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HomeMy WebLinkAbout4000 W COAST HWY HOAG1111111111111111111111 *NEW FILE* • 0 MEMORANDUM 4 DATE: March 23, 1988 TO: Jay Garcia Planning Department FROM: Jeff Staneart Deputy Director SUBJECT: Hoag Hospital Cancer Center Preliminary Grading Permit As per our telephone conversation this afternoon, in reference to the Planning Commission conditions for the subject project, we feel the condition (no. 46) has been satisfied. It is appropriate that the preliminary grading permit be issued. Attached is a letter from the O.C.S.D. regarding the development concept approval. I feel it is also sufficient to satisfy the referenced condition. Please note that the "certificate of occupancy" should not be issued until such time as certain utility plan and public improvement plan revisions have Leen made. The plans being prepared by the Public Works Department (Dick Hoffstadt's office) are not yet satisfactory, in that there are minor revisions pertinent to the water improvements and significant revisions pertinent to the sewer improvements, which must be made to be acceptable for operation by this department. I will keep you informed. If you have questions, please call me at extension no. 3011. cc: file Gil Gomez Dick Hoffstadt Rick Higley Jeff Staneart, P.E. .�\ Deputy Utilities Director o�F>O''' t q MAR 22 '88 17:09 LSR IRV. COUNTY SANITATION 617 P02 i DISTRICTS tL OF ORANGE COUNTY, CALIFORNIA P.O. BOX 8127, FOUNTAIN VALLEY, CALIFORNIA 92728.6127 10844 ELLIS, FOUNTAIN VALLEY, CALIFORNIA 92708-7018 ��oecW (714) 962-2411 April 6, 1987 City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Attention: Patricia Temple ; Subject: Notice of Preparation of Draft EIR on Hoag Hospital Cancer Facility This is in response to your February 27, 1987 notice of a 65,000 sluare foot addition to the Hoag Hospital center. This expansion is consistent with plans of the County Sanitation Districts and no adverse affects from the expansion are anticipated. Thank you for the opportunity to comment on the Notice of Preparation. J"i 1� uU�i 'VW ( vl Thomas M. Dawes Director of Engineering TMD:E14:Ib RECEIVED v�2� CITY PECEIVED APR8 1987 March 23, 1988 TO: Planning Department Attn: Javier Garcia FROM: Traffic Engineer SUBJECT: FAIR SHARE FEE FOR HOAG CANCER CENTER The Fair Share Fee for the Hoag Cancer Center is $51,588.80. There is no established trip generation rate for a use such as the proposed cancer center so the rate from the traffic study prepared for the Traffic Phasing Ordinance analysis was used. The study determined that there would be 608 daily trips to and from the cancer center. The fee was determined by multiplying the 608 trips by the $84.85 per trip fee specified in the Fair Share Resolution. WRich M. Edmonston Traffic Engineer cc: F. W. Evins, III r CITY OF NEWPORT OCH Building Department. 3300 Newport Blvd. P.O. Box 1768 Newport Beach, CA 92658-8915 Phone: (714) 644-3288 CD U44 PG Plan Check No: 15 FEE RECEIPT G%G Asmu12,4�i�rk� Pnyt.i� Received Fromr' �Oeoo L]e,T (b-k-r 4`i Job Address ❑ 02-701 Building Plan Check - Valuation .......... ................... $ ❑ 02.708 Grading Plan Check - Cu. Yds, .. .............................. $ ❑ 02.701/708 Overtime Plan Check - B G ❑ 02.703 Special Inspection ........ ........... .... ............... $ ❑ 02-703 Reinspection B E H P. .......... ...................... $ ❑ 02.421 Temporary Electric ........ ................................. $ ❑ ... .......... •........ I $ ❑ 02-700 Planning Department Fees .................................... $ ❑ 02.801 Sale of Maps & Publications ................................... $ E2'a5-007- ig . I�E ....................... $ sls�s.�o v2 S I SSY,$v TOTAL FEES: $ When validated this is a receipt for the amount of fee collected as shown in space above. The serial number, date and amount validated hereon have also been validated on your application or other document and have become a part of the records of the CITY OF NEWPORT BEACH from which this receipt may be identified. Validation RECEIVED BY: 1 • Serial No. Date NOTICE: Plan Check expires 180 days after application. DISTRIBUTION: Original - Permittee; Cashier (1); Fee Fil-e (1) 94 0 3 03/23/88 51S4$• y O JOTI, r.., :',-t,. 5 +; r', Est �;'I:.c'• ,,,, <^. •ILA-' }•:'.' ''.4.1'''"b `�t�,.I .. •\. '1 '`Ui .:A"'ililt' ' �b+ ,^ry•M1 fY .1,"n t, i. S 1' t'± •: r"'f. �1. 1'+ �r 11 UP --�-142► HOAG MEMORIAL HOSPITAL PRESEYTERIAN 301 NEWPORT BOULEVARD • BOX Y • NEWPORT BEACH, CALIFORNIA 92658-8912 • PHONE (714) 645-8600 TRANSMITTAL TO: Mr. Rod Raschke Certified Paleontologist RMW Paleo Associates 25108 Marguerite Parkway, Suite B-149 Mission Viejo, CA 92692 BY: F. W. Evins, III Vice President Facilities Design & Construction DATE: March 17, 1988 PROJECT: Hoag Cancer Center 1250-62 Paleontological Mitigation DESCRIPTION (1) work authorization signed by F. W. Evins, III for the above named project. P$v Cnj,'.he"s It, l91lvl 21 A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HOSPITALS I • RMW Paleo Associates 14 March 1988 Ms. Pat Temple Environmental Planner City of Newport Beach P. 0. Box 1768 Newport Beach, CA 92663-3884 Paleontology •Archaeology History 42, 2131= 1.ht Re: Paleontological Monitoring, Hoag Hospital, Newport Beach. Dear Ms. Temple; RMW Paleo Associates has been retained by Mr. F. W. Evans, Vice President, Hoag Hospital, to do the paleontological mitigation for the grading at the above -referenced project that will soon be starting. Please let us know if you have any questions. Respectfully, Marilyn Morgan Principal Rod Raschke Certified Paleontologist CC: Mr. F. W. Evans, Hoag Hospital rr:r,r(vrCt MAR 1 6 1938 RMW Palco Associates 14 March 1988 Mr. F. W. Evans, Vice President Hoag Hospital 301 Newport Boulevard, Box Y Newport Beach, California 92658-8912 Paleontology Archaeology History 25108 Marguonlo PkWy SUitc B-149 Mission Viejo CA 92692 (714)770-8042 (213)431.8181 Proposal for Paleontological Mitigation at Hoag Hospital Dear Mr. Evans; Thank you for calling RMW Paleo Associates. We are pleased to submit the following proposal to you for our scope of work at your up -coming grading at Hoag Hospital. Paleontological services will consist of monitoring the site during grading operations and of salvaging any significant fossils which may be exposed by the grading. We would also like to look over the area before the grading commences to see if there is anything significant exposed on.the surface. I estimate 20 hours per week on the project. The area is underlain by the Palos Verdes Sand, a Pleistocene -age (less than 500,000 years) terrace deposit which has produced significant invertebrate and vertebrate marine fossils, as well as fossils of Ice -Age animals, in the Newport Beach area. RMW Paleo Associates collected numerous invertebrates from various localities within the Palos Verdes at the widening of Superior Avenue and Pacific Coast Highway in 1984. Our services also include preparation of the documents required by the City of Newport Beach, attendance at the pre -grading conference, and preparation of a final report. Any fossils collected will be taken to the Natural History Foundation of Orange County for curation. The charge for the paleontological services will be $ 24.00 per hour. We are lookinforward to working with y on this project. If you have any questions about this proposal, please do not hesitate to contact us. If you find the services and costs outlined above acceptable, please sign the work authorization below and return a copy to our office. Thank you very much for this opportunity to be of service. Respectfully, Marilyn Morgan Principal Rod Raschke YnrJJ Certified Paleontologist Work Authorization The undersigned authorizes the services and accepts the terms described. A,yrorized Signature Date Encl: Letter to Ms. Pat Temple, City of Newport Beach. i :>.... >... ..o. �...,.... r .�o. >c..iC, �a.... n'�;'>�"�t> \�.�c. �: \..a. �.>... ,..... •..• �..... �.., •. •:.... :.:> :.... �C':�'.`nrsraa��,�a.�.�...`.. Emergency Care Unit Laboratory ' Radlology MR] • X-Ray Center Chemical Dependency Unitso MateralryEievator Medical ealadYnt-SdCBd �� ...b`� Records '-Cdtntn�adtcd80ns tad Floor - Psolslicr ' , m a -Calete� — - � `"'"""�" � Srd Floor-Mgprerygabytlnlr Main R�aam CardioloF r uf610 r latflnar •MreparWm lBstlnp��� PaitBartklaaoes �,. _surgery M3 -Recovery NICE EEG Cashier ♦ Surgery ��� 2nd Floor iyafang•", ...... .... - 8/rth Suites aDRJ , �u© r �fl�O#0niitrOa, • > , am Floor Glit Box IMS �,•; ��',��, -CCU/Bub-ICU @ dmltdn0 •� Floora4-10 -PatientRaoms 8 m L' maaet Patio S2 A Numbe® •I lettered Corridors Elevators Q Restrooms ♦ Restrooms (Wilk Mnllry farinaos) Telephone Cardiac e� , Intensive Pulmonary Care Ambulatory " Care Unit (ACU) A -CILaa Nuclear Medicine Rehabilitation �. Ultrasouunr d -E)V Lab CT SoServices " / Nue.Med./Radlology E Weing 4mla One South Waldng Room Uri Rrom Nib t Neuro ICU Care Recovery Outpatient ? ; Hoag Hospital (ACR)r Registration Chapel Sur ery Ad(SAUWIt InormatlonI UepapMental map Main Entrance _.� ,.•......•i]�•.r1weK.3b3eA8Y:Y�intilrl•;`. ••�•� a` �,F.: ,.. .,. �.. �'. �:.•\: \,. `IYII�•'. , Patient/Visitor parking on top level of parking structure (Additional parMiti on lowerlevels) Hoag Hospital Campus Map Letter Buildings A 1501 Superior Hoag Hospital Foundation Fund Development B Charles & Kathryn Fishback Dialysis Business Office C Newport Lido Tower 1 Biofeedback Breast Imaging Center Fertility Services Hoag Health Services Newport Lido Pharmacy D Newport Lido Tower it Blood Donor Services E James Irvine Surgery Center F _Grace Hoag Conference Center Personnel Employee Health G+- Hoag Hospital See reverse for departments H Patty & George Hoag Cancer Center i Kathryn Fishback Child Care Center Pwflk coast Highway fhgshlp}ined OParking P1- Hoag Foundation P2 - Business/Outpatient P3 - Haag Health Services R - OulpatienVJamet Irvine P8 - Emergency P6- Admltting/01schorge 127. OutpalientNitltor 138 - Cancer Center P9 - overflow ,A Plan Check No. 51,147 COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS 30"3%e . LEA By; Treg*:^="'---, Associate Planner Telephone (7114,) 644-3200 Date: �_/3:gg Address: 4000 W'�S' �^'7 `IWi Corrections Required: Legal Description: Lot-- Block Section Tract Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $5,000. Lot Size pp�� Zone V hGktsc 5111'ea Proposed Use (',(i L4 r C44C4' •Required Setbacks: Front Rear Right Side Left Side* Structural Area: Buildable Area Permitted Area Proposed Area Provide tissue overlay of calculations to verify provided square footage. Required Parking ,Proposed parking (Indicate number of stalls provided) Total On -Site Parking Standard Compact In -lieu Parking Dimension building height as measured from natural grade to average and maximum roof height Show natural grade line on all elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan. Number of stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc, in relation pto the property line. (�� L Fair Share Contribution Wjj p� Tr4;(c, ErL wte✓t 1`�> A&&Jw �aA San Joaquin Hills Transportation Corridor Fee KA, SPECIAL APPROVAL REQUIRED THROUGH: Modifications Committee Planning Commission: Use Permit (a2 i Ammlvl.d variance Resubdivision - Tract Site Plan Review Amendment Other - Public Works: Easement/Encroachment Permit Curb Cut Subdivision Engineer Traffic Engineer Approval of Landscape Plans -010ee. �al�ub. a✓a ,f�t1J�wS� be ti�t,1�4k� Building Department: Grading Engineer 4y- Fias OS *1T Parks Department: Approval of Landscape Plans d Coastal Development Permits: Approval in Concept pp (Note: File 3 sets of plans: plot plan, floor plan,, elevations). {g(,QtVQ(1( Coastal Development Permit No. S-Z(O-W&(0 Waiver/Exemption NOTE: It is the responsibility of the applicant to circulate their plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644-3200. COMMISSIONERS ( t® MINUTES —'kON�FOO O y�o°`qq `!"N 9 2yo� CITY OF MEWPO T BEACH November 5, 1987 ROLL CALL INDEX A. Traffic Study (Public Hearing) Item No.5 Request to approve a traffic study in conjunction with TS a 65,000 square foot cancer center on property located in the Unclassified District. UP1421A (R1166) ' AND Approved B. Use Permit No. 1421 (Amended) (Public Hearing) Request to amend a previously approved use permit which permitted the construction of. the Hoag