicable; the report will also
demonstrate that combined noise levels generated by all new HVAC equipment does not
exceed applicable regulations. This study shall be reviewed and approved by the City prior to
issuance of building permits. After installation of the equipment, noise measurements shall be
performed and provided to the City that demonstrates compliance with applicable noise level
limits.
Mitigation Measure 3.4-4: Truck deliveries to the loading dock area are restricted to the hours
of 7:00 AM to 8:00 PM. It is noted that special situations may arise that require delivery outside
of these hours.
Mitigation Measure 3.4-5: Sound absorption panels on the east wall of the loading dock shall
be installed. Approximately 450 square feet of absorptive panels shall be used to cover major
portions of the back wall of the loading dock area. The Noise -Foil panels by Industrial Acoustics
or a panel with an equivalent or better sound rating shall be used.
Mitigation Measure 3.4-6: The trash compactor shall be relocated within the loading dock. The
trash compactor and baler shall be enclosed in a three -sided structure. The walls shall be
concrete block or similar masonry construction. The roof shall be lightweight concrete roof or a
plywood surface with concrete tiles; a built-up roof with 5' 5" of insulation on the inside would be
an acceptable alternative. The open side shall face away from the residents. Doors may be on
the side of the enclosure facing the residents, but must be closed when the baler or compactor
are operating. The compactor and baler should only be operated between the hours of 7:00 AM
and 7:00 PM.
Mitigation Measure 3.4-7: "No Idling" signs shall be posted in the loading dock area and any
area where the trucks might queue.
Mitigation Measure 3.4-8: Grease trap cleaning operations shall be limited to Saturday
between the hours of 11:00 AM and 3:00 PM.
Mitigation Measure 3.4-9: Upon installation of the fourth cooling tower at the cogeneration
facility, additional noise measurements shall be performed to determine compliance with the
City's Noise Ordinance. The measurements shall be made and a report submitted to the City
within three months of commencement of operations of the fourth cooling tower. If a violation is
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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.
Mitigation Measure 3.4-10: Prior to the issuance of building permits for any Hoag patio use
proposed to be located closer to the roadway then the 65 CNEL contour distance shown in
Table 3.4-7, a detailed acoustical analysis study shall be prepared by a qualified Acoustical
Consultant and a report shall be submitted to the City for review and approval. The Acoustical
Analysis Report shall describe and quantify the noise sources impacting the area and the
measures required to meet the 65 CNEL exterior residential noise standard. The final building
plans shall incorporate the noise barriers (wall, berm, or combination wall/berm) required by the
analysis and Hoag shall install these barriers prior to issuance of a Certificate of Occupancy.
Mitigation Measure 3.4-11: Prior to issuance of building permits, a detailed acoustical study
using architectural plans shallbe prepared by a qualified Acoustical Consultant and a report
shall be submitted to and approved by the City for Hoag buildings that are proposed to be
located closer to the roadway than the 65 CNEL contour distance shown in Table 3.4-7 and for
office buildings that are proposed to be located closer to the roadway than the 70 CNEL contour
distance (Table 3.4-7). This report shall describe and quantify the noise sources impacting the
building(s); the amount of outdoor -to -indoor noise reduction provided by the design in the
architectural .plans; and any upgrades required to meet the City's interior noise standards (45
CNEL for hospital uses and 50 CNEL for office uses). The measures described in the report
shall be incorporated into the architectural plans for the buildings and implemented with building
construction.
PUBLIC SERVICES
Mitigation Measure 91: Prior to the issuance of grading permits, emergency fire access to the
site shall be approved by the City Public Works and Fire Departments.
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.
TRANSPORTATION AND CIRCULATION
Mitigation Measure 25: The Project Sponsor shall conduct a Traffic Phasing Ordinance (TPO)
analysis for each Master Plan development project. 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 ensure a satisfactory level of service as defined by the TPO. This report shall be
approved by the City prior to commencement of construction of the development project.
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Mitigation Measure 27: For each Master Plan development project, the Project Sponsor shall
conduct a project trip generation study prepared in accordance with the Traffic Phasing
Ordinance (TPO) guidelines and to be reviewed and approved by the City Traffic Engineer prior
to permit issuance for future phases.
Mitigation Measure 28: The Project Sponsor shall continue to comply with all applicable
regulations adopted by the South Coast Air Quality Management District that pertain to trip
reductions such as Rule 2202.
Mitigation Measure 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.
Mitigation Measure 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 required by the City
Traffic Engineer, after City consultation with OCTA, 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 OCTA's Design Guidelines for Bus Facilities.
Mitigation Measure 32: Prior to issuance of approvals for development projects, 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.
Mitigation Measure 33: Prior to issuance of precise grading permits for 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 City Traffic Engineer that identifies all feasible measures to eliminate internal
traffic congestion and facility's ingress and egress to the site. All feasible measures identified in
this study shall be incorporated into the site plan.
