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HomeMy WebLinkAboutHOAG_SUPPORT_SERVICES_BUILDINGd i i i i i *NEW FILE* i i i HOAG_SUPPORT_SERVICES BUILDING CITY OF NEWPORT BEACH PLANNING \ BUILDING DEPARTMENT 33oo NEWPORT BOULEVARD NEWPORT BEACH, CA 92658 (714) 644-3200; FAX (714) 6441250 Hearing Date: Agenda Item No.: Staff Person: Appeal Period: September 21, 1995 (a Patricia L. Temple (714) 644-3228 Not Applicable REPORT TO THE PLANNING COMMISSION APPLICANT: Hoag Memorial Hospital Presbyterian 4000 West Coast Highway PURPOSE: Interpretation by the Planning Commission on the provisions of the Hoag Hospital Planned Community Text regarding the lineal width of buildings. SUGGESTED ACTION: Background If desired, determine that the proposed building design meets the intent of the provisions of the Planned Community District Regulations, and interpret that the text requirement does not include below grade structures or driveway access features; OR Determine that the proposed project is a single building, and the project will require a Site Plan Review approval. In May, 1992, the City approved Planned Community District Regulations for Hoag Memorial Hospital Presbyterian. Included in the development regulations are performance standards intended to minimize the building mass and bulk along West Coast Highway. These provisions include setback requirements and building dimension limitations. Interpretation is being requested by staff of the building dimension limitation provisions of the district regulations, specifically: "In order to avoid any fidure structures in this area (within 150 feet of West Coast Highway) from presenting an unacceptable linear mass, no single structure shall be greater than 250 linear feet in width." Discussion Interpretation 1. Hoag Hospital is in preliminary building design for the first major structures to be constructed on the lower campus since the approval of the Master Plan. The project included two buildings, an office building and a parking structure. The site plan is illustrated on Attachment 2. In order to reduce the height of the parking structure, the hospital proposes to connect the two buildings with two levels of subterranean parking. The building section is illustrated on Attachment 3. A strict interpretation of the provision would determine that the connection creates a single building, which would then require the approval of a site plan review. It is the opinion of staffthat subterranean parking or other structural connections do not affect the overall bulk of a building as viewed from West Coast Highway. In this particular case, the subterranean structure has allowed for a reduction of the parking structure by one level, effectively reducing the visual mass and bulk (Illustrated on Attachment 4.). Therefore, staff would suggest that below grade structures not be included for the purpose of measuring linear width. Interpretation 2. The parking structure includes a circular driveway ramp on the easterly side. It is illustrated on Attachment 5. It is the opinion of staff that the ramp is visually similar to a driveway, and should not be considered as part of the linear width of the building. Interpretation 3. The office building includes a porte cochere with an enclosed glass lobby area adjacent to the motor court (Attachments 1 & 2.). The enclosed glass lobby adds 15 feet of occupied space to the building which already is 250 linear feet in width. Staff has already determined that the porte cochere is an architectural feature which is not subject to the width limitations. However, it is the position of staff that the enclosure of any portion of the porte cochere should be included in the linear building width, and that this enclosure should either be removed, or be subject to the approval of a site plan review. Also shown on the site plan (Attachment 2.) is a stairwell which encroaches 5 feet into the required 15 foot setback. This encroachment is not subject to Planning Commission interpretation, but can be approved with a Modification permit. PLANNING DEPARTMENT By G4t.1* Patricia L. Temple Planning Manager Attachments: 1. Hoag Memorial Hospital Presbyterian Planned Community District Regulations 2. Site Plan 3. Building Sections 4. Parking Structure ramp illustrations 5. Ramp and berm section Hoag Memorial HospiW Presbyterian September 21,1995 Page 2 • Attachment No. 1 HOAG MEMORIAL HOSPITAL PRESBYTERIAN PLANNED COMMUNITY DEVELOPMENT CRITERIA AND DISTRICT REGULATIONS Recommended for Approval by the Planning Commission February 20, 1992 Adopted by the City Council City of Newport Beach Ordinance No. 92-3 May 26, 1992 TABLE OF CONTENTS Page Number I. Introduction 1 II. General Notes 2 III. Definitions 4 IV. Development Plan 6 V. District Regulations 11 VI. Sign Program 20 VII. Parking Program 22 VIII. Landscape Regulations 24 IX. Site Plan Review 27 May 26,1992 i • • EXHIBITS Page Number 1. Planned Community Development Plan 7 2. Internal Circulation 9 3. Development Criteria 15 TABLES 1. Statistical Analysis 10 2. Parking Requirements 23 May 26, 1992 11 I. INTRODUCTION $ackgrouncl The Hoag Memorial Hospital Presbyterian Planned Community District in the City of Newport Beach has been developed in accordance with the Newport Beach General Plan. The purpose of this Planned Community District is to provide a method whereby property may be classified and developed for hospital -related uses. The specifications of this District are intended to provide land use and development standards supportive of the proposed use while ensuring compliance with the intent of all applicable regulatory codes. The Planned Community District includes district regulations and a development plan for both the upper and lower campuses of Hoag Hospital. In general, over the long term, the upper campus will beconie oriented primarily towards emergency, acute and critical care (predominantly inpatient) uses and the lower campus will be developed with predominantly outpatient uses, residential care and support services. Whenever the regulations contained in the Planned Community text conflict with the regulations of the Newport Beach Municipal Code, the regulations contained in the Planned Community text shall take precedence. The Municipal Code shall regulate this development when such regulations are not provided within these district regulations. All development within the Planned Community boundaries shall comply with all provisions of the Uniform Building Code and other governing building codes. May 26, 1972 1 • • II. GENERAL NOTES 1. Water service to the Planned Community District will be provided by the City of Newport Beach. 