Memorial Hospi- tal on property located in the A-P-H District. The proposed amendment involves a request to construct a 65,000 square foot cancer center on a portion of the hospital property located in the Unclassified District. The proposal also includes: a request to exceed the 26 foot basic height limit in the 26/35 Foot Height Limitation District; a request to establish an off- street parking requirement based on a demonstrated formula; a modification to the Zoning Code so as to allow a portion of the required parking to be provided as compact spaces; and the acceptance of an environ- mental document. LOCATION: A portion of Lot 1 of Irvine's Sub- division located at 4 00 West Coast Highway, on the northwesterly corner of Newport Boulevard and West Coast High- way. ZONE: Unclassified APPLICANT: Hoag Memorial Hospital Presbyterian, Newport Beach OWNER: Same as applicant Patricia Temple, Principal Planner, referred to the staff report and corrected the following statements or conditions: Page 3 - "The proposed project will use approximately 5 percent of the site", she explained that if the parking areas were included, the project would occupy about 20 percent of the site; Page 7 - "The approval of this use permit will not preclude future opportunities for this public view park...."; Page 14 - Condition No. 16(d) - "..all footing excavations shall be inspected by the soil engineer subsequent to excavation."; handwritten Page -21- MISSIONERS I J rvfmu I eb November 5, 1987 INDEX LOLL CALL 9. The proposed Use Permit No. 1421 (Amended) and modification for compact parking will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use; or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City; and further, that the proposed modification is consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code. Conditions: 1. That the development shall be in substantial conformance with the approved plot plan, floor plan and elevations, except as noted below. 2 Development of site shall be subject to a grading permit to be approved by the Building and Planning Departments. 3 That a grading plan shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. r 4.? The grading permit shall include a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. An erosion, siltation and dust control plan shall be submitted and be subject to the approval of the Building Department and a copy shall be forwarded to the California Reqional Water Quality Control Board, Santa Ana Region. 6. The velocity of concentrated runoff from the ` project shall be evaluated and erosive velocities controlled as part of the project design. . 7'.", That grading shall be conducted in accordance with plans prepared by a Civil Engineer and based on 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 -35- r WSSIONERS 1001080 0 P MM UTES November 5, 1987 CALL INDEX "Approved a Built" grading plans on standard size sheets shall be furnished to the Building Department. Prior to the issuance of the grading permit, the design engineer shall review and state that the discharge of surface runoff from the project will be performed in a manner to assure that increased peak flows from the project will not increase erosion immediately downstream of the system. This report shall be reviewed and approved by the Planning and Building Department. 9 That erosion control measures shall be done on any exposed slopes within thirty days after grading or as approved by the Grading Engineer. Any cut material stockpiled on the site shall be placed in such a location and manner as to prevent transport of silt or soil off site. Fill shall not be placed on any identified wetland areas. ' 10.{ Existing on -site drainage facilities shall be improved or updated to the satisfaction of the City of Newport Beach. il0 Any exposed slopes shall be planted as soon as possil,le to reduce erosion potential. No slope estab�ished on the site shall exceed 2:1. 12: iA dust control program, including such measures as ground watering or grading in spring when soil moisture is high, will be implemented during construction in compliance with South Coast Air Quality Management District Rule 403. •13.4 Major soil disturbance shall take place between 8 a.m. and 4 p.m., when winds are stronger, to reduce the amount of dust settling out on nearby receptors, and to obtain better area wide dispersion of any fugitive dust. '14'.' The grading plan shall include a complete plan for temporary and permanent drainage facilities to minimize any potential impacts from silt, debris and other water pollutants. The existing 42-inch storm drain shall be extended if necessary. 15. '•Grading requirements of the Uniform Building Code shall be followed for the preliminary design of -36- MIS-SIONERS J ymGyt� 9o�P .o�v2 v� vy i) � MINUTES November 5, 1987 ROLL CALL INDEX cut and fill slope, setback lines, drainage, berms, etc. Conformance with such codes shall be monitored by the Grading Engineer. `v16. Recommendations included in the 1987 Foundation Engineering Co., Inc. and LeRoy Crandall Associates geotechnical reports shall be incorporated into the project design where appropriate as outlined below. The Building Department shall verify the application of the appropriate recommendations. a. Seepage water may be handled by a simple system of temporary drain trenches dug to lead water away from the building pad area or may be collected in one or two pumps just outside the building pad area and be pumped to a suitable disposal point. b. Slopes shall be properly planted and maintained to reduce the risk of, surficial slides due to erosion processes. Plants shall be selected that are capable of developing deep root systems. C. The building shall be supported on conventional spread footings placed in natural soil. d. To verify the presence of firm, undisturbed natural soils (claystone or sand) at footing design elevations, all footing excavations shall be inspected by the soil engineer subsequent to excavation. e. Basement walls shall be waterproofed and a moisture barrier shall be placed below the basement slab to impede capillary water rise through the slabs. f. Uncertified existing fill along the pedestrian link route shall be removed and replaced in layers and compacted. g. A paved drainage terrace shall be provided at the top of all slopes that will accept surface runoff. -37- SIONERS MINUTES November 5, 1987 ROLL CALL INDEX h. The subgrade to receive fill shall be scarified, moistened to near optimum moisture and compacted. The pre -paved subgrades for the fill shall be examined by the soil engineer before any fill is placed. i. where sloped embankments are used, the tops of the slopes shall be barricaded to prevent heavy vehicles and heavy storage loads within ten feet of the tops of the slopes. j. The soils exposed in the cut slopes shall be inspected during excavation by the soil engineer so that modifications of the slopes can be made if verifications in the soil conditions occur or if adverse seepage conditions develop. 17. A sub -slab dewatering system will be required beneath the proposed project to prevent groundwater intrusion. 18. 'A paleontological monitor shall be retained by the landowner and/or developer to attend pre -grade meetings and perform inspections during development. The paleontologist shall be allowed to divert, direct, or halt grading in a specific area to allow for salvage of exposed fossil materials. 19.'.Archaeological, paleontological, and historical resources within the coastal zone shall be �e investigated in accordance with acceptable scientific procedures and appropriate mitigation )pk6Y� � � 05, measures (including testing, salvage or presentation) adopted on a case -by -case basis in accordance with regular City policy. ^a1�'�.�;o ASY1.20. "j Should fossils be recovered, the project sponsor of a shall be responsible for the preparation paleontological report for the project to satisfy the City of Newport Beach K-5 requirements. The examination shall be by qualified observers, approved by the City. The written report shall describe the findings and make recommendations for further actions. This report shall discuss both positive and negative aspects of the effects of the proposed development on paleontological resources. -38- �, (yy;4liyaiv�vcraa y O Ate` 1.0 v2 ?V 11 miv %J I Lb November 5, 1987 OLL CALL INDEX If resources are recovered, they shall be donated to an appropriate natural history museum or �twe. foundation, such as the Orange County Natural a5story Foundation or the Los Angeles County JrMuseum of Natural History. 22. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to the occupancy of any structure, the licensed landscape architect shall certify to the Planning Department that the landscaping has been installed in accordance with the prepared plan.) 23. The landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning and Public Works Department. 24. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 25. The landscape plan shall place heavy emphasis on the use of drought -resistant native vegetation and be irrigated with a system designed to avoid surface runoff and over -watering. 26. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 21.''Prior to issuance of building or grading permits, the geometrics and adequacy of the on -site access road for emergency vehicles shall be evaluated and approved by the Public Works Department. 28. Emergency access from Newport Boulevard or Pacific Coast Highway shall be provided in a manner acceptable to the Public Works and Fire Departments. 29. That prior to the issuance of building permits, the Fire Department shall review the proposed plans and may require automatic fire sprinkler protection. -39- ISSIONERS a �0 �O'iP F� A�9y'7 e may aox y�'� ]lr9Z >' 0 1 'mil t ,rt'� iwliivsv I " November 5, 1987 r CALL - - --INDEX 30.E The Fire Department access shall be approved by the Fire Department. 31. That all buildings on the subject site shall be equipped with fire suppression systems approved by the Fire Department. 32. That all access to the buildings be approved by the Fire Department. 33. A Fire Department vehicle turn around shall be provided on the northwest side of the building. 34. All roads surrounding the project shall be designated as fire lanes. 35. That all on -site fire protection (hydrants and Fire Department connections) shall be approved by the Fire and Public Works Departments. 36. The project applicant will coordinate with the city of Newport Beach Fire Department in relocating the fire main. 37. Parking areas shall be paved early during construction activities. 38. Handicap and compact parking spaces shall be designated by a method approved by the City Traffic Engineer. 39. The layout of the surface parking, including compact parking, vehicular circulation and pedestrian circulation systems shall be subject to further review and approval by the City Traffic Engineer. 40. All proposed development shall provide for vacuum sweeping of parking areas. 41. That all improvements be constructed as required by Ordinance and the Public Works Department. 42. That the intersection of the private streets and drives be designed to provide sight distance for a speed of 25 miles per hour. Slopes, landscaping, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. -40- fM/ IS.SOONERS ;y4 A��(np 0p tPO, m�FP NO �i F9y0 November 5, 1987 y 0` OF NEWPORT SEACH INDEX CALL 43. That the design of the private streets and drives conforms with the City's Private Street Policy (L-4), except as approved by the Public Works Department. The basic roadway width shall be a minimum of 32 feet unless otherwise approved by the Public Works Department. The location, width, configuration and concept of the private street system shall be subject to further review and approval by the City Traffic Engineer. 44. That asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes and junction structure locations, with the width to be approved by the Public Works Department. r_45. That a standard use permit agreement and accompanying surety be provided in order to guarantee satisfactory completion of public improvements, if it is desired to obtain a building permit prior to r,�mpletion of the public improvements. 46. That prior to the issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstra ion shall include verification from the Orange County Sanitation District and the City's Utilities Department. 