Mitigation Measure 34: Depending on actual site build -out, intersection improvements may be
required at the Hoag Drive -Placentia Avenue/Hospital Road intersection (Upper Campus
access), Newport Boulevard/Hospital Road intersection, and at the Hoag Drive/West Coast
Highway intersection (Lower Campus access). The need for these improvements shall be
assessed during subsequent traffic studies to be conducted in association with Mitigation
Measure 25. Improvements could include restriping, traffic signal timing, etc.
Mitigation Measure 35: As each Master Plan project 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 in compliance with the City of Newport
Beach Trip Reduction Plan.
Mitigation Measure 38: Prior to the issuance of building permits for each Master Plan
development, the Project Sponsor shall provide evidence that site plans incorporate the site
development requirements of Ordinance No. 91-16, as appropriate, to the Traffic Engineering
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Division and Planning Department for review and Planning Commission approval. Requirements
outlined in the Ordinance include:
a. A minimum of five percent of the provided parking at new facilities shall be reserved for
carpools. These parking spaces shall be located near the employee entrance or at other
preferred locations.
b. A minimum of two bicycle lockers per 100 employees shall be provided. Additional
lockers shall be provided at such time as demand warrants.
c. A minimum of one shower and two lockers shall be provided.
d. Information of transportation alternatives shall be provided to all employees.
e. A rideshare vehicle loading area shall be designated in the parking area.
f. The design of all parking facilities shall incorporate provisions for access and parking of
vanpool vehicles.
g. Bus stop improvements shall be coordinated with the Orange County Transportation
Authority, consistent with the requirements of Mitigation Measure 30.
The exact number of each of the above facilities shall be determined by the City during review
of building permit applications for each development project. The types and numbers of facilities
required of the project will reflect the content of the Ordinance at the time that a permit
application is deemed complete by the Planning Department.
Mitigation Measure 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.
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.
Mitigation Measure 101: In conjunction with the application for a grading permit, the Project
Sponsor shall submit a construction phasing and traffic control plan for each phase of
development. This plan would identify the estimated number of truck trips and measures to
assist truck trips and truck movement in and out of the local street system (i.e., flagmen,
signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak
hours, extending the construction period and reducing the number of pieces of equipment used
simultaneously. The plan will be reviewed and approved by the City Traffic Engineer prior to
issuance of the grading permit.
Mitigation Measure 102: The Project Sponsor shall ensure that all haul routes for import or
export materials shall be approved by the City Traffic Engineer and procedures shall conform
with Chapter 15 of the Newport Beach Municipal Code.
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Mitigation Measure 103: The Project Sponsor shall provide advance written notice of
temporary traffic disruptions to affected area business and the public. This notice shall be
provided at least two weeks prior to disruptions.
Mitigation Measure 104: 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 (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.
Mitigation Measure 108: Prior to issuance of any grading and building permit, the Project
Sponsor shall submit a Trip Reduction Plan for construction crew members where the number
of construction employees would be 50 or greater. 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.
UTILITIES AND SERVICE SYSTEMS
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.
Mitigation Measure 93: Prior to issuance of grading permits, the City of Newport Beach shall
review individual development projects for consistency with master plan of water and sewer
facilities. The Project Sponsor shall construct any modifications or facilities necessitated by the
proposed project development.
Mitigation Measure 6.13.1: During project construction, the contractor shall be required, to the
extent practicable, to take concrete and asphalt from project demolition to an off -site recycling
location to minimize impacts to existing landfills. The contractor shall provide the City of
Newport Beach General Services Department verification of materials that have been recycled.
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HOAG.
HOSPITAL
One Hoag Drive PO Box 6100
Newport Beach CA 92658-6100
949/764-HOAG (4624)
www.hoaghospital.org
April 26, 2010
Mr. Cary Brooks
Senior Project Manager
Hoag Memorial Hospital Presbyterian
REFCO
500 Superior Avenue
Suite 300
Newport Beach, CA 92663
Subject: Heart & Vascular Institute Project Mitigation Measures #83 & #85,
Dear Cary:
This letter is to inform you that the Hazardous Materials and Waste Storage plans and storage areas for Hoag
Hospital will not have any changes due to the Heart & Vascular Institute project. If any unforeseen changes
occur, we will be sure to notify you and provide a copy of the revised plan or manuals. If you have any
questions, please feel free to contact me at (949) 764-4483. Thank you for your time.
Regards,
William Cadieux
Environmental of Care Compliance
Hoag Memorial Hospital Presbyterian
cc: Bruce Kuch, Jacobs Construction Management
A NOT -FOR -PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS
o� CITY OF NEWPORT BEACH
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March 16, 2011
PLANNING DEPARTMENT
Diana Navarro, Senior Architect
Office of Statewide Health Planning & Development
700 North Alameda Street, Suite 2-500
Los Angeles, CA 90012
RE: Hoag Hospital — City Review of Heart and Vascular Institute (OSHPD
Permit # HL-101366-30)
Dear Ms. Navarro:
The Heart and Vascular Institute OSHPD Permit # HL-101366-30 project
includes a hybrid operating room with support areas, a Pre-op/PACU and two
oath labs. Although the City of Newport Beach will not be issuing building
permits associated with the Heart and Vascular Institute OSHPD Permit # HL-
101366-30 project, the City has reviewed this project to a level of detail
necessary to ensure compliance with the development standards of the Hoag
Planned Community Development Plan regulations and the applicable mitigation
measures contained in the Hoag Master Plan Environmental Impact Report.