2. Development of the subject property will be undertaken in accordance with the flood protection policies of the City of Newport Beach. 3. All development of the site is subject to the provisions of the City Council Policies K-5 and K-6 regarding archaeological and paleontological resources. 4. Except as otherwise stated in this text, the requirements of the Newport Beach Zoning Ordinance shall apply. The contents of this text notwithstanding, all construction within the boundaries of this Planned Community District shall comply with all provisions of the Uniform Building Code, other various codes related thereto and local amendments. 5. All buildings shall meet Title 24 requirements. Design of buildings shall take into account the location of building air intake to maximize ventilation efficiency, the incorporation of natural ventilation, and implementation of energy conserving heating and lighting systems. 6. Any fire equipment and access shall be approved by the Newport Beach Fire Department. 7. New mechanical appurtenances on building rooftops and utility vaults, excluding communications devices, on the upper campus shall be screened from view in a manner compatible with building materials. Rooftop mechanical appurtenances or utility vaults shall be screened on the lower campus. Noise shall not exceed 55 dBA at all property lines. No new mechanical appurtenances may exceed the building height limitations as defined in these district regulations. 2 May 26,1992 8. Grading and erosion control shall be carried out in accordance with the provisions of the City of Newport Beach Grading Ordinance and shall be subject to permits issued by the Building and Planning Departments. 9. Sewage disposal facilities within the Planned Community will be provided by Orange County Sanitation District No. S. Prior to issuance of any building permits it shall be demonstrated to the satisfaction of the Planning Department that adequate sewer facilities will be available. Prior to the occupancy of any structure it shall be further demonstrated that adequate sewer facilities exist. 10. Mass grading and grading by development phases shall be allowed provided that landscaping of exposed slopes shall be installed within 30 days of the completion of grading. May 26,1992 3 • • III. DEFINITIONS Building Elevation: 1. a vertical distance of a building above or below a fixed reference level, i.e., MSL (mean sea level). 2. a flat scale drawing of the front, rear, or side of a building. Building Envelope: the volume in which a building may be built as circumscribed by setback lines and maximum allowable building heights. Building Height: the vertical distance measured from the finished grade to the highest point of the structure. At all points, the height measurement shall run with the slope of the land. Emergency Room: a service and facility designated to provide acute emergency medical services for possible life threatening situations. Fast Aid: low acuity medical treatment for non -life threatening situations. General Plan: the General Plan of the City of Newport Beach and all elements thereof. Grade: for the purpose of determining building height: 1. Finished - the ground level elevation which exists after any grading or other site preparation related to, or to be incorporated into, a proposed new development or alteration of existing developments. (Grades may be worked into buildings to allow for subterranean parking.) 2. Natural - the elevation of the ground surface in its natural state before man-made alterations. 3. Existing - the current elevation of ground surface. Inpatient Uses: hospital patient services which require overnight stay. Landscape Area: the landscape area shall include on -site walks, plazas, water, rooftop May 26,1992 4 landscaping and all other areas not devoted to building footprints or vehicular parking and drive surfaces. Mean Sea Level: a reference or datum mark measuring land elevation using the average level of the ocean between high and low tides. Outpatient Useg: hospital patient services which do not require overnight stay. Residential Care: medically -oriented residential units that do not require the acuity level generally associated with inpatient services but require overnight stays. Site Area: for the purpose of determining development area: 1. Gross - parcel area prior to dedications. 2. Net - parcel area after dedications. Special Landscaped Street: West Coast Highway is designated as a special landscaped street, containing special landscape requirements. Streets• reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular rights -of -way. May 26,1992 5 1 • • IV. DEVELOPMENT PLAN Project Characteristics The upper campus of Hoag Hospital is located on a triangular site of approximately 17.57 acres and is bounded by Newport Boulevard to the east, Hospital Road to the north and existing residential developments (the Versailles and Villa Balboa/Seafaire condominiums) to the west. The lower campus is located north of West Coast Highway, south of the Versailles and Villa Balboa/Seafaire Condominiums, west of Newport Boulevard and east of Superior Avenue. It contains approximately 20.41 acres and adjoins the upper campus at its eastern boundary. The upper campus is, and will continue to be, oriented towards inpatient functions, while the lower campus will be developed with predominantly outpatient, residential care and support services. Development Plan The Planned Community Development Plan for Hoag Hospital is shown on Exhibit 1. From 1990 to 2015, many of the existing buildings shown on the Development Plan for the upper campus may be redeveloped in order to functionally respond to the needs of the Hospital and conform to the requirements of State agencies. The Development Plan includes a 0.8 acre view park adjacent to the bike trail between the lower campus and the Villa Balboa/Seafaire Condominiums. This view park includes a twenty -foot wide linear park area adjacent to the bike path (approximately 0.5 acres) and a consolidated view park at the westerly edge of the property (approxi- mately 0.3 acres). A bike trail connection is also provided between the existing bike trails at the northern and southern boundaries of the lower campus. Access to the lower campus will be from West Coast Highway and Superior Avenue, as well as from Hospital Road, via the upper campus. Exhibit 2 shows the internal circulation for Hoag Hospital. The Development Plan does not specify building locations or specific hospital related uses. Instead, a developable area is identified based on the regulations established for this Planned Community