47. That drainage and utility improvements be shown on standard improvement plans prepared by a licensed civil engineer. 48. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. 49. County Sanitation District Fees shall be paid prior to issuance of any Building Permits. 50.- Prior to issuance of building or grading permits, the project sponsor shall submit plans to the City Public Works Department for a minimum 10 foot wide -41- a ��• �/yYIJ JIViV P: YiJ O,e3 �y0 9y ,Ar i P Iva l-4 U'T lJ November 5, 1987 vLL CALL INDEX bicycle trail constructed to connect the Villa Balboa trail/emergency access road with the Coast Highway bicycle trail at Newport Boulevard. 51. That all proposed signs shall be in conformance with the provisions of Chapter 20.06 of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. 52. All mechanical equipment and trash areas shall be screened from public streets, alleys and adjoining properties. 53. Mechanical equipment shall not be located on the roof of the structure. 54. Any mechanical equipment and emergency power generators shall be screened from view, and noise associated with such structure, shall be sound attenuated so as not to exceed 55 dBA at the property lines. The latter shall be based upon the recommendations of a qualified acoustical engineer and approved by the Building Department. 55. Construction vehicle trips shall not occur during the PM peak hour. 56. Construction activities will be conducted in accordance with the Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:30 p.m. on weekdays, 8:00 a.m. to 6:00 p.m. on Saturdays and 10:00 a.m. to 6:00 p.m. on Sundays and holidays. 57. The City Engineer shall determine that the noise levels are in compliance with the City of Newport Beach noise requirements. This evaluation should be based on the actual equipment proposed for use by the mechanical contractor. 56. Access to the service road shall be restricted by installation of an electric gate at the upper parking lot service road, similar to the one currently limiting access to the Emergency Room parking lot. 59. Final design of the project shall provide for the incorporation of water saving devices for project lavatories and other water -using facilities. -42- ' J November 5, 1987 � . ti �, y9ti '� OF NEWPORT BEACH INDEX CALL 60. The lighting system shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the engineer stating that, in his opinion, this requirement has been met. l61. The proposed project shall be protected by the installation of a passive gas collection system under the building foundation. Such a system uses slotted PVC pipe laid in parallel lengths below the foundation. A qualified geotechnical firm shall be retained to design and implement such a system. 62. The foundation pad and below grade back and side walls of the proposed building shall be sealed from gas migration by a vapor barrier of chlorinated polyethylene sheeting of appropriate thickness. The sheets of such material shall be heat welded at the seams and special seals used to maintain sheeting integrity where penetrations are required for various utility conduits. Installation of the foundation vapor barrier shall be verified by the Building Department. 63. The below grade back and side walls shall be constructed of solid material (e.g. concrete). This will eliminate any void spaces in the walls which might allow for accumulation of gas abutting the soil as would exist in wood framed walls. 64. The building shall be equipped with methane gas sensors. Such sensors shall be installed in areas of likely accumulation, such as utility or other seldom used rooms in the rear of the first floor of the building. Sensors can monitor on a continuous basis and can be tied into fire alarm systems for 24 hour surveillance. Installation of the gas sensors and alarm system shall be verified by the Building and Fire Departments. 65. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, such rooms shall be serviced by the building's central air conditioning system or otherwise served by a positive ventilation system which -43- November 5, 1987 1 circulates and replaces the air on a continuous basis. Inclusion of such ventilation systems shall be verified by the Building Department. 66. Electrical equipment installed in any utility or other seldom used service room, such as electric motors and switched, shall be suitable for installation in Class 1, Division 1 or Division 2 areas as specified by Article 140 of Title 8 of the California Administrative Code and/or other appropriate equipment pursuant to the California Electrical Equipment Safety Orders. Installation of such equipment shall be verified by the Building Department. 67. The paved parking area shall be interrupted by unpaved planter areas and a parking lot vent system shall be installed as determined by the soil engineer and engineering geologist. The spacing of unpaved planters shall be determined by a qualified gootechnical consultant. A parking area vent system would consist of a series of small trenches in which slotted PVC pipe buried in gravel, installed prior to paving of the parking area. A vertical standpipe at the end of each such length of buried pipe would vent any collected gas to the atmosphere. Instventt on of unpaved planters and a parking l em shall be verified by the Grading Engineer. an ex will be used er 68. ing construction, ttormonitor. methane gas levelsoandtpercent range. 69. The project shall be designed in compliance with the Structural Engineer Association of California Guidelines for seismic safety. In addition, the proposed project shall be designed to meet the requirements of the State of California Office of the State Architect (OSA) for hospital facilities which include standards to withstand the maximum projected ground shaking potential. Compliance shall be verified by the Building Department. 70.' The existing plan for storage and disposal of hazardous chemicals and waste shall be extended prior to the issuance of grading permits. Said plan shall be subject to approval of the Tire Department and the City Engineer. -44- CALL November 5, 1987 2 CO U Y OF NE G9 V ORT BEACH INDEX 71. A study prepared pursuant to the provisions of the City's Traffic Phasing ordinance will be required for the Emergency Room/Critical Care project. If any intersection identified for the study by the City Traffic Engineer is impacted to an Intersection Capacity Utilization ratio of 0.90, the intersection will be improved as required to lower the ICU to an acceptable level. 72. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort or general welfare of the community. 73. This use permit shall expire unless exercised within 24 months from the date of approval as s acified in Section 20.80.090.A of the Newport Beach Municipal Code. 74. That all required construction fences shall be of open chain link and shall be removed prior to the issuance of the Occupancy Permit. 75._ Prior to the issuance of building or grading permits, Hoag Hospital shall submit a letter, the form and content of which is acceptable to the 3•�' City Attorney and the Planning Department, agreeing that no additional permanent buildings shall be permitted on the CalTrans East site prior to submittal, review and approval of a Planned Community Development Plan and District Regulations for the Master Plan of Hoag Hospital. 76. The studies conducted for the Master Plan of Hoag Hospital shall include• a detailed geologic study of the Caltrans East site to determine if a gas conduit or recharge area is located on -site. Recommendations of the study to mitigate adverse effects on surrounding properties which may result from increased construction activities on the Caltrans East site shall be implemented prior to further planned development. a + � -45- COUNCIL MEMBERS G Present Motion All Ayes Motion All Ayes VITY x Ix Ix Ix ;x Ix Ix x ' ! N,✓/ OF NEWPORT A,CH `f REGULAR COUNCIL MEETING"'' jrF( a� s PLACE: Council Chambers a 1pCit TIME: 7:30 P.M. DATE: December 14, 1987 lAll" � ROLL CALL.`U% B. Rea of Minutes of Meeting of Novembe 3, 1987, were waived, approved as amended ow, and ordered filed: Page 447, Conn No. 22, the words "if possible Mere deleted. x C. Reading in full of all ordinane-es.,and resolutions under consideration was waived, and City Clerk was directed to read by titles only. D. HEARINGS: 1. Mayor Cox opened the public hearing and City Council review of an APPEAL BY JOYCE C. TAYLOR for VILLA BALBOA CO N _ fro— m the approval of the Planning Commission on November 5, 1987, of USE PERMIT NO. 1421 LAMENDED), a request by HOAG MEMORIAL HOSPITAL PRESBYTERIAN, to amend a previously approved use permit which allowed the construction of the Hoag Memorial Hospital on property located in the A-P-H District. The proposed _ amendment involves a request_to construct a 65,000 sq. ft. cancer center on the�ortion of the hospital_ property located in the Unclassified District. The proposal also includes a request to exceed the 26 ft. basic height limit in the 26/35 Foot Height Limitation District; a request to establish an off-street parking requirement based on a demonstrated formula; a modification to the Zoning Code so as to allow a portion of t e required parking to be provided as compact spaces; the acceptance of an Environmental Document; and a TRAFFIC STUDY. Property located at 4000 West Coast Highway, on the northwesterly corner of Newport Boulevard and West Coast Highway; zoned Unclassified. Report from the Planning Department, was presented. Letter and appeal application from Villa Balboa Association, were presented. Letter from Robert and Sinee Coles in favor of the cancer center, requesting appeal be denied, was presented. Volume 41 - Page 464 U/P 1421 Villa Balboa Appeal/Hoag Hosp Cancer Ctr (88) Traf f is I COUNCIL MEMBERS 4 A y dFkY OF NEWPORT B CH MINUTES December 14, 1987 The City Clerk advised that after the agenda was printed, a letter was received from Hoag Hospital stating they agree with Condition of Approval No. 75. In addition, a petition was received from seventeen (17) residents of Villa Balboa in support of Hoag's request, and a letter from Villa Balboa resident Jack Carnighan in favor of the proposal for a cancer center. Patricia Temple, Principal Planner, summarized the staff report. She also responded to the four concerns of the Villa Balboa Association, as enumerated in their letter of November 25, 1987. Paul Butler, Chairman of the Villa Balboa Residential Integrity Committee, addressed the Council and requested this hearing be continued until the County Health Officer has had an opportunity to review the hazardous methane gas which exists on Hoag's property. He also stated that ,ue to a death in his family, he has not adequately prepared his case for presentation to the Council. The City Manager pointed out that with respect to the methane gas issue, the Planning Commission was very aware of the concerns of Villa Balboa, and therefore, added approximately seven (7) conditions of approval, (number 61 thru 68) which will require mitigation on the part of the applicant. If the County Health Officer determines something should be done to make the condition safe, the action taken by the Planning Commission would permit that input. Michael Stephens, President of Hoag Memorial Hospital Presbyterian, addressed the Council and reviewed the proposed cancer center facility and the advantages it represents to the community. He referenced the pedestrian link between the hospital and the cancer center, stating that 85% of the patients who receive care in the cancer center will do so on an out -patient basis, but that it will be available for in -patients as well, who can be transported from the main hospital. They estimate construction to commence mid -February. He discussed the need for the cancer facility, stating that Hoag is among the most active cancer programs Volume 41 - Page 465 U/P 1421 Villa Balboa Appeal *TY OF NEWPORT AACH COUNCIL MEME .