If you have any questions regarding the City of Newport Beach's review of Hoag
Hospital's Heart and Vascular Institute OSHPD Permit # HL-101366-30 project,
please contact me at (949) 644-3208.
rely,
osalinh Ung
ssociate Planner
C: Cary Brooks, Hoag Hospital
Peri Muretta
Mike Petersen, Taylor and Associates
Suzanne Wilten, OSHPD
3300 Newport Boulevard • Post Office Box 1768 • Newport Beach, California 92658-8915
Telephone: (949) 644-3200 ' Fax: (949) 644-3229 • w<vw.city.newport-beach.ca.us
RS ACOUSTICS INC.
Consultants in Architectural Acoustics and Noise Control
ACOUSTICAL ANALYSIS REPORT
REPORT NO. AAR-010211
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
HEART & VASCULAR INSTITUTE
NEWPORT BEACH, CALIFORNIA
•
Prepared for: Taylor Architecture Planning Interior Design
2220 University Drive
Newport Beach, CA 92660
Prepared by: RS Acoustics Inc.
15751 Beaver Run Rd.
Canyon Country, CA 91387
RSA Project No. 901110
8 February 2011
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15751 Beaver Run Road
Canyon Country, CA 91387
P (661) 251-3965
F (661) 310-3783
•
•
•
Acoustical Analysis Report
Hoag Memorial Hospital Presbyterian
Heart & Vascular Institute
Page 2
This report presents an acoustical study and analysis of the proposed Hoag Memorial Hospital Presbyte-
rian - Heart and Vascular Institute project with respect to building equipment generated noise as outlined
in the Hoag Hospital Mitigation Measure 3.4-3. This report is based on published sound power levels for
the proposed rooftop equipment, review of the architectural and mechanical plans, and the location of all
new equipment relative to any noise sensitive boundaries. Text of Mitigation Measure 3.4-3 is as follows:
Prior to issuance of building permits for any project that includes HVAC equipment, an acousti-
cal study of the noise generated by the HVAC equipment shall be performed and a report that
documents the results shall be submitted. This report shall present the noise levels generated
by the equipment and the methodology used to estimate the noise levels at nearby residential
uses or property boundary, as applicable; the report will also demonstrate that combined noise
levels generated by all new HVAC equipment does not exceed applicable regulations. This
study shall be reviewed and approved by the City prior to issuance of building permits. After
installation of the equipment, noise measurements shall be performed and provided to the City
that demonstrates compliance with applicable noise level limits.
The purpose of this study is to determine, and provide noise control mitigation measures if necessary to
reduce building mechanical equipment noise levels to acceptability and satisfy any applicable noise
standards with reference to noise at the property line.
Project Description
Building improvements are proposed to occur within the existing interior spaces of the buildings adja-
cent to the hospital loading dock along West Hoag Drive. This report however is limited to the proposed
new mechanical equipment to be located on the two roof levels over the loading dock as shown in the
Partial Site/Hospital Roof Plan (Fig. 1). The project is divided into four segments, A-D however all rooftop
mechanical equipment is located in Segments B and C over the loading dock except one small exhaust
fan which is located on the roof in Segment B.
There is an existing acoustical barrier ranging from 14' to 23' high constructed along the west side of
West Hoag Drive to shield the residential condominium complex immediately west of the site from noise
generated near the loading dock area. The barrier is constructed of perforated material with sound ab-
sorbing material on the side facing towards the hospital, and a solid material facing towards the resi-
dences of the condominium complex.
In preparation of this analysis and report, our office conducted a noise level measurement test program
at Hoag Hospital on 6 January to determine the existing ambient acoustical conditions. Measurements
were recorded in the near -field of the existing rooftop mechanical equipment, and also along West Hoag
Drive near the top of the 23' tall acoustical barrier wall. These levels were found to be 52 dB(A) I.�q at
approximately 11:30 pm.
We observed that the noise environment consisted primarily of a small exhaust fan audible from the
south wall of the Nurses Tower, and offsite traffic noise from Pacific Coast Highway and other arterials.
Design Criteria
The proposed mechanical equipment is located on the roof directly over the hospital loading dock and
shipping/receiving areas and would therefore be subject to the noise standards of the "Hoag Memorial
Hospital Presbyterian Planned Community Development Criteria and District Regulations" included be-
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387
P (661) 251-3965 F (661) 310-3783
Acoustical Analysis Report
Hoag Memorial Hospital Presbyterian
Heart & Vascular Institute
Page 3
low. Areas outside of this would be governed by special provisions of the City of Newport Beach noise
ordinance for mechanical equipment which we've also paraphrased below.