District. Because of the dynamic nature of the health care industry which leads to rapid technological changes that effect how health care services are delivered, the Development Plan for Hoag Hospital sets development caps as a function of allowable densities established by the Newport Beach General Plan. May 26, 1992 6 LEGEND AREA OF DEVELOPMENT tioar SOPfl1 • -- AVENUE WEST l COAST a • . PLANNED COMMUNITY DEVELOPMENT PLAN HOAG MEMORIAL HOSPITAL PRESBYTERIAN HIGHWAY IA rn EXHIBIT 1 The statistical analysis (Table 1) provides a summary of a potential development profile for Hoag Hospital. In order to provide flexibility for the hospital to respond to changes in the health care industry, while at the same time ensuring that trip generation restrictions are adhered to and the overall development cap is not exceeded, this Development Plan. allows Hoag Hospital to adjust the development profile provided in the statistical analysis. For example, if changing hospital needs necessitate the development of additional outpatient uses, this development would be allowed, consistent with the Development Plan, as long as a corresponding adjustment in square footage and trip generation for another use were to occur. This Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis (Table 1) as long as the development limit (i.e., square feet) or the trip generation limit for the peak period (as identified in the Environmental Impact Report) established within each phase of development is not exceeded. Adjustments to the Development Plan may be allowed if the total square footage or trip generation allowed in the current phase of development is exceeded, if the total development or trip generation allowed under the Development Plan is not exceeded. 8 May 26,1992 LEGEND IIrsiai I PRIMARY ACCESS (SIGNALIZED) r%.l SECONDARY ACCESS SERVICE ACCESS PUBLIC CIRCULATION STAFF / SERVICE CIRCULATION ltnc"' ,,, ACE WEST -• 1 i 11 VEHICULAR ACCESS to HOAG MEMORIAL HOSPITAL PRESBYTERIAN O Hint ktz, HIGHWAY 0 0 EXHIBIT 2 �1... _ _..:... via • • Table 1 STATISTICAL ANALYSIS1 Use Square Feet Lower Campus Existing: Outpatient Services (Hoag Cancer Center) Child Care 65,000 7,800 Subtotal: 72,800 Phase I: Outpatient Services 115,000 Support Service 55,000 Administrative 30,000 Subtotal: 200,000 Phases II & III: Subtotal: 305,089 Total Lower Campus Upper Campus Existine: Phase I: Outpatient Services Inpatient Subtotal: Phases II & III: Total Upper Campus GRAND TOTAL 577,889 480,000 25,000 115,000 140,000 145,349 765,349 1,343,2383 1 Full development of the upper and lower campuses is anticipated to occur over an approximate 20-year period and will likely occur in three, seven-year phases. 2 Up to 50% of the existing upper campus may be redeveloped by master plan buildout. 3 Based on development allowed under the General Plan at a floor area ratio to gross site area of .65 for the lower campus and 1.0 for the upper campus. Building Bulk limit for the lower campus is 0.90 for all structures which includes above grade covered parking. 10 May 26, 1992 V. DISTRICT REGULATIONS The following regulations apply to all development within the Hoag Hospital Planned Community. The individual uses listed under the five permitted use categories is not an exhaustive list. Other hospital -related uses which fit into the five permitted use categories are allowed by definition. Prior to the issuance of a building permit, plot plans, elevations and any other such documents deemed necessary by the Planning, Building and Public Works Departments shall be submitted for the review and approval of the Planning, Building, and Public Works Departments. A. Permitted Uses 1. Lower Campus a) Hospital facilities, including, but not limited to: Outpatient services: • Antepartum Testing • Cancer Center • Skilled Nursing • Rehabilitation • Conditioning • Surgery Center • Clinical Center • Day Hospital • Back and Neck Center • Biofeedback • Breast Imaging Center • CT Scan • Dialysis • EEG/EMG/NICE Laboratory • First Aid Center • Fertility Services • G.I. Laboratory • Laboratory • Magnetic Resonance Imaging • Nuclear Medicine • Occupational Therapy • Pediatrics • Pharmacy • Physical Therapy • Pulmonary Services May 26,1992 11 • Radiation Therapy • Radiology • Respiratory Therapy • Sleep Disorder Center • Speech Therapy • Ultrasound ii. Administration: • Admitting • Auxiliary Office • Business Offices • Information • Registration • Patient Relations • Social Services iii. Support Services: • Employee Child Care • Health Education • Power/Mechanical/Auxiliary Support and Storage • Food Services • Cashier • Chapel/Chaplaincy Service • Conference Center • Dietitian • Gift Shop • Laboratory • Medical Library • Medical Records • Pharmacy • Engineering/Maintenance • Shipping/Receiving • Microwave, Satellite, and Other Communication Facilities iv. Residential Care: • Substance Abuse • Mental Health Services • Extended Care • Hospice Care • Self or Minimal Care • Congregate Care 12 May 26,1992 v. Medical/Support Offices b) Methane gas flare burner, collection wells and associated system components. c) Accessory uses normally incidental to hospital development. d) Temporary structures and uses, including modular buildings. 2. Upper Campus a) Hospital facilities, including, but not limited to: i) Inpatient uses: • Critical Care • Emergency Care Unit • Birth Suites • Cardiology • Cardiac Care Unit • Intensive Care Unit • Mother/Baby Unit • Surgery/Waiting Rooms • Radiology • Laboratory • Pharmacy Outpatient services as allowed on the lower campus iii) Administrative uses as allowed on the lower campus iv) Support services as allowed on the lower campus v) Residential care as allowed on the lower campus vi) Heliport (subject to Conditional Use Permit) b) Accessory uses normally incidental to hospital development. c) Temporary structures and uses, including modular buildings. May 26,1992 13 • B. Prohibited Uses 1. Lower Campus a) Emergency Room b) Heliport C. Maximum Building Height The maximum building height of all buildings shall be in accordance with Exhibit 3 which established the following height zones: 1. Upper Campus Tower Zone - maximum building height not to exceed the existing tower (235 feet above mean sea level). 2. Upper Campus Midrise Zone - maximum building height not to exceed 140 feet above mean sea level. 3. Upper Campus Parking zone - maximum building height not to exceed 80 feet above mean sea level, exclusive of elevator tower. 4. Lower Campus Zone, Sub -Areas A, B, C, F and G - within each sub -area no building shall exceed the height of the existing slope and conform to the range of maximum building heights indicated on the development criteria Exhibit 3. 