\`G��J, Of Fy �� December 14, 1987 MINUTES in Orange County. He stated that they are currently providing radiation therapy to approximately 50 to 60 patients per day, and that the proposed site achieves their objectives efficiently by providing the needed services. They have made efforts to respond to the opposition that has been expressed by their neighbors, and have made revisions in their plans to accommodate some of those concerns. This project will assure that the interests of patients, employees and visitors are protected from any danger whatsoever from the methane gas. The EIR was circulated, and the County has had every opportunity to respond to it. In conclusion, he urged the Council to sustain the action of the Planning Commission in order that they may proceed with the project. Gary Douglas, 21 Balboa Coves, representing Balboa Coves Community Association, addressed the Council in support of the proposed cancer facility. He stated that initially their Board had some reservations as to the project, but after careful review and consideration, they voted unanimously in favor of the proposal. Rosemary Steinbrecher, 100 Scholz Plaza, resident of Versailles, addressed the Council and stated she felt the cancer center should not be located adjacent to residential property, and that their property values would decrease as a result of tle project. Richard A. Sewell, 1609 Lincoln Lane, addressed the Council in support of the cancer center, stating there is a critical need for this type of facility and that it should be allowed to go forward. Clara Laidlaw, 240 Nice Lane, resident of Villa Balboa, addressed the Council regarding two major concerns, i.e., the service road, and the methane gas issue. With regard to the service road, she felt further conditions of approval should be added to the restrictions on its use, and that said use should be monitored and enforced. She submitted three recent photographs, noting that a total of twelve cars entered the service road within 15 minutes on the day the photograph was taken to receive flu immunization shots, and that it was her Volume 41 - Page 466 U/P 1421 Villa Balboa Appeal tr y OF NEWPORT CH MINUTES COUNCIL o`G i Sc, December 14, 1987 understanding the road was to be U/P 1421 restricted to only employees and Villa Balboa deliveries. With respect to methane Appeal of gas, she suggested another conditYonmake approval be added requiring Hoag and a public a report on this subj hearing scheduled to clarify the public's concerns. Paul Butler, Chairman of the Villa Balboa Residential Integrity Association, addressed the Council again in opposition to the proposed project. He cited concerns with regard to the EIR; the need for preservation of open space; building near a known earthquake fault; and the methane gas issue- He indicated he felt it was too dangerous an area to build such a facility, and that the project should be denied in order to prevent a disaster and preserve open space. Sid Sofer, 900 Arbor Street, Costa Mesa, addressed the Council and stated that he was neither speaking for, nor against apossibility the proposal, but that the of an earthquake should not stop the approval of any project. Barbara Porterville, 3 Balboa Coves, addressed the Council in favor of the cancer facility. She stated that and h her to daughter is a cancer patient be treated just recently in Tennessee because it was the closest o cancer clinic that could treat her type Dr. Neil M. Barth, 320 Superior Ave real former medical director of Hoag Hospital Cancer Center, addressedthe Council in support of the proposed project. He statedHospital public has one demanded that Hoag recomin of the major cancer center providers Orange County, and that they are currently registering approximately 1,000 new cancer patients each year. He stated that Hoag Hospital can no longer hospital, afford to be just a community have for as patients and thecommunity in cancer looked to Hoag � care. He, added that cancer in the United States strikes 1.5 million patients a year, and about 750,000 patients die of the disease annually. He emphasized murgednce of the its approval. cancer facilityy andI Volume 41 - Page 467 ATY OF NEWPORT EACH COUNCIL MEMBERS December 14, 1987 MINUTES Cordelia R. Butler, resident of Villa Balboa, addressed the Council in opposition to the project. She stated that she was not against the cancer facility, only its location. She stated that the purpose of the cancer center is to save lives, not to endanger the lives of others. As a result of methane gas on the proposed site, she felt that the project should be built on "less hazardous" land. She also felt that their views would be impared because of the facility, and that their property values would greatly decrease. In conclusion, she stated that with the logs of views, etc., they will be forced to file a class action suit against the City and Hoag Hospital if this project is allowed to proceed as planned. Council Member Turner advised that the Environmental Document for this proposal contains technical reports which analyze the earthquake and methane gas issues. The reports also make recommendations to mitigate these possible problems which have been incorporated into the conditions of approval approved by the Planning Commission. He also stated that the County, as well as any interested individual, has been given the opportunity to review these reports. Vicki Heston, resident of Villa Balboa and also a member of the 552 Support Club for Hoag Hospital, addressed the Council in support of the cancer center. She stated that her residential unit looks out onto where the methane gas is located, and she has never had any problems with headaches, nausea, etc., as a result of it. She stated her husband died from cancer and felt the proposed facility is greatly needed. She also commented that as a resident of Villa Balboa, she would not like to see any type of class action suit filed against the City and Hoag Hospital which would prevent this development from taking place. Jerry King, 550-C Newport Center Drive, representing Newport -Lido Medical Center located across the street from Hoag Hospital, addressed the Council in support of the subject project. He stated that his clients work very closely with Hoag Hospital and recognize the value of the cancer center, and would urge Council's approval. Volume 41 - Page 468 U/P 1421 Villa Balboa Appeal 12 COUNCIL MEME A OF NEWPORT BEOCH MINUTES December 14, 1907 Tom Mathews, resident of Villa Balboa, U/P 1421 addressed the Council and stated that, Villa Balboa in his opinion, the applicant has Appeal handled this request improperly. He also asked for clarification as to the realignment of the road between Hoag Hospital and Villa Balboa and the lowering of the height of the building. Patricia Temple, Principal Planner, in response to Council inquiry, stated that Exhibit No. 5 in the EIR shows various test well locations which were drilled by the two different geotechnical consultants who studied the site. The basic findings of their study do indicate there is more methane gas permeating the soil on the lower portion of the site, as opposed to the upper portion of the property. The specific results of the tests were the basis for the series of mitigation measures which the City Manager referenced earlier in the public hearing. With regard to the walkway connection, the Principal Planner advised that the pedestrian link has been depressed into the slope ;in such a way that it will not be visible from any of the residences referred to by Mrs. Butler, and that is why it does not appear in the viewshed photographs included in the EIR. In terms of the road between Hoag Hospital and Villa Balboa, it is being realigned and is shown in all of the exhibits in the EIR. F. W. Evans, Director of Facilities, Planning and Design for Hoag Hospital, addressed the Council and stated that the pedestrian link was lowered at the request of input from residents of Villa Balboa, and as a result of this change, the road had to be realigned and brought over to Hoag's property line which is adjacent to Villa Balboa. Dr. Robert Shapiro of the Radiation Therapy Center, 3070 Park Newport, addressed the Council in response to comments made regarding the use of radioactive materials. He stated that the therapy center is visited frequently by the Bureau of Radiological Health, a governmental agency, and he is not aware of there ever being a violation with respect to the use or safety of radioactive substances. Volume 41 — Page 469 *TY OF NEWPORT AACH COUNCIL MEMBERS \A11*\ �� yF December 14, 1987 MINUTES Robert Trivison, resident of Villa Balboa, addressed the Council and stated that in 1980 he had cancer and was operated on at Hoag Hospital. He stated that he was not against the proposal; however, he was concerned with the realignment of the service road, and feels that at some point in time Hoag Hospital will have to provide an entrance from Pacific Coast Highway to the cancer center. He felt that the concept of the realignment is "all wrong," and will definitely depress the property values of the residences that are adjacent to the service road. Joy Taylor, acting President of Board of Directors of Villa Balboa, addressed the Council and stated that they are not against the building of the cancez center, but they do feel it should be done "responsibly." She stated that the realignment of the service road is a very important issue and one that should be flexible, inasmuch as the road could come within five feet of the windows of residences in the 280 building. She requested that the Council give serious consideration to the configuration of the roadway in hopes that there could be a change. She referenced the EIR and indicated she felt that Hoag Hospital should have been required to provide an entire site plan, rather than just a plan for the cancer center, and therefore, requested that a master plan be developed for the remainder of Hoag's property. The Principal Planner, in response to Council inquiry regarding the proposed realignment of the service road, advised that due to the design of the pedestrian walkway, the road will be brought straight down Hoag's property line to allow the walkway connection to "tuck" into the slope, and thereby not obstruct views. Discussion ensued regarding the service road, its elevation and the distances between the road and Villa Balboa, wherein the City Manager pointed out that pursuant to Condition of Approval No. 58, "Access to the service road shall be restricted by installation of an electric gate at the upper parking lot service road, similar to the one currently limiting access to the Emergency Room parking lot," which should "cut" the traffic down. Volume 41 - Page 470 U/P 1421 Villa Balboa) Appeal dRY OF NEWPO!RT BACH COUNCIL MEMBERS *'00 \�P \ Motion x December 14, 1987 MINUTES Hearing no others wishing to address the Council, the public hearing was closed. Motion was made to sustain the decision of the Planning Commission,. and. U/P 1421 Villa Balboa Appeal Adopt Resolution No. 87-170 Res 87-170 accepting, approving and certifying the Final Environmental impact Report; Make the Findings contained in the Statement of Facts with respect to significant impacts identified in the Final Environmental Impact Report; Find that the facts set forth in the Statement oi'Overriding Considerations are true and are supported by substantial evidence in the record, including the Final Environmental Impact Report; With respect to the project, find hat talthough the Final ' Environmental Impact Report identifies certain unavoidable significant environmental effects that will result if the project is approved, the mitigation measures identified shall'be incorporated into the project, and all significant environmental effects that can feasibly be mitigated or avoided have been eliminated or reduced to an acceptable level, and that the remaining unavoidable significant effects, when balanced against the facts set forth in the Statement of Overriding Considerations, giving greater weight to the unavoidable environmental effects, are acceptable; and Approve Use Permit No. 1421 (Amended) and the related Traffic Study subject to the Findings and Conditions adopted by the Planning Commission or as subsequently modified. Council Member Plummer indicated that there have been misunderstandings regarding this issue on the part of several residents of Villa Balboa, which she felt could have been clarified if those concerned would have contacted her, inasmuch as she is their Council representative. Volume 41 - Page 471 ITY OF NEWPORT PACH COUNCIL