Planned Community Development Criteria and District Regulations
M. Noise Standards
Noise generated at the Hoag Hospital property shall be governed by the City of Newport Beach Noise
Ordinance, except as noted below for the Loading Dock Area. Refer to map on Fig. 2 which is excerpted
from the Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District
Regulations for effected areas.
1. The applicable noise standard at the Hoag Hospital property line adjacent to the loading
dock area shall be as follows:
7:00 am — 10:00 pm
10:00 pm — 7:00 am
Daytime
Nighttime
Lea (15 min)
65 dB(A)
55 dB(A)
2. Within the Loading Dock Area during daytime hours, vehicles shall be exempt from ap-
plicable noise standards as listed above.
Vehicle idling shall be prohibited on West Hoag Drive and within the loading dock areas,
except that refrigerated vehicles may idle while at the loading docks when refrigeration is
necessary.
In addition, the grease pit cleaning which is exempt from the City Noise Ordinance as a
maintenance activity shall occur on a Saturday between the hours of 11:00 am and 3:00
pm.
City of Newport Beach Noise Ordinance
Special provisions for mechanical equipment detailed in section 10.26.045 of the City of Newport
Beach Noise specifies that heating, ventilating, or air-conditioning (HVAC) equipment if located
in or adjacent to residential areas cannot generate noise levels in excess of 55 dB(A) during the
daytime hours of 7:00 a.m. and 10:00 p.m., and cannot generate noise levels in excess of 50
dB(A) between the nighttime hours of 10:00 p.m. and 7:00 a.m.
The location selected for measuring exterior noise levels in a residential area shall be at any part
of a private yard, patio, deck or balcony normally used for human activity and identified by the
owner of the affected property as suspected of exceeding the noise level standard. This location
may be the closest point in the private yard or patio, or on the deck or balcony, to the noise
source, but should not be located in nonhuman activity areas such as trash container storage
areas, planter beds, above or contacting a property line fence, or other areas not normally used
as part of the yard, patio, deck or balcony.
The noise level metric to be used for measurements is an A -weighted energy equivalent level
(Leg), utilizing a slow time response.
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387
P (661) 251-3965 F (661) 310-3783
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•
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Acoustical Analysis Report
Hoag Memorial Hospital Presbyterian
Heart & Vascular Institute
Page 4
7 7-5 MENT'D'
f PiOJT AREA
EXHAUST FAN EF/6-1
EXHAUST FAN EF/5O
W. HOAG ROAO
a
BARRIER HEIGHT
RESIDENTIAL
CONDOMINIUM
260 CAGNEY W
1
LOADING DOC
SEOMENrr'C'
PROJECT AREA
ISEGM,EN
PROJECT
RTIAL SITE/HOSPITAL - OOF PLAN
NOT 'TO SCALE
O as 40
I t f
Figure 1
Proposed Mechanical Equipment Locations
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387
AIR HANDLER AH/f
AIR HANDLER
AIR:HANDLER AH •B
tr.
ACOUSTICAL SHJELDING•BARRER
RESIDENTIAL
CONDOMINIUM
260 C.AGNEY LN
P (661) 251-3965 F (661) 310-3783
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Acoustical Analysis Report
Hoag Memorial Hospital Presbyterian
Heart & Vascular Institute
Page 5
Figure 2
Mechanical Equipment Locations
re District Regulations Boundaries
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387
P (661) 251-3965
F (661) 310-3783
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Acoustical Analysis Report
Hoag Memorial Hospital Presbyterian
Heart & Vascular Institute
Page 6
Method of Analysis
As there are multiple sources of mechanical equipment noise which will be introduced simultaneously at
project completion, our analysis of the property line noise levels will include the collectively -summed
noise levels from all mechanical equipment operating simultaneously. Our analysis and treatment of
individual mechanical units is based on the resultant property line noise level incorporating the contribu-
tion of all analyzed sources.
We have performed our analysis utilizing procedures and calculations set forth in the Air Conditioning
and Refrigeration Institute Standard ARI- 275.
The 14' to 23' high acoustical barrier is constructed on hospital property at a distance ranging from 10'
to 30' inside the prescribed property line. While the Planned Community District Regulations (PC Text)
utilize the property line as the point of compliance for noise, the acoustical barrier located between the
noise source and the property line provides substantial acoustical shielding for all elevations lower than
23' within the shadow zone or umbra of the barrier.
Therefore, to provide greater accuracy of the noise environment and also utilize a "worst -case" scenario,
we will utilize the acoustical barrier at a 23' elevation, (not the property line) which is closer to the noise
sources as the point of compliance in our analysis. We will however also report the predicted noise lev-
els at the official property line.
There are three (3) proposed air handlers AH/1, AH/39, and AH/44 which will be located on the rooftop,
along with five (5) roof -located exhaust fans. To continue the "worst case" scenario of our analysis, our
calculations do not take into account any beneficial acoustical shielding due to intervening structures
either proposed or existing. Acoustical reflections from the roof or other structures is however included.