5. Lower Campus Zone, Sub -Areas D and E - maximum building height shall not exceed the height of the existing Hoag Cancer Center (57.5 feet above mean sea level). D. Setbacks Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3. 1. Setbacks will be provided along property boundaries adjacent to the Villa Balboa / Seafaire Condominiums, as defined below: a) Upper campus western boundary setback shall be the prolongation of the westerly edge of the existing cafeteria/laboratory building to the points of intersection with the easterly curb line of the existing service drive, then continuing along said line of the existing service drive. b) Lower campus northern boundary, all of which will have a 20' minimum building, setback. May 26,1992 14 IEGEND WOW mxo 1 I I A 45 tin Malt ZONE aft '�µEEA raA•D't EL MONO Mna-WOW* ALOWSLA IV•AEE RYE'. SOMIpE01l- LEVEL EfVEa ClIVATORTa (1{rtµEEA IX1b LOWER 311E.A0CLSAUEIIp13.,o BOWING ROIL, Curial JTa-EKSEn ME Kra: P TMF tIISTIC SLOREOltThe 110c4P WJS4S4 IEac K€ I1S MCAT% Re 0MASDMOE YESSLVENLwIf)(OII NS PUT MOVIE Wµ SEA LEVEL Oa. PO M.M1 .'._ I1MM MINCE P FOP* 1{p1EA.PE SM'•OYO @MOE Trial MKtP Wan IM O •�$ t MOMS.NW ID Intl Pal) 1 , O.M.t am O...EE, s; Me A an •11of.Et ell0141101 FrflJ Efrxrawuf K4pOOp yy-OM[ uJallf RnMt vJ DEVELOPMENT CRITERIA HOAG MEMORIAL HOSPITAL PRESBYTERIAN P IIYI/A1 MOIL OMAR VfY i•l W11MwfOO1OOR 101.1111110MIt OP NP EV f pOtl N111T.Y YOIIII YaOtVCWVSIMPat fDIANMOLJ rarea nay* L SSW MUMS nln ft M1C4AI11O*Y41XN0/10O WIN=OIma • lMMfnIV !COS ,s+ 1Aa•SCASTAPOfMital- 1005011 ISS.oMwn owt COI MaMlnMO MAIL TO IGOtOf lmiw EUfl 4%A Smn M s..wNOMM1M\YcO4M CM( ruOICN IIYVIIVIM r— IMMO. US= sulwlim •^`° IIWA II_ 1•111SfO aal•O 111•1••CII RPARRL.IOY aniats .fYaaafa alfatait•ula. oilman suni wan •l�T• aaaa aW Salt/SW • Y awcfitaias.a • alf.KJ �Ylaaaaaa l-.aWaf �aEEVfMMM�Uaaayaaa�tilf aw'1 ss.aaa.aVa'ili ralnall^a l ja aY.lalanaaaall Y <IYYSY•A•a•YYj / 7 A'aSallYflafKYSYY N =--ti-. _ • • 2. The setback on West Coast Highway easterly of the hospital entry signal shall be 15 feet. In addition, vertical articulation shall be required for buildings easterly of the signal within 150 feet of the West Coast Highway frontage, as follows: 1st Floor: Up to 18 feet in height no additional articulation is required. If the 1st floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2nd Floor. 2nd Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 20 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 25 feet. The setback on West Coast Highway westerly of the hospital entry signal shall be 45 feet. In addition, vertical articulation shall be required for buildings westerly of the signal for buildings within 150 feet of the West Coast Highway frontage, as follows: 1st Floor: Up to 18 feet in height no additional articulation is required. If the 1st floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2nd Floor. 2nd Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 55 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 65 feet. In order to avoid any future structures in this area (within 150 feet of West Coast Highway) from presenting an unacceptable linear mass, no single structure shall be greater than 250 linear feet in width. Additional- ly, 20% of the linear frontage within 150 feet of West Coast Highway shall be open and unoccupied by buildings. May 26, 1992 16 41 10% of the linear length of height zones A and B as viewed from the existing bicycle/pedestrian trail, exclusive of that area adjacent to the consolidated portion of the view park, shall be maintained as view corridors between buildings. These requirements may be altered for individual buildings, if requested by the hospital, through the site plan review process defined in Section IX. 3. There will be no building setbacks along the boundary with CalTrans east property at Superior Avenue and West Coast Highway. 4. A 20 foot setback from property line shall be provided along Newport Boulevard from Hospital Road to a point 600 feet south; a 25 foot setback from property line shall be provided along the remainder of Newport Boulevard and along the Newport Boulevard/West Coast Highway Interchange. 5. A ten (10) foot building setback from the property line shall be provided along Hospital Road. E. Lighting The lighting systems shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer. F. Roof Treatment Prior to the issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with roofing materials. G. Signs All signs shall be as specified under the Hoag Hospital Sign Program, Part VL H. Parking All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations. May 26,1992 17 • • I. Landscape All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII. J. Mechanical and Trash Enclosures Prior to issuance of a building permit, the project sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. K. Internal Circulation 1. Prior to the issuance of a grading permit for any of the proposed Master Plan facilities, the project sponsor shall implement a pilot program that controls usage of the Upper and Lower Campus service roads during non- working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e. 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by Hospital employees, physicians, patients and visitors during non -working hours, and other methods to restrict use. ' The Hospital will also request that vendors not deliver (i.e. scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program will be submitted to the City prior to the issuance of the grading permit. If such results indicate that such controls do not significantly impact the operations of the Hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures will be investigated at that time to reduce service road impacts to the adjacent residential units. 2. The lower campus service road shall include provisions for controlled access to limit usage to physicians and staff, and service vehicles. 18 May 26,1992 L. Loading Dock Within one year front the date of final approval of the Planned Community District Regulations and Development Plan by the California Coastal Commission, as an interim measure, the project sponsor shall implement an acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area. The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implica- tions of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code. May 26,1992 19 • VI. HOAG HOSPITAL SIGN PROGRAM A. Purpose and Intent 1. The purpose of this Sign Program is to provide adequate, consistent and aesthetically pleasing on -building wall and ground -mounted signage based upon the provisions set forth by the City of Newport Beach Sign Ordi- nance and the information signage requirements of Hoag Hospital. 