MEMI A � �G�y�`G���i� C+0¢ e� , All Ayes MINUTES December 14, 1987 Council Member Plummer stated she felt this project will be a catalyst for the City .to move forward in addressing the whole problem area in West Newport. She stated that cancer services are a human element and she felt a better system is definitely needed. She also emphasized that the City has the "toughest" development standards in the County and this project meets all of them. She stated the City invites cooperation between an applicant and residents to work out their concerns, and that Hoag has met with the neighbors and has mitigated many of the residents concerns. It was recommended by the staff, at this_ t me that a_condition.of approval6e added regarding the methane gas issue as follows: -' "Condition No. 77 - If required by the Department of Conservation pursuant to the provisions of SB 456, Hoag Hospital will submit the Methane Gas Mitigation Plan proposed for the cancer center project to the State Oil and Gas Supervisor of the Department of Conservation for review and approval." Council Member Plummer indicated she__ acted the foregoing language to be included in her motion. Council Member Sansone commented that after hearing the testimony, it is his opinion, the real concern of the residents of Villa Balboa is preservation of views, to which he pointed out "there is no such thing as private view protection," and when property is purchased, one should not buy the view adjacent to it, as it is subject to change at anytime. The motion on the floor was voted on--and- Mayor Cox opened the public hearing regarding PLANNING COMMISSION AMEND: NO. 655. ORDINANCE NO. 87-47, a req tiated by the City of Newport Beach, to end Title 20 of the Newport Beach Muni c al Code regarding provisions for regulat the installation of temporary real estat signs; and the acceptance of an Environme al Document. Report from the anning Department, was presented. Volume 41 - Page U/P 1421 Villa Balboa Appeal Ord 87-47 Temp RE Sign Regs PCA 655 (94) COMMISSIONERS yd O%0y%A0 9�9 G t� NO 9� N OA 0 0 MINUTES November 5, 1987 ROLL CALL INDEX A. Traffic Study (Public Hearing) Item No.S Request to approve a traffic study in conjunction with TS a 65,00.0 square foot cancer center on property located in the Unclassified District. UP1421A (R1166) AND Approved B. Use Permit No. 1421 (Amended) (Public Hearing) Request to amend a previously approved use permit which permitted the construction of. the Hoag Memorial Hospi- tal on property located in the A-P-H District. The proposed amendment involves a request to construct a 65,000 square foot cancer center on a portion of the hospital property located in the Unclassified District. The proposal also includes: a request to exceed the 26 foot basic height limit in the 26/35 Foot Height Limitation District; a request to establish an off- street parking requirement based on a demonstrated formula; a modification to the Zoning Code so as to allow a portion of the required parking to be provided as compact spaces; and the acceptance of an environ- mental document. LOCATION: A portion of Lot 1 of Irvine's Sub- division located at 4000 West Coast Highway, on the northwesterly corner of Newport Boulevard and West Coast High- way. ZONE: Unclassified APPLICANT: Hoag Memorial Hospital Presbyterian, Newport Beach OWNER: Same as applicant Patricia Temple, Principal Planner, referred to the staff report and corrected the following statements or conditions: Page 3 - "The proposed project will use approximately 5 percent of the site", she explained that if the parking areas were included, the project would occupy about 20 percent of the site; Page 7 - "The approval of this use permit will not preclude future opportunities for this public view park.... Page 14 - Condition No. 16(d) - "..all footing excavations shall be inspected by the soil engineer subsequent to excavation."; handwritten Page -21- ISSIONERS MINUTES November 5, 1987 rR 2 CITY OF NE VM ■ ®K a MA'Uro INDEX OLL CALL 9, The proposed Use Permit No. 1421 (Amended) and modification for compact parking will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use.; or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City; and further, that the proposed modification is consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code. Conditions: 1. That the development shall be in substantial conformance with the approved plot plan, floor plan and elevations, except as noted below. 2. Development of site shall be subject to a grading permit to be approved by the Building and Planning Departments. 3, That a grading plan shall include a complete plan for temporary and permanent drainage facilities, to minimize any potential impacts from silt, debris, and other water pollutants. 4. The grading permit shall include a description of haul routes, access points to the site, watering, and sweeping program designed to minimize impact of haul operations. 5. An erosion, siltation and dust control plan shall be submitted and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 6. The velocity of concentrated runoff from the project shall be evaluated and erosive velocities controlled as part of the project design. 7. That grading shall be conducted in accordance with plans prepared by a Civil Engineer and based on 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 -35- ISSIONERS MINUTES November 5, 1987 4 ALL INDEX "Approved a Built" grading plans on standard size sheets shall be furnished to the Building Department. 8. Prior to the issuance of the grading permit, the design engineer shall review and state that the discharge of surface runoff from the project will be performed in a manner to assure that increased peak flows from the project will not increase erosion immediately downstream of the system. This report shall be reviewed and approved by the Planning and Building Department. 9. That erosion control measures shall be done on any exposed slopes within thirty days after grading or as approved by the Grading Engineer. Any cut material stockpiled on the site shall be placed in such a location and manner as to prevent transport of silt or soil off site. Pill shall not be placed on any identified wetland areas. 10. Existing on -site drainage facilities shall be improved or updated to the satisfaction of the City of Newport Beach. 11. Any exposed slopes shall be planted as soon" as possible to reduce erosion potential. No slope established on the site shall exceed 2:1. 12. A dust control program, including such measures as ground watering or grading in spring when soil moisture is high, will be implemented during construction in compliance with South Coast 'Air Quality Management District Rule 403. 13. Major soil disturbance shall take place between 8 a.m. and 4 p.m., when winds are stronger, to reduce the amount of dust settling out on nearby receptors, and to obtain better area wide dispersion of any fugitive dust. 14. The grading plan shall include a complete plan for temporary and permanent drainage facilities to minimize any potential impacts from silt, debris and other water pollutants. The existing 42-inch storm drain shall be extended if necessary. 15. Grading requirements of the Uniform Building Code shall be followed for the preliminary design of -36- SSIONERS d MINUTES November 5, 1987 ROLL CALL INDEX cut and fill slope, setback lines, drainage, berms, etc. Conformance with such codes shall be monitored by the Grading Engineer. 16. Recommendations included in the 1987 Foundation Engineering Co., Inc. and LeRoy Crandall Associates geotechnical reports shall be incorporated into the project design where appropriate as outlined below. The Building Department shall verify the application of the appropriate recommendations. a. Seepage water may be handled by a simple system of temporary drain trenches dug to lead water away from the building pad area or may be collected in one or two pumps just outside the building pad area and be pumped to a suitable disposal point. b. Slopes shall be properly planted and maintained to reduce the risk of surficial slides due to erosion processes. Plants shall be selected that are capable of developing deep root systems. C. The building shall be supported on conventional spread footings placed in natural soil. d. To verify the presence of firm, undisturbed natural soils (claystone or sand) at footing design elevations, all footing excavations shall be inspected by the soil engineer subsequent to excavation. e. Basement walls shall be waterproofed and a moisture barrier shall be placed below the basement slab to impede capillary water rise through the slabs. f. Uncertified existing fill along the pedestrian link route shall be removed and replaced in layers and compacted. g. A paved drainage terrace shall be provided at the top of all slopes that will accept surface runoff. -37- ISSIONERS MINUTES November 5, 1987 CITY OF NEWPORT BEACH OLL CALL INDEX h. The subgrade to receive fill shall be scarified, moistened to near optimum moisture and compacted. The pre -paved subgrades for the fill shall be examined by the soil engineer before any fill is placed. i. where sloped embankments are used, the tops of the slopes shall be barricaded to prevent heavy vehicles and heavy storage loads within ten feet of the tops of the slopes. j. The soils exposed in the cut slopes shall be inspected during excavation by the soil engineer so that modifications of the slopes can be made if verifications in the soil conditions occur or if adverse seepage conditions develop. 17. A sub -slab dewatering system will be required beneath the proposed project to prevent groundwater intrusion. 18. A paleontological monitor shall be retained by the landowner and/or developer to attend pre -grade meetings and perform inspections during development. The paleontologist shall be allowed to divert, direct, or halt grading in a specific area to allow for salvage of exposed fossil materials. 19. Archaeological, paleontological, and historical resources within the coastal zone shall be investigated in accordance with acceptable scientific procedures and appropriate mitigation measures (including testing, salvage or presentation) adopted on a case -by -case basis in accordance with regular City policy. 20. should fossils be recovered, the project sponsor shall be responsible for the preparation of a paleontological report for the project to satisfy the City of Newport Beach K-5 requirements. The examination shall be by qualified observers, approved by the City. The written report shall describe the findings and make recommendations for further actions. This report shall discuss both positive and negative aspects of the effects of the proposed development on paleontological resources. -38- SSIONERS " MINUTES November 5, 1987' CITY OF NEWPORT. BEACH CALL INDEX 21. If resources are recovered, they shall be donated to an appropriate natural history museum or foundation, such as the Orange County Natural History Foundation or the Los Angeles County Museum of Natural History. 22. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to the occupancy of any structure, the licensed landscape architect shall certify to the Planning Department that the landscaping has been installed in accordance with the prepared plan.) 23. The .landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning and Public Works Department. 24. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 25. The landscape plan shall place heavy emphasis on the use of drought -resistant native vegetation and be irrigated with a system designed to avoid surface runoff and over -watering. 26. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 27. Prior to issuance of building or grading permits, the geometrics and adequacy of the on -site access road for emergency vehicles shall be evaluated and approved by the Public Works Department. 28. Emergency access from Newport Boulevard or Pacific Coast Highway shall be provided in a manner acceptable to the Public Works and Fire Departments. 29. That prior to the issuance of building permits, the Fire Department shall review the proposed plans and may require automatic fire sprinkler protection. -39- SIONERS A E MINUTES November 5, 1987 r CALL INDEX 30. The Fire Department access shall be approved by the Fire Department. 