Several existing rooftop mechanical appurtenances will be replaced by the new equipment or will be re-
moved completely and not replaced. The noise reduction obtained by the removal of any existing
equipment is also not included in our analysis.
Exhaust Fans
The exhaust fans will be located between 160' to over 300' from the acoustical barrier along Hoag Drive,
and even further from the property line. These fans are relatively small "mushroom" type fans, rated at 2
HP or less and installed close to the finished roof.
Our analyses of the exhaust fans are based on published sound power levels provided by the mechani-
cal engineer. All exhaust fans are specified to be manufactured by Cook. Our analyses do not apply to
alternate fan models if selected.
The following Table 1 shows the predicted sound level at the residential property line for each individual
exhaust fan located on the roof.
Table I
Predicted Exhaust Fan Noise Levels
Fan Tag
SPL dB(A) at
Acoustical Barrier
SPL dB(A) at Residential
Property Line
EF/6-1
37
36
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387
P (661) 251-3965
F (661) 310-3783
•
•
•
Acoustical Analysis Report
Hoag Memorial Hospital Presbyterian
Heart & Vascular Institute
Page 7
Fan Tag
SPL dB(A) at
Acoustical Barrier
SPL dB(A) at Residential
Property Line
EX/5
44
43
EF/50
38
37
EF/58
40
39
EF/59
34
33
Total for
All Fans
47
46
Individually, these fans will generate over 10 dB(A) less than the maximum 55 dB(A) allowable noise lev-
els at the property line for nighttime operation. With all fans operating simultaneously, the combined
total sound level at the top of the acoustical barrier should be approximately 47 dB(A), and 46 dB(A) at
the property line satisfying the requirements of the noise standards within the Planned Community De-
velopment Criteria and District Regulations.
Air Handling Units
There are three (3) custom air handlers, AH/39, and AH/44 which will be located on the second floor
rooftop and AH/1 located on the third floor rooftop as shown schematically on Fig 1. Our analysis of the
air handlers is based on published sound power levels provided by the mechanical engineer's office.
The custom air handling units are scheduled to be manufactured by Energy Labs. To control the sound
power levels generated by AH/39 and AH/44, optional 2" thick sound absorbing material is specified at
strategic internal surfaces to reduce the sound levels.
Our analyses do not apply to any alternate air handling units unless it can be shown that the sound
power levels generated by any alternate units is equal to, or less than that of the units currently selected.
Air Handlers AH/39 & AH/44
There are three (3) noise sources associated with each of these air handlers; casing radiated noise
which is fan noise propagating directly through the air handler sheet metal enclosure; fan noise escaping
through the exhaust air discharge grille; and the last is fan noise which escapes through the outside air
intake grilles.
At AH/39, the outside air intake (OSA) is located at the east side of the unit facing away from the acousti-
cally sensitive condominium residences. This is advantageous in that mechanical noise will be directed
away from any critical receptors. The exhaust air discharge opening however is located at the west side
of the air handler.
AH/39 is located approximately 160' from the acoustical shielding barrier along West Hoag Drive. The
predicted noise levels at the acoustical barrier from AH/39 casing radiated noise is 33 dB(A), which is
substantially below the 55 dB(A) maximum allowable noise level criterion. The outside air opening noise
levels and exhaust air discharge opening noise levels of AH/39 are predicted to be 44 dB(A) and 46
dB(A) respectively at the acoustical barrier wall.
At the property line, the operation of AH/39 should produce noise levels of 42 dB(A) from the outside air
opening and 44 dB(A) from the exhaust air discharge opening.
At air handler AH/44, the outside air intake and exhaust air discharge are both located at the east side of
the unit facing away from the condominium residences. AH/44 is also approximately 160' from the
acoustical shielding barrier along West Hoag Drive.
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387
P (661) 251-3965 F (661) 310-3783
•
•
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Acoustical Analysis Report
Hoag Memorial Hospital Presbyterian
Heart & Vascular Institute
Page 8
The predicted noise levels at the acoustical barrier from AH/44 casing radiated noise is 32 dB(A), which
is also substantially below the 55 dB(A) maximum allowable noise level criterion. The outside air open-
ing noise levels and exhaust air discharge opening noise levels of AH/44 are predicted to be 43 dB(A)
and 45 dB(A) respectively at the acoustical barrier.
At the property line, the operation of AH/44 should produce noise levels of 41 dB(A) from the outside air
opening and 43 dB(A) from the exhaust air discharge opening.
Air Handler AH/1
There are two (2) noise sources associated with this air handler; casing radiated noise and fan noise
from the outside air intake. This unit does not utilize an exhaust air discharge opening and is located on
the third floor roof level, approximately210' from the acoustical shielding barrier along West Hoag Drive.
The predicted noise levels at the acoustical barrier wall from AH/1 casing radiated noise should be ap-
proximately 29 dB(A), which would not mathematically contribute to the noise environment. The outside
air opening of AH/1 is however predicted to be 52 dB(A) at the acoustical barrier wall and 51 dB(A) at the
property line.