2. The intent of this Sign Program is to produce uniform standards for Hoag Hospital. B. General Sign Standards 1. All signs visible at the exterior of any building or facility of the Hospital, ground mounted or on -building, may be illuminated or non -illuminated, depending upon need. Illumination method may be by external or internal source. No sign shall be constructed or installed to rotate, gyrate, blink or move, nor create the illusion of motion, in any fashion. 2. All signs attached to building or facility exteriors shall be flush or surface mounted as is appropriate to the architectural design features of said building or facility. 3. All signs together with the entirety of their supports, braces, guys, anchors, attachments and decor shall be properly maintained, legible, functional and safe with regard to appearance, structural integrity and electrical service. 4. All street signs shall be subject to review and approval of the City Traffic Engineer, and shall be in compliance with Ordinance 110-L. C. Number of Signs Allowed 1. One (1) double-faced primary identification ground -mounted sign or two single faced gateway entry signs shall be allowed per street frontage. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Total maximum signage area shall not exceed two hundred (200) square feet and shall not exceed ten (10) feet in height per sign and street frontage. This sign may occur as a wall sign, to be located upon a project boundary perimeter wall, subject May 26,1992 20 • to the same number and area maximums described above. This sign may also occur as part of an entry gateway system. 2. Secondary identification signs shall be allowed. This sign type shall not exceed a maximum height of 48" average height above finished grade. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Maximum sign area shall not exceed thirty-five (35) square feet. This sign may occur as a wall sign to be located upon a project boundary perimeter wall, subject to the same number and area maximums described above. 3. Vehicular and pedestrian directional signs shall be allowed. This sign type may occur as a single -faced or double-faced sign. This sign type shall occur with the sign suspended between two upright supports having the same depth (thickness) as the sign cabinet described above. 4. 'Hospital identification signs shall be allowed upon hospital tower parapets, one (1) at each elevation. The elevation facing west (Villa Balboa property line) may not be illuminated. 5. On the lower campus, one (1) building -mounted identification sign will be allowed per structure and shall not be placed so as to directly face the Villa Balboa/Seafaire property. Such signs will be no higher than the roof line of the building upon which they are mounted. May 26,1992 21 • VII. HOAG HOSPITAL PARKING REGULATIONS A. General 1. Off-street parking for Hoag Hospital shall be provided on -site. Parking may be on surface lots, subterranean or in parking structures. 2. The design and layout of all parking areas shall be subject to the review and approval of the city Traffic Engineer and the Public Works Depart- ment. 3. Parking lot lighting shall be developed in accordance with City standards and shall be designed in a manner which minimizes impacts on adjacent land uses. Nighttime lighting shall be limited to that necessary for security and shielded down from any adjacent residential area. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that the requirements has been met. The lighting plan shall be subject to review and approval of the City Planning Department. B. Requirements for Offstreet Parking Parking requirements for specific sites shall be based upon the parking criteria established in Table 2. All parking shall be determined based upon building type and the area allotted to the following functions. Any area which is calculated as part of the total floor area limitation shall be included in the gross floor area to determine the parking requirement. 22 May 26,1992 Use Category Outpatient Services Support Administrative Residential Care Medical Offices Inpatient Table 2 PARKING REQUIREMENTS Parking Requirements 2.0 spaces/1,000 square feet* 1.0 spaces/1,000 square feet' 4.0 spaces/1,000 square feet' 1.0 spaces/1,000 square feet' 4.0 spaces/1,000 square feet' 1.25 spaces/1,000 square feet" ' Parking requirements are based on a study performed by DKS Associates in May, 1987. ** Parking requirement is based on current Hoag Hospital parking demand. May 26,1992 23 VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS A. General 1. Detailed landscape and irrigation plans, prepared by a registered Architect or under the direction of a Landscape Architect, shall be reviewed by the Planning and Parks, Beaches and Recreation Departments and approved by the Public Work Departments prior to issuance of a building permit and installed prior to issuance of Certificate of Use and Occupancy. The Landscape Plan may include a concept for the roofs and the parking structures. Trees shall not be used, but a planter box or trellis system shall be designed to provide visual relief of parking structures. All landscaping shall conform to the building height limits established in this text. 2. Parking lot trees shall be no less than fifteen (15) gallon size. 3. Shrubs to be planted in containers shall not be less than one (1) gallon size. Ground covers will be planted from (1) gallon containers or from root cuttings. 4. Every effort should be made to avoid using plants with invasive and shallow root systems. 5. Earth berms shall be rounded and natural in character, designed to obscure automobiles and to add interest to the site. Wheel stops shall be so placed that damage to trees, irrigation units and shrubs is avoided. 6. Trees in parking lots should be limited in variety. Selection should be repeated to give continuity. Regular spacing is not required and irregular groupings may add interest. Care should be exercised to allow plants to grow and maintain their ultimate size without restriction. 7. Heavy emphasis shall be placed on the use of drought -resistant native and naturalized vegetation and the use of an irrigation system designed to avoid surface runoff and over -watering. B. Maintenance 1. All planting areas are to be kept free of weeds and debris. 2. Lawn and ground covers are to be kept trimmed and/or mowed regularly. May 26,1992 24 3. All plantings are to be kept in a healthy and growing condition. Fertiliza- tion, cultivation and tree pruning are to be carried out as part of regular maintenance. 