31. That all buildings on the subject site shall be equipped with fire suppression systems approved by the Fire Department. 32. That all access to the buildings be approved by the Fire Department. 33. A Fire Department vehicle turn around shall be provided on the northwest side of the building. 34. All roads surrounding the project shall be designated as fire lanes. 35. That all on -site fire protection (hydrants and Fire Department connections) shall be approved by the Fire and Public Works Departments. 36. The project applicant will coordinate with the City of Newport Beach Fire Department in relocating the fire main. 37. Parking areas shall be paved early during construction activities. 38. Handicap and compact parking spaces shall be designated by a method approved by the City Traffic Engineer. 39. The layout of the surface parking, including compact parking, vehicular circulation and pedestrian circulation systems shall be subject to further review and approval by the City Traffic Engineer. 40. All proposed development shall provide for vacuum sweeping of parking areas. 41. That all improvements be constructed as required by Ordinance and the Public Works Department. 42. That the intersection of the private streets and drives be designed to provide sight distance for a speed of 25 miles per hour. Slopes, landscaping, walls and other obstruction shall be considered in the sight distance requirements. Landscaping within the sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. -40- SSIONERS I MINUTES November 5, 198.7 2 CITY OF NEWFU I REACH CALL INDEX 43. That the design of the private streets and drives conforms with the city's Private Street Policy (L-4), except as approved by the Public Works Department. The basic roadway width shall be a minimum of 32 feet unless otherwise approved by the Public Works Department. The location, width, configuration and concept of the private street system shall be subject to further review and approval by the City Traffic Engineer. 44. That asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes sill and junction structure locations, with the width to be approved by the Public Works Department. 45. That a standard use permit agreement and accompanying surety be provided in order to guarantee satisfactory completion of public improvements, if it is desired to obtain a building permit prior to completion of the public improvements. 46. That prior to the issuance of any grading or building permits for the site, the applicant shall demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demc.stration shall include verification from the Orange County Sanitation District and the City's Utilities Department. 47. That drainage and utility improvements be shown on standard improvement plans prepared by a licensed civil engineer. 48. That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. 49. County Sanitation District Fees shall be paid prior to issuance of any Building Permits. 50. Prior to issuance of building or grading permits, the project sponsor shall submit plans to the City Public Works Department for a minimum 10 foot wide -41- SSIONERS 9 9\ MINUTES November 5, 1987 _ CALL INDEX bicycle trail constructed to connect the Villa Balboa trail/emergency access road with the Coast Highway bicycle trail at Newport Boulevard. 51. That all proposed signs shall be in conformance with the provisions of Chapter 20.06 of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. 52. All mechanical equipment and trash areas shall be screened from public streets, alleys and adjoining properties. 53. Mechanical equipment shall not be located on the roof of the structure. 54. Any mechanical equipment and emergency power generators shall be screened from view, and noise associated with such structures shall be sound attenuated so as not to exceed 55 dBA at the property lines. The latter shall be based upon the recommendations of a qualified acoustical engineer and approved by the Building Department. 55. Construction vehicle trips shall not occur during the PM peak hour. 56. Construction activities will be conducted in accordance with the Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:30 p.m. on weekdays, 8:00 a.m. to 6:00 p.m. on Saturdays and 10:00 a.m. to 6:00 p.m. on Sundays and holidays. 57. The City Engineer shall determine that the noise levels are in compliance with the City of Newport Beach noise requirements. This evaluation should be based on the actual equipment proposed for use by the mechanical contractor. 58. Access to the service road shall be restricted by installation of an electric gate at the upper parking lot service road, similar to the one currently limiting access to the Emergency Room parking lot. 59. Final design of the project shall provide for the incorporation of water saving devices for project lavatories and other water -using facilities. -42- STONERS 9 0'0,0 9 (9 �!!y0 MINUTES November 5, 1987 y °` y ! �9 CITY OF NEWPORT BEACH 2 INDEX CALL 60. The lighting system shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the engineer stating that, in his opinion, this requirement has been met. 61. The proposed project shall be protected by the installation of a passive gas collection system under the building foundation. Such a system uses slotted PVC pipe laid in parallel lengths below the foundation. A qualified geotechnical firm shall be retained to design and implement such a system. 62. The foundation pad and below grade back and side walls of the proposed building shall be sealed from gas migration by a vapor barrier of chlorinated polyethylene sheeting of appropriate thickness. The sheets of such material shall be heat welded at the seams and special seals used to maintain sheeting integrity where penetrations are required for various utility conduits. Installation of the foundation vapor barrier shall be verified by the Building Department. 63. The below grade back and side walls shall be constructed of solid material (e.g. concrete). This will eliminate any void spaces in the walls which might allow for accumulation of gas abutting the soil as would exist in wood framed walls. 64. The building shall be equipped with methane gas sensors. such sensors shall be installed in areas of likely accumulation, such as utility or other seldom used rooms in the rear of the first floor of the building. Sensors can monitor on a continuous basis and can be tied into fire alarm systems for 24 hour surveillance. Installation of the gas sensors and alarm system shall be verified by the Building and Fire Departments. 65. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, such rooms shall be serviced by the building's central air conditioning system or otherwise served by a positive ventilation system which -43- SIONERS November 5, 1987 CI T Y ®F NEWPOR'T' BEACH IN DE X circulates and replaces the air on a continuous basis. Inclusion of such ventilation systems shall be verified by the Building Department. 66. Electrical equipment installed in any utility or other seldom used service room, such as electric motors and switched, shall be suitable for installation in Class 1, Division 1 or Division 2 areas as specified by Article 140 of Title 8 of the California Administrative Code and/or other appropriate equipment pursuant to the California Electrical Equipment Safety Orders. Installation of such equipment shall be verified by the Building Department. by 67. The paved parking area shall be interrip�e vent unpaved planter areas and a parkingo system shall be installed as determined by the soil engineer and engineering geologist. The spacing of unpaved planters shall be determined by a qualified geotechnical consultant. A parking area vent system would consist of a series of small trenches in which slotted PVC pipe buried in gravel, installed prior to paving of the parking area. A vertical standpipe at the end of each such length of buried pipe would vent any collected gas to the atmosphere. Installation of l unpaved planters and a parking em shall be verified by the Grading Engineer. 68. During construction, an exploimeter will be used to monitor methane gas levels and percent range. 69. The project shall be designed in compliance with the Structural Engineer Association of California Guidelines for seismic safety. In addition, the proposed project shall be designed to meet the requirements of the State of California Office of the State Architect (OSA) for hospital facilities which include standards to withstnd the maximum projected ground shaking potential. pliance shall be verified by the Building Department. 70. The existing plan for storage and disposal of hazardous chemicals and waste shall be extended prior to the issuance of grading permits. Said plan shall be subject to approval of the Fire Department and the City Engineer. -44- HERS �92m\ MINUTES November 5, 1987 T Y FAY ® 4 E AP r Py ro< Z `C `y92 CITY 40� 0 H ®� O��f ®� 1 BG.M�V INDEX XLL 71. A study prepared pursuant to the provisions of the City's Traffic Phasing Ordinance will be required for the Emergency Room/Critical Care project. If any intersection identified for the study by the City Traffic Engineer is impacted to an Intersection Capacity Utilization ratio of 0.90, the intersection will be improved as required to lower the ICU to an acceptable level. 72. That the Planning Commission may add or modify conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort or general welfare of the community. 73. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090.A of the Newport Beach Municipal Code. 74. That all required construction fences shall be of open chain link and shall be removed prior to the issuance of the Occupancy Permit. 75. Prior to the issuance of building or grading permits, Hoag Hospital shall submit a letter, the form and content of which is acceptable to the �Q City Attorney and the Planning Department, agreeing that no additional permanent buildings shall be permitted on the Caltrans East site prior to submittal, review and approval of a Planned Community Development Plan and District Regulations for the Master Plan of Hoag Hospital. 76. The studies conducted for the Master Plan of Hoag Hospital shall include a detailed geologic study of the Caltrans East site to determine if a gas conduit or recharge area is located on -site. Recommendations of the study to mitigate adverse effects on surrounding properties which may result from increased construction activities on the Caltrans East site shall be implemented prior to further planned development. � • x -45- ► P�eaS¢, Gruinn✓li Plan Check No. COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS By:�, Associate Planner Telephone (714) 644-3200 Date: �j�12-S�b� Address:oo Cx{K.TI Corrections Required: Legal Description: Lot Block Section Tract Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $5,000. R Lot Size Zone U✓�rit,U.{Sct'+e ct Proposed Use �T.Hd!r INvKY - YfaSpl TcY!�`iJ u� _ Required Setbacks: Front Rear Right Side Left. Side Structural Area: � Buildable Area Permitted Area Proposed Area I Provide tissue overlay of calculations to verify provided square footage. Required Parking' Proposed parking (Indicate number of stalls provided) Total On -Site Parking Standard Compact in -lieu Parking Dimension building height as measured from natural grade to average and maximum roof height Show natural grade line on all elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan. Number of stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. Fair Share San Joaquin Hills Transportation Corridor Fee A .-R) 4 t SPECIAL APPROVAL REQUIRED THROUGH: Modifications Committee OPlanning Commission: " � Use Permit �9'Z! gxrPyy,J�w Variance Resubdivision - Tract Site Plan Review Amendment Other - Z" sae a�}�clu.J h3l� eh Anse be, acP�re;lc� eF yr6a p.�:tsa Public Works: Easement/Encroachment Permit Curb Cut _ Subdivision Engineer Traffic Engineer (.V Approval of Landscape Plans \ Building Department: ° Grading Engineer, -- Parks Department: Approval of Landscape Plans late �S v+. urrla.� MkS'f epY or " 104",.w gr,%,Qt-.5 1"04— Coastal Development Permits: Approval in Concept (Note: File 3 sets of plans: plot plan, floor plan, elevations). Coastal Development Permit No. 1i-96 446 Waiver/Exemption NOTE: It is the responsibility of the applicant to circulate their plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644-3200. I COMMISSIONERS yd p'��P �P p'O.o 9�?