While the predicted 52 dB(A) sound level of this outside air opening will individually satisfy the 55 dB(A)
maximum allowable requirement, when summed with all other air handlers and exhaust fans scheduled
to be brought on-line, the resultant sound level would be 57 dB(A) at the barrier wall which exceeds the
maximum allowable noise limit.
To control the noise levels generated by the outside air opening of AH/1, a 3' long duct silencer should
be installed in the 30" x 60" outside air duct serving this unit. The minimum insertion loss performance
of the duct silencer is shown in the following Table ll and is based on an IAC Type 3Ms duct silencer.
TABLE II
Duct Silencer Insertion Loss
Minimum Octave Band Insertion Loss - Decibels
63 Hz
125 Hz
250Hz
500 Hz
1kHz
2kHz
4kHz
8kHz
Insertion Loss - Decibels
6
8
14
23
27
20
14
8
The installation of the duct silencer in the outside air duct should reduce the noise levels from AH/1 at
the acoustical wall to 37 dB(A) Lai and 36 dB(A) Le, at the property line.
The following Table III summarizes the sound levels predicted for each of the noise sources associated
with the operation of air handlers AH/1, AH/39, and AH/44 at the acoustical barrier wall, and also at the
property line.
Table III
Predicted Air Handling Unit Noise Levels
Unit
Noise Source
Predicted Sound Pressure Levels — dB(A) Le4
Acoustical Barrier Wall
at West Hoag Drive
Residential Property
Line at Condominiums
AH/1
Casing Radiated
29
29
Outside Air Intake*
37
36
AH/39
Casing Radiated
33
32
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387
P (661) 251-3965
F (661) 310-3783
•
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Acoustical Analysis Report
Hoag Memorial Hospital Presbyterian
Heart & Vascular Institute
Page 9
Unit
Noise Source
Predicted Sound Pressure Levels - dB(A) Leq
Acoustical Barrier Wall
at West Hoag Drive
Residential Property
Line at Condominiums
Outside Air Intake
44
42
Exhaust Air Discharge
46
44
AH/44
Casing Radiated
32
31
Outside Air Intake
43
41
Exhaust Air Discharge
45
43
Total Sound Pressure Levels of
Air Handler Operation
51
49
Includes insertion loss from duct silencer installation
As shown in Table III, the combined total sound level with all air handlers operating will be approximately
51 dB(A) at the "worst case" acoustical barrier wall, and 49 dB(A) at the property line, satisfying the re-
quirements of the noise standards within the Planned Community Development Criteria and District
Regulations.
SUMMARY
Our analysis shows that the predicted noise levels of the operation of all proposed exhaust fans would
be 47 dB(A) Leq if measured at the acoustical barrier wall immediately adjacent to West Hoag Drive, and
46 dB(A) Leq if measured at the residential condominium property line.
Additionally, the operation of the three proposed air handlers AH/1, AH/39, and AH/44 would be 51 dB(A)
Leq if measured at the acoustical barrier wall immediately adjacent to West Hoag Drive, and 49 dB(A) Leq if
measured at the residential condominium property line.
Due to the operation of all proposed new mechanical equipment including the five (5) exhaust fans and
all three (3) air handlers, the predicted noise levels at the acoustical barrier wall should be {(47 dB(A) +
51 dB(A)], or 52 dB(A) Leq total. If measured at the property line, the combined level of all proposed
rooftop equipment should be approximately [(46 dB(A) + 49 dB(A)], or 51 dB(A) Leq total.
Based on the equipment shown in the drawings, the sound power levels provided, and the incorporation
of the mitigation measures provided in this report, the predicted noise levels at the acoustical barrier wall
should not exceed 52 dB(A) Leq and 51 dB(A) Leq at the residential property line thus satisfying the 55
dB(A) nighttime and 65 dB(A) daytime maximum noise level limits set forth in the Planned Community
Development Criteria and District Regulations.
This concludes our report. If you have any questions, please feel free to call our office.
Sincerely yours,
RS Acoustics Inc.
Robert Schmidt, Principal Consultant
Z:\Project Directory\Current Projects\Hoag Hospital\HVI\Documents\Acoust Analysis Rpt\Documents\Rooftop Equip AAR.doc
RS ACOUSTICS INC.
15751 Beaver Run Rd., Canyon Country, CA 91387
P (661) 251-3965 F (661) 310-3783
HOAG®
HOSPITAL
One Hoag Drive PO Box 6100
Newport Beach CA 92658-6100
949/764-HOAG(4624)
www.hoaghospital.org
April 19, 2011
Rosalinh Ung
Associate Planner
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92658-8915
RE: Hoag Memorial Hospital Presbyterian Heart and Vascular Institute —
Screening of Rooftop Mechanical Equipment
Dear Ms. Ung:
Plans are currently completing review with the Office of Statewide Health Planning and
Development (OSHPIDy for one component of the Heart and Vascular Institute. The
Heart and Vascular Institute OSHPD Permit # HL-101366-30 project includes a hybrid
operating room with support areas, a Pre-op/PACU and two cath labs.