4. Irrigation systems are to be kept in working condition. Adjustment and cleaning of system should be part of regular maintenance. 5. Stakes, guys and ties on trees should be checked regularly for correct function; ties to be adjusted to avoid creating abrasions or girdling to the stems. 6. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. C. Special Landscaped Street West Coast Highway is designated in the Hoag Hospital Planned Community as a special landscaped street. A 15' building setback from right-of-way / property line is required along West Coast Highway. Only driveways, parking and signage are allowed in the setback area. Parking areas shall be screened from view of West Coast Highway with landscaped berms. Landscaping along West Coast Highway shall consist of trees, ground cover and shrubbery. All unpaved areas not utilized for parking or circulation shall be landscaped in a similar manner. Tree size to be no less than twenty-four (24) inch box. D. Villa Balboa Landscape Zone The area between the Villa Balboa/Hoag property line and the loading dock service access road shall be landscaped except for any driveway, walkway, or other hardscape elements in said area. The purpose of the landscaping will be to screen and buffer residential units front hospital activities. E. Parking Areas A minimum of 5% of the surface parking areas shall be devoted to planting areas. Planting areas around building shall not be included in parking area. Planting of trees may be in groups and need not necessarily be in regular spacing. Alternative landscape programs may be developed, including perimeter parking area landscaping, bernling and depressing of parldng areas. Alternative landscape programs shall be subject to the review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. May 26,1992 25 • • A rooftop landscaping program may be developed for parking structures and shall be subject to the review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. Rooftop landscaping shall conform to height restrictions. 26 May 26,1992 e IX. SITE PLAN REVIEW. A. Purpose The City Council finds that development on the West Coast Highway frontage of the lower campus of Hoag Hospital may have the potential to affect the aesthetics of the West Newport area as viewed from surrounding arterial roadways. The effect of this section is to establish a Site Plan Review requirement by the Planning Commission for certain individual projects which are proposed by the hospital to differ from the setback, horizontal and vertical articulation requirements as set forth in Section V.D.2. to insure that these projects conform with the objectives of the General Plan and the Master Plan for Hoag Hospital. B. Findings The City finds, determines and declares that the establishment of Site Plan Review procedures contained in this section promotes the health, safety, and general welfare of the community by ensuring that the development of Hoag Hospital proceeds in a manner which will not result in inadequate and poorly planned landscape areas, excessive building bulk on arterial roadways, inappropriate placement of structures and impairment of the benefits of occupancy and use of existing properties in the area. C. Application Site Plan Review approval shall be obtained prior to the issuance of a grading or building permit for any new structure or the addition to an existing structure which does not conform to the provisions of Section V.D.2. D. Plans and Diagrams to be Submitted The following plans and diagrams shall be submitted to the Planning Commission for approval: 1. A plot plan, drawn to scale, showing the arrangement of buildings, driveways, pedestrian ways, off-street parking and off-street loading areas, landscaped areas, signs, fences and walks. The plot plan shall show the location of entrances and exits, and the direction of traffic flow into and out of off-street parking and loading areas, the location of each parking space and loading space, and areas for turning and maneuvering vehicles. The plot plan shall indicate how utility and drainage are to be provided. May 24,1992 27 2. A landscape plan, drawn to scale, showing the locations of existing trees proposed to be removed and proposed to be retained; and indicating the amount, type, and location of landscaped areas, planting beds and plant materials with adequate provisions for irrigation. 3. Grading plans when necessary to ensure development properly related to the site and to surrounding properties and structures. 4. Scale drawings of exterior lighting showing size, location, materials, intensity and relationship to adjacent streets and properties. 5. Architectural drawings, renderings or sketches, drawn to scale, showing all elevations of the proposed buildings and structures as they will appear upon completion. 6. Any other plans, diagrams, drawings or additional information necessary to adequately consider the proposed development and to determine compliance with the purposes of this chapter. E. Fee The applicant shall pay a fee as established by Resolution of the City Council to the City with each application for Site Plan Review under this chapter. F. Standards In addition to the general purposes set forth in sub -section B, in order to carry out the purposes of this chapter as established by said section, the site plan review procedures established by this Section shall be applied according to and in compliance with the following standards, when applicable: 1. The development is in compliance with all other provisions of the Planned Community Development Criteria and District Regulations (P-C Text); 2. Development shall be compatible with the character of the neighborhood and surrounding sites and shall not be detrimental to the orderly and harmonious development of the surroundings and of the City; 3. Development shall be sited and designed to maximize the aesthetic quality of the project as viewed from surrounding roadways and properties, with special consideration given to the mass and bulk of buildings and the streetscape on West Coast Highway; May 26, 1992 28 • • 4. Site plan and layout of buildings, parking areas, pedestrian and vehicular access ways, landscaping and other site features shall give proper consider- ation to functional aspects of site development. G. Public Hearing - Required Notice A public hearing shall be held on all Site Plan Review applications. Notice of such hearing shall be mailed not less than ten (10) days before the hearing date, postage prepaid, using addresses from the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses, to owners of property within a radius of three hundred (300) feet of the exterior boundaries of the subject property. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this Section. In addition to the mailed notice, such hearing shall be posted in not less than two conspicuous places on or close to the property at least ten (10) days prior to the hearing. H. Action by the Planning Commission If all applicable standards established by this Section are met, the Planning Commission shall approve the development. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such as to bring said development into conformity. If the development is disapproved, the Conunission shall specify the standard or standards that are not met. A Site Plan Review decision of the Planning Commission shall be subject to review by the City Council either by appeal, or upon its own motion, or upon the request of the Comnssion. The action of the Commission on any Site Plan Review shall be final and effective twenty-one (21) days following the Commission action thereon unless, within the twenty-one (21) day appeal period an appeal in writing has been filed by the applicant, or any other person, the Commission has requested a review of its decision, or unless the City Council, not more than twenty-one (21) days after the Commission action, on its own motion, elects to review and act on the action of the Commission, unless the applicant consents to an extension of time. The City Council may affirm, reverse or modify the decision. Such action by the City Council shall be final. May 26,1992 29 I. Appeal to the City Council Any Site Plan Review decision of the Commission may be appealed to the City Council by the applicant or any other person, at any time within twenty-one (21) days after the date of the Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in duplicate, with the Planning Department. Such letter shall set forth the grounds upon which the appeal is based and shall be accompanied by a fee as established by Resolution of the City Council. J. Action by the City Council, An appeal shall be heard and acted on by the City Council, and the City Council may affirm, reverse or modify the decision of the Commission. The decision of the City Council is final. K. Expiration and Revocation of Site Plan Review Approvals 1. Expiration. Any Site Plan Review granted in accordance with the terms of this Title shall expire within 24 months from the date of approval if a building permit has not been issued prior to the expiration date and subsequently construction is diligently pursued until completion, unless at the time of approval the Planning Commission has specified a different period of time. 2. Violation of Terms. Any Site Plan Review granted in accordance with the terms of this Title may be revoked if any of the conditions or terms of such Site Plan Review are violated or if any law or ordinance is violated in connection therewith. 3. Hearing. The Planning Commission shall hold a hearing on any proposed revocation after giving written notice to the permittee at least ten days prior to the hearing, and shall submit its recommendations to the City Council. The City Council shall act thereon within 60 days after receipt of the recommendation of the Planning Conunission. C\...\Planning\PCIEXT\HOAGHOSP 30 May 26,1992 • "e i�5I t7 April 15, 1998 TO: GENIA GARCIA PLANNING DEPARTMENT FROM: TRANSPORTATION AND DEVELOPMENT SERVICES MANAGER SUBJECT: FAIR SHARE FEE - HOAG HOSPITAL SUPPORT SERVICES BUILDING The Fair Share Fee required for this project is $362,147.70, based on the following information: 1. A new 87,536 sq. ft building will be constructed as part of the Hoag Hospital Master Plan Development for the lower campus. Support services and administrative uses will occupy the building, and provide multiple levels of parking for all on -site uses. 2. A breakdown of the square footages of each type of use was derived from a detailed analysis of all floors by the Planning Department and Nadel Architects, Inc.. The information is as follows: • Support Services =34,454 s.f. • Administrative =53,082 s.f. 3. The trip generation rates were obtained from the Hoag Hospital Master Plan Traffic Study by LSA Associates, Inc. dated October 1991. Support services generate 13 trips/1000 s.f. and the administrative uses generate 45 trips/1000 s.f.. The current trip rate is $127.67 per trip. 4.The trip calculations are: (34,454 s.f. x 13 trips/1000 s.f.) x $127.67/trip=$ 57,183.65 (53,082 s.f. x 45 trips/1000 s.f.) x $127.67/trip = $304,964.05 Total Fair Share Fee = $362,147.70 Please let me know if you have any questions about the fee. ezeiw-04- Richard M. Edmonston Transportation and Development Services Mgr. F:\users1pbw\Ivan\fairsher\memos\suppsery 4.16.98 s 0 Floor Total Gross' Support Administration Entitlement Gross` Conference 16,285 sq.ft. 13,903 sq.ft. 815 sq.ft 14,718 sq.ft. Mezzanine 5,214 sq.ft. 4,730 sq.ft. - 4,730 sq.ft. First 21,008 sq.ft. 18,544 sq.ft. 1,502 sq.ft. 20,246 sq.ft. Second 25,118 sq.ft. 6,594 sq.ft. . 18,524 sq.ft. 25,118 sq.ft? Third 24,107 sq.ft. 7,725 sq.ft. 15,199 sq.ft. 22,924 sq.ft. Totals: 91,732 sq.ft. 51,496 sq.ft. 36,040 sq.ft. 87,535 sq.ft. Reflects area calculations outside of wall to outside of wall. 2 Deducts elevators, stairs and vent shafts. 3 Includes stairways, elevator shafts, and vents on this floor. • • Project: Support Services Building Applicability of Mitigation Measures June 23,1997 Mit. Mit. Mit. Mit. No. Applies N/A No. Applies N/A No. Applies N/A No. Applies N/A 1 X 35 AMR 69 X /103 X 2 X 36 X 70 X 104 X 3 X 37 X 71 X 105 X 4 X 38 X 72 X 106 X 5 X 39 X 73 X 107 X 6 X 40 X 74 X 108 X 7 X 41 X 75 X 109 X 8 X 42 AMR 76 X 110 X 9 X 43 X 77 X 111 X 10 X 44 X 78 X 112 X 11 AMR 45 X 79 X 113 X 12 X 46 X 80 X 114 X 13 X 47 X 81 X 115 X 14 X 48 X 82 X 116 X 15 AMR 49 X 83 X 117 AMR 16 X 50 X 84 AMR 118 X 17 X 51 X 85 X 119 AMR 18 X 52 X 86 X 120 X 19 X 53 X 87 X 121 X 20 X 54 X 88 X 122 X 21 X 55 X 89 X 123 X 22 X 56 X 90 X 23 X 57 X 91 X 24 X 58 X 92 X 25 X 59 X 93 X 26 X 60 X 94 X 27 X 61 X 95 X 28 AMR 62 X 96 X 29 X 63 X 97 X 30 X 64 X 98 X 31 AMR 65 X 99 X 32 X 66 X 100 X 33 X 67 X 101 X 34 X 68 X 102 X • EXHIBIT C • • • HOAG HOSPITAL MASTER PLAN PROJECT AMENDMENT NO. 744 MITIGATION MEASURES AS ADOPTED BY THE CITY OF NEWPORT BEACH MITIGATION MEASURE SUMMARY 1. Prior to the issuance of a grading permit, the Project Sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plans shall incorporate the recommendations of a soil engineer and an engineering geologist, subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the, "Approved as Built" grading plans shall be furnished to the Building Department by the Project Sponsor. Prior to the issuance of a grading permit, the Project Sponsor shall submit documentation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engineer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation. 