� . GPFP Np 'pi F 2 2 01- 2 << <y9y 1) MINUTES November 5, 1987 INDEX ROLL CALL A. Traffic Study (Public Hearing) Item No.S to approve a traffic study in conjunction with TS ,Request a 65,000 square foot cancer center on property located in the Unclassified District. UP1421A (R1166) AND Approved B. Use Permit No. 1421 (Amended) (Public Hearing) Request to amend a previously approved use permit which permitted the construction of the Hoag Memorial Hospi- tal on property located in the A-P-H District. The proposed amendment involves a request to construct a 65,000 square foot cancer center on a portion of the hospital property located in the Unclassified District. The proposal also incl des: a request to exceed the 26 foot basic height limit in the 26/35 Foot Height Limitation District; a request to establish an off- street parking requirement based on a demonstrated formula; a modification to the Zoning Code so as to allow a portion of the required parking to be provided n as compact spaces; and the acceptance of an environ- mental document. LOCATION: A portion of Lot 1 of Irvine's Sub- division located at 4 00 West Coast Highway, on the northwesterly corner a_' Newport Boulevard and West Coast High- way. ZONE: Unclassified APPLICANT: Hoag Memorial Hospital Presbyterian, Newport Beach OWNER: Same as applicant Patricia Temple, Principal Planner, referred to the staff report and corrected the following statements or conditions: Page 3 - "The proposed project will use approximately 5 percent of the site", she explained that if the parking areas were included, the project would occupy about 20 percent of the site; Page 7 - "The approval of this use permit will not preclude future opportunities for this public view park...."; Page 14 - Condition No. - 16(d) - - ".. all -- footing _ excavations shall be inspected by the soil engineer subsequent to excavation."; handwritten Page -21- �IISSIONERSMINUTES November 5, 1987 ROLL CALL 9. The proposed Use Permit No. 1421 (Amended) and modification for compact parking will not, under the circumstances of the particular case, be detrimental to the health, safety, peace, comfort and general welfare of persons residing or working in the neighborhood of such proposed use; or be detrimental or injurious to property and improvements in the neighborhood or the general welfare of the City; and further, that the proposed modification is consistent with the legislative intent of Title 20 of the Newport Beach Municipal Code. Conditions: 1. That the development shall be in substantial conformance with the approved plot plan, floor plan and elevations, except as noted below. 2 q� Development of site shall be subject to a grading 2 0g�permit to be approved by the Building and Planning Departments. 4 That a grading plan shall include a complete plan t� �$ for temporary and permanent drainage facilities, 3' to minimize any potential impacts from silt, debris, and other water pollutants. '.~4 The grading permit shall include a description of ,._ routes, access po il minimize impact sweeping program designed tto watering,he site, 3 L; B and of haul operations. 5An erosion, siltation and dust control plan shall 3Z3,54be submitted and be subject to the approval of the Building Department and a copy shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 6 The velocity of concentrated runoff from the 3L�.4gproject shall be evaluated and erosive velocities controlled as part of the project design. '-7.� That grading shall be conducted in accordance with 3 a3 ,gplans prepared by a Civil Engineer and based on 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 -35- INDEX R w'94 5 0 INJ I; SIGNERS ya•1'• MINUTES November 5, 1987 C OTY OF NEWP©R BEACH CALL INDEX "Approved a Built" grading plans on standard size sheets shall be furnished to the Building Department. �8.0h Prior to the issuance of the grading permit, the CO design engineer shall review and state that the 3M'4discharge of surface runoff from the project will P9151a1 be performed in a manner to assure that increased peak flows from the project will not increase erosion immediately downstream of the system. This report shall be reviewed and approved by the Planning and Building Department. -9.p11, That erosion control measures shall be done on any exposed slopes within thirty days after grading or 3.134 as approved by the Grading Engineer. Any cut material stockpiled on the sit- shall be placed in such a location and manner as to prevent transport of silt or soil off site. Fill shall not be placed on any identified wetland areas. 10.D% Existing on -site drainage facilities shall be f improved or updated to the satisfaction of the 3 •z3 City of Newport Beach. 11.6 Any exposed slopes shall be planted as soon' as possihle to reduce erosion potential. No slope 3'ti3g$ established on the site shall exceed 2:1. '12A dust control program, including such measures as �YJground watering or grading in spring when soil 3•2a-xy moisture is high, will be implemented during construction in compliance with South Coast Air Quality Management District Rule 403. 7.13 Major soil disturbance shall take place between 8 a.m. and 4 p.m., when winds are stronger, to 3.23-ssC reduce the amount of dust settling out on nearby receptors, and to obtain better area wide dispersion of any fugitive dust. 14The grading plan shall include a complete plan for temporary and permanent drainage facilities to i 3•Z34 minimize any potential impacts from silt, debris and other water pollutants. The existing 42-inch storm drain shall be extended if necessary. 15.JjyGrading requirements of the Uniform Building Code shall be followed for the preliminary design of 3•t3•sv -36- MISSIONERS MINUTES November 5, 1987 rF / `' ` v CU`i` Y OF m[EWf', PORT Ogg K Z INDEX ?OLL CALL cut and fill slope, setback lines, drainage, berms, etc. Conformance with such codes shall be monitored by the Grading Engineer. Al�m 6. Recommendations included in the 1987 Foundation p(�y�� 1 � N Engineering Co., Inc. and LeRoy Crandall ou 00 "5Associates geotechnical reports shall be incorporated into the project design where 323-g$ appropriate as outlined below. The Building ( j Department shall verify the application of the appropriate recommendations. a. Seepage water may be handled by a simple system of temporary drain trenches dug to lead water away from the building pad area or may be collected in one or two pumps just outside the building pad area and be pumped to a suitable disposal point. b. Slopes shall be properly planted and maintained to reduce the risk of surficial slides due to erosion processes. Plants shall be selected that are capable of developing deep root systems. C. The building shall be supported on conventional spread footings placed in natural soil. d. To verify the presence of firm, undisturbed natural soils (claystone or sand) at footing design elevations, all footing excavations shall be inspected by the soil engineer subsequent to excavation. e. Basement walls shall be waterproofed and a moisture barrier shall be placed below the basement slab to impede capillary water rise through the slabs. f. Uncertified existing fill along the pedestrian link route shall be removed and replaced in layers and compacted. g. A paved drainage terrace shall be provided at the top of all slopes that will accept surface runoff. -37- �MISSIONERS qCOTY OF HE W PORT MM MIULITES November 5, 1987 J ROLL CALL INDEX h. The subgrade to receive fill shall be scarified, moistened to near optimum moisture and compacted. The pre -paved subgrades for the fill shall be examined by the soil engineer before any fill is placed. i. where sloped embankments are used, the tops of the slopes shall be barricaded to prevent heavy v liicles and heavy storage loads within ten fee�f the tops of the slopes. j. The soils exposed in the cut slopes shall be inspected during excavation by the soil engineer so that modifications of the slopes an be made if verifications in the soil onditions occur or if adverse seepage ditions develop. AJ �. o' tIA -slab decvatering system will be required ~ QjG �7: b neath the proposed project to prevent Y �� Fiae groundwater intrusion. 8 ' A paleontological monitor shall be retained by the landowner and/or developer to attend pre -grade meetings and perform inspections during development. The paleontologist shall be allowed to divert, direct, or halt grading in a specific area to allow for salvage of exposed fossil materials. �19.r,Archaeological, paleontological, and .historical OW resources within the coastal zone shall be �0 investigated in accordance with acceptable scientific procedures and appropriate mitigation PpyQ mtia�e5r measures (including testing, salvage or /.L presentation) adopted on a case -by -case basis in 7�( accordance with regular City policy. �ULVM f-20.-;Should fossils be recovered, the project sponsor ^\ shall be responsible for the preparation of a paleontological report for the project to satisfy ©� the City of Newport Beach K-5 requirements. The examination shall be by qualified observers, approved by the City. The written report shall describe the findings and make recommendations for further actions. This report shall discuss both _ —positive-and negative aspects of the effects of the proposed development on paleontological resources. -3II- TONERS MINUTES r.: November 5, 1987 5LL CALL INDEX 1:•, I resources are recovered, they shall be donated to an appropriate natural history museum or `Zauu. foundation, such as the Orange County Natural q$ al�}�.story Foundation or the Los Angeles County CAAAAMuseum of Natural History. 22. A landscape and irrigation plan for the project shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. (Prior to the occu anc of any structure, the license an scape arc i ect shall certify to the Planning Department that the landscaping has been installed in accordance with the prepared plan.) 23. The landscape plan shall be subject to the review of the Parks, Beaches and Recreation Department and approval of the Planning and Public Works Department. 24. The landscape plan shall include a maintenance program which controls the use of fertilizers and pesticides. 25. The landscape plan shall place -heavy emphasis on the use of drought -resistant native vegetation and be irrigated with a system designed to void surface runoff and over -watering. 26. Landscaping shall be regularly maintained free of weeds and debris. All vegetation shall be regularly trimmed and kept in a healthy condition. 7 Prior to issuance of building or grading permits, 3•�2,9athe geometries and adequacy of the on -site access road for emergency vehicles shall be evaluated and approved by the Public Works Department. 8j Emergency access from Newport Boulevard or Pacific Coast Highway shall be provided in a manner 3 1ti�8 acceptable to the Public Works and Fire Departments. 29., That prior to the issuance of building permits, ' the Fire Department shall review the proposed plans and may require automatic fire sprinkler - protection.__ -39- CAU SIONERS _ NllNU1 ES fo.o� November 5, 1987 \\A Y d\ �9i t"2 f. K OTY OF G�3L��^MORT MAW INDEX %30.QI+.�The Fire Department access shall be ap7shall the Fire Department. ;31. That all buildings on the subject site equipped with fire suppression systems approved by the Fire Department. 32. That all access to the buildings be approved by the Fire Department. t 33 A Fire Department vehicle turn around shad be provided on the northwest side of the building. 34. All roads surrounding -the project shall be designated as fire lanes. 35. That all on -site fire protection (hydrants and Fire Department connections) shall be approved by the Fire .and Public Works Departments. 36.0,The project applicant will coordinate with the City of Newport Beach Fire Department in V414'relocating the fire main. 37. Parking areas shall be paved early during construction activities. 38 andicap and compact parking spaces shall be designated by a method approved by the City Traffic Engineer. 39.J The layout of the surface parking, including compact parking, vehicular circulation and to pedestrian circulation systems shall be subject further review and approval by the City Traffic Engineer. 40. All proposed development shall provide for vacuum sweeping of parking areas. 