As part of that project, existing rooftop mechanical equipment is being replaced and/or
refurbished. In conjunction with the City's mitigation compliance review for the project,
the "Acoustical Analysis Report: Heart and Vascular Institute" prepared by RS
Acoustics (dated February 8, 2011) was submitted. This Report documents that the
HVAC equipment associated with the project is in compliance with the noise standards
specified for the loading dock area in the Planned Community Development Criteria and
District Regulations for Hoag Hospital.
In addition to evaluating noise, an evaluation of aesthetic considerations associated with
the project's HVAC equipment was also determined by City staff to be required for the
project as part of Mitigation Measure No. 45. This Mitigation Measure states:
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.
There are no outside trash areas associated with the project. Rooftop mechanical
equipment associated with the project is not visible from the public street, as shown on
the enclosed diagram "Rooftop Mechanical: Views from Hospital Road". Please also
refer to the enclosed diagram "Rooftop Mechanical: Views from Third Floor of Adjacent
Condominiums" which shows that the mechanical equipment being replaced as part of
the project does not block existing views from adjoining properties.
A NOT -FOR -PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS
VHA,
timeh
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Rosalinh Ung
April 19, 2011
The existing HVAC equipment that will be removed or replaced is to be visible/partially
visible from a portion of the third floor condominiums (see enclosed Site Plan/Site
Section). The proposed replacement HVAC equipment will occupy similar footprint.
Although the existing and the new HVAC equipment is/will be visible or partially visible
from a portion of the third floor condominiums, the distance from these third floor
condominiums to the replacement HVAC equipment is approximately 200 feet, or about
2/3 the length of a football field (refer to enclosed Site Plan/Site Section for further
details).
With its architect and structural engineer, Hoag investigated whether additional
elements could be provided to further screen the replacement HVAC units. The seismic
certification required by the California Building Code (CBC) does not allow excess items
to be placed on the rooftop HVAC units themselves.
In spite of the CBC constraints, Hoag will be able to install a perforated metal screen
(which will be painted to match the existing wall) on the existing parapet. This
perforated metal will help to further screen the HVAC equipment from these
condominiums. The location of this 3'8" screen is shown on the enclosed Roof Section
and Roof Screen Photograph.
Sincerely,
Cary ooks
Senior Project Manager
Enclosures: Rooftop Mechanical: Views from Hospital Road
Rooftop Mechanical: Views from Third Floor of Adjacent Condominiums
Site Plan/Site Section
Roof Section
Roof Screen Photograph
C: Shawn Gosse, Taylor
Peri Muretta
Mike Petersen, Taylor
Page 2
Rooftop mechanical tQbe replaced
•
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3'-8"
Proposed New screen:
Perforated metal screen at
existing railing. Color to match
existing wall.
11
New
Rooftop
Unit
Line of existing roof
Line of existing parapet
HVI Rooftop Screen Study -
Roof Section A -A
•
•
•
•
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ROOF SCREEN PHOTOGRAPH
inummue
Proposed New
Screen:
Perforated metal
welded to existing
guardrail. Paint to
match existing
adjacent wall.
•
•
•
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of a building permit or City approval for a project
subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
over
•
•
•
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of grading and building permits for each phase of
development or prior to City approval of a project subject to
OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
Citv of Newport Beach Verification
Approved on:
Approved by: • �t
Signature:
•
•
•
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
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 okylights, clerestories
• Solar orientation, earth berming and landscaping
Standard for Compliance: Shown on approved building plans and associated calculations.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of a building permit for each • phase of
development.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: f . flkw-
Signature: xt,
•
•
•
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
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.
Standard for Compliance: Shown on approved building • plans,. documented in
contractor/subcontractor supplemental general conditions.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to issuance of each building permit Or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: IraK
Signature:
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
•
•
Mitigation Measure: 110
The Project Sponsor shall ensure that low emission mobile and stationary equipment is utilized
during. construction, and low sulfur fuel is utilized in stationary equipment, when available.
Evidence of this fact shall be provided to the City of Newport Beach prior to issuance of any
grading or building permit.
Standard for Compliance: Documented in. contractor/subcontractor • supplemental general
conditions.
Method of Verification: Site visit
Timing of Verification: Prior to issuance of any grading or building permit.
Responsible Party(ies): Applicant.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: -• t5V1*(
Signature:
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: r •
Signature:
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Hoag Hospital Project: Heart and, Vascular Institute Projects --Internal OSHPD # 1
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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan Check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of a building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
o 6r"
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Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
Mitigation Measure: 3.3-3
Prior to issuance of each building permit for the proposed Master Plan Update Project, the
Applicant shall include the following notes on the contractor specifications submitted for review
and approval by the City of Newport Beach Building Department:
• Minimize the amount of paint used by using pre -coated, pre -colored, and naturally
colored building materials.
• Use high transfer efficiency painting methods such as HVLP (High Volume Low
Pressure) sprayers and brushes/rollers were possible.
Standard for Compliance: Documented in contractor/subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check.
Timing of Verification: Prior to issuance of each building permit or City approval for a
project subject to •OSHPD approval.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: �< t
Signature:
Hoag- Hospital Project: Heart -and Vascular -Institute- Projects — Internal-OSHP-D-# 1 -
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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 California -Building Code.
Standard for Compliance: Shown on approved building plans (Note that hospital buildings
require OSHPD review and approval; issuance of a building permit
by OSHPD is evidence of compliance with the California Building
Code applicable to hospital -related structures). •
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance. of each grading permit.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: F- tk
Signature:
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Hoag Hospital Project: Heart and Vascularinstitute Projects =Internal OSHPD-# 1 — — --
Mitigation Measure: 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.
Standard for Compliance: Documented in contractor/subcontractor supplemental general
conditions and subsequent handling and disposal of any identified
hazardous waste/materials in accordance with regulations, if
required.
Method of Verification: Contractor specifications check.
Timing of Verification: Ongoing during site preparation and construction.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: ?—
Signature:
Fla%
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
Mitigation Measure: 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 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 AB 2185/2187.
Standard for Compliance
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: Y-• cj7‘T7'r
Signature:
: Approval of revised Hazardous Material and Waste Management
Plan and Infectious Control Manual as required.
Documentation of approved revised Hazardous Material and
Waste Management Plan and Infectious Control Manual.
Prior to the issuance of building permits.
Applicant; Planning Director or designated representative.
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Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans as required.
Method of Verification: Plan check. •
Timing of Verification: Prior to issuance of each building permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: t
Signature:
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
Mitigation Measure: 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
an amendment to the Planned Community Development Plan and District -Regulations, approval
of an amendment to the Development Agreement, 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.
Standard for Compliance: Incorporation into approved grading plans/building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of each grading and building permit or City
approval for a project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification. Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
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Hoag Hospital Project: Heart and Vascular Institute Projects — Internal OSHPD # 1
Mitigation Measure: 118
For any building subject to the issuance of a building permit by the California Office of Statewide
Health Planning and Development (OSHPD), Hoag Hospital shall submit to OSHPD a letter
from the City of Newport Beach indicating that review of the development plans has been
completed and that the plans are in compliance with all City requirements.
Standard for Compliance:
Method of Verification:
Submission of letter to California Office of Statewide Health
Planning and Development (OSHPD).
Documentation of submittal of letter to OSHPD.
Prior to the issuance of a building permit by the California Office of
Statewide Health Planning and Development (OSHPD).
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
Timing of Verification:
F
Hoag Hospital Project: Heart and Vascular Institute Projects — Internal. OSHPD # 1
Mitigation Measure: SC 3.4-1
During construction, the Applicant shall ensure .that all noise -generating activities be limited to
the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on Saturdays. No
noise -generating activities shall occur on Sundays or national holidays in accordance with the
City of Newport Beach Noise Ordinance.
Standard for Compliance: Documented in contractor/subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check.
Timing of Verification: Throughout construction.
Responsible Party(ies): Applicant; City Code and Water Quality Enforcement Division;
Building Director or designated representative; Planning Director
or designated representative; City Police Chief or designated
representative.
Verification Date:
Citv of Newport Beach Verification
Approved on:
Approved by: tit'
Signature:
Hoag Hospital Project: Heart and Vascular Institute Projects = Internal OSHPD # 1
Mitigation Measure: 3.4-3
Prior to issuance of building permits for any project that includes HVAC equipment, an
acoustical study of the noise generated by the HVAC equipment shall be performed and a
report that documents the results shall be submitted. This report shall present the noise levels
generated by the equipment and the methodology used to estimate the noise levels at nearby
residential uses or property boundary, as applicable; the report- will also demonstrate that
combined noise levels generated by all new HVAC equipment does not exceed applicable
regulations. This study shall be reviewed and approved .by the City prior to issuance of building
permits. After installation of the equipment, noise measurements shall be performed and
provided to the City that demonstrates compliance with applicable noise level limits.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Approval of applicable acoustical study, provision of noise
measurements to the City after installation.
Approved applicable acoustical study.
Prior to issuance of building permits for any project that includes
HVAC equipment, measurements after installation of applicable
equipment.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
'Hoag Hospital Project:. Heart and Vascular Institute Projects — Internal OSHPD # I
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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification:
Responsible Party(ies):
Verification Date:
Prior to the issuance of building permits or City approval for a
project subject to OSHPD approval.
Applicant; City Fire Department; Planning Director or designated
representative.
City of Newport Beach Verification
Approved on: Zit(l ' ( - I .,
Approved by: }� ,� ti F
Signature:
Jv
Hoag Hospital Project: Heart -and Vascular -Institute -Projects _ internal -OSHPD #-1
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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by: (tr-KYVT\i‘u
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Signature: OA (4
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