41. That all improvements be constructed as required by Ordinance and the Public Works Department. 42. That the intersection of the private streets and drives be designed to provide sight distance for a landscaping, speed of 25 miles per hour. Slopes, walls and other obstruction shall'be considered in the sight distance requirements. Landscaping " within the sight distance requirement may be approximately modified at non -critical locations, subject to approval of the Traffic Engineer. -40- ISSIONERS MINUTES November 5, 1987 COTY OF NEWi OR7 OEACH INDEX 4 That the design of the private streets and drives conforms with the City's Privatethe StreetPubliPolicy olicy olicy (L-4), except as approved by Department. The basic roadway width shall be a minimum of 32 feet unless otherwise approved by the Public works Department. The location, width, configuration and concept of the private street system shall be subject to further review and approval by the City Traffic Engineer. ` 44. That asphalt or concrete access roads shall be provided to all public utilities, vaults, manholes and junction structure locations, with the width to be approved by the Public Works Department. 45.d' That a standard use permit agreement and accompanying surety be provided in order to 3-22-mguarantee satisfactory completion of public improvements, if it is desired to obtain a building permit prior to completion of the public improvements. That prior to the issuance of any grading or Dh building permits for the site, the applicant shall tf K� demonstrate to the satisfaction of the Public Works Department and the Planning Department that adequate sewer facilities will be available for the project. Such demonstration shall include verification from the Orange County Sanitation . _ District and the City's Utilities Department: c� 47 That drainage and utility improvements be shown on %standard improvement plans prepared by a licensed 3'y2-W civil engineer. 48` That a hydrology and hydraulic study be prepared by the applicant and approved by the Public Works 3.224E Department, along with a master plan of water, sewer and storm drain facilities for the on -site improvements prior to issuance of any grading permits. Any modifications or extensions to the existing storm drain, water and sewer systems shown to be required by the study shall be the responsibility of the developer. f )9. --- --- County Sanitation District Fees shall be paid prior to issuance of any Building Permits. E'RdXSe C PA4M1 50.0, Prior to issuance of building or grading permits, 2l-S tthe project sponsor shall submit plans to the City 3' Public Works Department for a minimum 10 foot wide -41- I'm ocso T REQ U 04CM 1.1,K �4�46r� p" fs i 3011 MISSIONERS iAINUYES p November 5, 1987 o0 �,, y�NO�N0P? C9o9 F .L CALL INDEX bicycle trail constructed to connect the villa Balboa trail/emergency access road with the Coast Highway bicycle trail at Newport Boulevard. 51. That all proposed signs shall be in conformance with the provisions of Chapter 20.06 of the Newport Beach Municipal Code and shall be approved by the City Traffic Engineer if located adjacent to the vehicular ingress and egress. 52. All mechanical equipment and trash areas shall be screened from public streets, alleys and adjoining properties. 53. Mechanical equipment shall not be located on the roof of the structure. 54. Any mechanical equipment and emergency power generators shall be screened from view, and noise associated with such structures shall be sound attenuated so as not to exceed 55 dBA at the property lines. The latter shall be based upon the recommendations of a qualified acoustical engineer and approved by the Building Depaitment. 55. Construction vehicle trips shall not occur during the PM peak hour. 56. Construction activities will be conducted in accordance with the Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:30 p.m. on weekdays, 8:00 a.m. to 6:00 p.m. on Saturdays and 10:00 a.m. to 6:00 p.m. on Sundays and holidays. 57. The City' Engineer shall determine that the noise levels are in compliance with the City of Newport Beach noise requirements. This evaluation should be based on the actual equipment proposed for use by the mechanical contractor. 58. Access to the service road shall be restricted by installation of an electric gate at the upper parking lot service road, similar to the one currently limiting access to the Emergency Room parking lot. 59. Final design of the -project -shall provide for -the incorporation of water saving devices for project lavatories and other water -using facilities. -42- SIONERS November 5, 1987 Go. The lighting system shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a Licensed Electrical Engineer; with a letter from the engineer stating that, in his opinion, this requirement has been met. 61 f' The proposed project shall be protected by the installation of a passive gas collection system yZ under the building foundation. Such a system uses PV slotted PVC pipe laid in parallel lengths below JA J, the foundation. A qualified geotechnical firm �Ynshall be retained to design and implement such a system. 62. The foundation pad and below grade back and side walls of the proposed building avapor barrier all be sealed from gas migration by p of chlorinated polyethylene sheeting of appropriate thickness. The sheets of such material shall be heat welded at the seams and special seals used to maintain sheeting integrity where penetrations are required for various utility conduits. Installation of the foundation vapor barrier shall be verified by the Building Department. 63. The below grade back and side walls shall be constructed of solid material (e.g. concrete). This will eliminate any void spaces in the walls which might allow for accumulation of gas abutting the soil as would exist in wood framed walls. 64. The building shall be equipped with methane gas sensors. Such sensors shall be installed in areas of likely accumulation, such as utility or other seldom used rooms in the rear of the first floor of the building. Sensors can monitor on a continuous basis and can be tied into fire alarm systems for 24 hour surveillance. Installation of the gas sensors and alarm system shall be verified by the Building and Fire Departments. 65. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, such rooms shall be serviced by the building's central air conditioning system or otherwise served by a positive ventilation system which -43- INDEX re�i r t`1 SIONERS 1 November 5,, 1987 CALL ' 66. L Li circulates and replaces the air on a continuous basis. Inclusion of such ventilation systems shall be verified by the Building Department. Electrical equipment installed in any utility or other seldom used service o m'beuchuitableas ctfor motors and switched, installation in Class 1, Division visioncle 0, or of Title Division nof areas as specified by the California Administrative Code ai,d/or other appropriate equipment pursuant to the California Electrical Equequipment shall bedeverifiedtabyatthe of such equip wilding Department. he paved parking area shall be interrupted by 777777 unpaved planter areas and s parking lot vent system shall be installed as determined by the soil engineer and engineering geologist. The spacing of unpaved planters shall be determined by a qualified geotechnical consultant. A parking area vent system would consist of a series of small trenches in which slotted PVC pipe buried in gravel, installed prior to paving of the parking area. A vertical standpipeet the would end ofvent each such length of buried p) p ny collected gas to the atmosphere lots ventt on of unpaved planters and a parking em shall be verified by the Grading Engineer. During construction, an exploimeter will be used 01 Mto monitor methane gas levels and percent range. 7.21-s; 69. The project shall be designed in compliance with the Structural Engineer Association add of California Guidelines for seismic safety. proposed project shall be designed to meet the requirements of the State of California Office of the State Architect (OSA) for hospital facilities which include standards to withstand the maximum l. Compliance projected ground shaking Building Department. mall be verified by h existing plan for storage and disposal of hazardous ardous chemicals and waste shal e of grading permits. Said Vepartment rior to the issuanc lan shall be subjectto approval of the Pire and the City Engineer. -44- INDEX Ze -1 . November 5, 1987 Z CITY OF NEWPORT OF- ACH INDEX `CALL 71. A study prepared pursuant to the provisions of the City's Traffic Phasing Ordinance will be required for the Emergency Room/Critical Care project. If any intersection identified for the study by the City Traffic Engineer is impacted --to an Intersection Capacity Utilization ratio of 0.90, the intersection will be improved as required to lower the ICU to an acceptable level. 72. That the Planning Commission may add or modify.. conditions of approval to this use permit, or recommend to the City Council the revocation of this use permit, upon a determination that the operation which is the subject of this use permit, causes injury, or is detrimental to the health, safety, peace, morals, comfort or general welfare of the community. 73. This use permit shall expire unless exercised within 24 months from the date of approval as specified in Section 20.80.090.A of the Newport Beach Municipal Code. 74. That all required construction fences shall be of open chain link and shall be removed prior to the issuance of the Occupancy Permit. 05.'. Prior to the issuance of building or grading permits, Hoag Hospital shall submit a letter, the form and content of which is acceptable to the 3•�'b� City Attorney and the Planning Department, agreeing that no additional permanent buildings shall be permitted on the Caltrans East site prior to submittal, review and approval of a Planned Community Development Plan and District Regulations for the Master Plan of Hoag Hospital. 76. The studies conducted for the Master Plan of Hoag Hospital shall include a detailed geologic study of the Caltrans East site to determine if a gas conduit or recharge area is located on -site. Recommendations of the study to mitigate adverse effects on surrounding properties which may result from increased construction activities on the Caltrans East site shall be implemented prior to further planned development. -45- �N l y Plan Check No. 6-1.9-97 7 A COMMERCIAL/INDUSTRIAL ZONING CORRECTIONS �jaa�EYt. Gawt�a By: �, Associate Planner Telephone (714) 644-3200 Date: F-13- SS Address: 40o0 W"'Y' cfi^'-( �Aw-i Corrections Required: Legal Description: Lot Block Section Tract Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $5,000. Lot Size Zone VNG�(�t s�M1itcQ Proposed Use r.fiutu r C"ke✓ Required Setbacks: Front Rear Right Side Left Side• Structural Area: Buildable Area Permitted Area Proposed Area Provide tissue overlay of calculations to verify provided square footage. Required Parking Proposed parking (Indicate number of stalls provided) Total On -Site Parking Standard Compact In -lieu Parking Dimension building height as measured from natural grade to average and maximum roof height Show natural grade line on all elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan. Number of stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. 5150. eo f� L Fair Share Contribution )"A& En �Yri��1L G+L4iVtieVC 1`�f "" V�' s tLu fu 1 1 .I 1 A _. _ 'L San Joaquin Hills Transportation Corridor Fee KA (OVER) A SPECIAL APPROVAL REQUIRED THROUGH: Modifications Committee Planning Commission: Use Permit (421 APvft4a Variance Resubdivision - Tract Site Plan Review Amendment Other - 0 Z Spy OALCAIJ at��1^tSt��• Public Works: Easement/Encroachment Permit Curb Cut subdivision Engineer Traffic Engineer Approval of Landscape Plans h�,t,l,sk�*�1 n+Ktk ba Building Department: y�F Grading Engineer b x;,'":P1Y46 0GVN}� AN -I. -" �Parks Department: Approval of Landscape Plans \� �q 1A�! 2� 'i eti%• 0 '4lean lvloy isl' rek+� '� sohs� c•r�ct 1 wns , i Coastal Development Permits: Approval in Concept (Note: File 3 sets of plans: plot plan, floor plan, elevations). reo%gJ Coastal Development Permit No. 5, T6-5f6(a waiver/Exemption r NOTE: it is the responsibility of the applicant to circulate their plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644-3200.