3. ' Prior to the issuance of a grading permit, the Project Sponsor shall provide; to the City of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineering geologist. This report shall also identify construction excavation techniques which ensure no damage and minimize disturbance to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. 4. Prior to the completion of the final design phase, the Project Sponsor shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed to the seismic standards applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. 5. Prior to the issuance of grading or building permits for each phase of development, the Building Departrhent shall ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of Master Plan and Environmental Impact Report, Hoag Memorial Hosphal Presbyterian Campus, 301 Newport Boulevard, Newport, California" as prepared by LeRoy Crandall Associates, June, 1989, and in the report prepared' pursuant to Mitigation Measure 3, are followed. ' 6. Prior to the issuance of a grading permit, the Project Sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivity. The site evaluation shall be designed to address soils to at least the depth to which excavation is planned.' At a minimum, at least one sample from each soil type should be evaluated. Appropriate personnel protection shall be worn by field personnel during the field evaluation. In the event soils are found to be corrosive, the source and extent of* the corrosive soils shall be determined, and all buildings and infrastructure shall be designed to control the potential impact of corrosive soils over time. 7. Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall also be undertaken, concluding with the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes that corrosive soils conditions could adversely impact normal construction materials or the materials used for the mitigation of subsurface gas conditions. For example, there are many elastomers and plastics, like PVC, which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. 8. Should the soil be identified as hazardous due to the severeness of their corrosivity (i.e., a pH less than 2.5), on -site remediation by neutralization shall be undertaken prior to construction. Appropriate regulatory agency approvals and permits shall also be obtained. 9. Prior to issuance of grading permits, the Project Sponsor shall ensure that a construction erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: • the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. • the use of sandbags to slow the velocity of or divert stormflows. • the limiting of grading to the non -rainy season. The Project Sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. 10. Prior to the issuance of grading permits the Project Sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Department of Parks, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The Project Sponsor shall install landscaping in strict compliance with the approved plan. 11. The Project Sponsor shall continue the current practice of routine vacuuming of all existing parking lots and structures and shall also routinely vacuum all future parking lots and structures at current frequencies. Upon implementation of the County of Orange Storm Water Master Plan, routine vacuuming shall be done in accordance with the requirements specified in the plan. 12. Upon completion of final building construction plans, and prior to the issuance of a grading permit for each phase of development, the Project Sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shall submit a report to the City of Newport Page 2 • • Beach Building Department for approval, verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. A copy of this report shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 13. Prior to the completion of final construction plans, the Project Sponsor shall submit a comprehensive geotechnical/hydrologic study to the City of Newport Beach Building Department, which includes data on groundwater. This and shall also determine the necessity for a construction dewatering program subdrain system. 14. Prior to the completion of final building construction plans for each phase of Lower Campus development, the Project Sponsor shall submit an application to the Regional Water Quality Control Board for an NPDES permit if a construction dewatering or subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures. Also, if dewatering is required by RWQCB, the Project Sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Quality Control Board Santa Ana Region. The results of this testing will assist in determining the specifications for the NPDES permit. The Project Sponsor shall strictly comply with all conditions of any NPDES Permit. 15. Project Sponsor shall strictly comply with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. 11� The federal wetland regulations and requirements shall be reviewed by the City and the Project Sponsor at the time the proposed work is undertaken, and the project shall comply with all applicable laws concerning removal and mitigation of wetland at that time, as required by the U.S. Army Corps of Engineers and the California Coastal Commission. If this review results in a finding by the Resources Agencies involved in the permit processes that mitigation is required for impacts to the 1.07 acres of wetlands dominated by pampas grass, such mitigation will be accomplished as part of the mitigation required for impacts to sensitive wetland plant communities (Mitigation Measures 17 and 18). The Project Sponsor shall prepare a comprehensive restoration and management plan for the wetland mitigation site as required by law. This plan will be submitted to the following agencies for their review and approval/concurrence prior to issuance of grading and/or building permits for Master Plan development. ' • U.S. Army Corps of Engineers1 • U.S. Fish and Wildlife Services 1 Under the existing regulations, the Corps and USFWS would be consulted as part of the Section 404 permitting process. However, if proposed changes to the regulations result in removal of the project site from Corps' jurisdiction, these agencies would not be required to review the wetland mitigation plan. Page 3 • . • • • ft{ • • California Department of Fish and Game2 City of Newport Beach The resulting final mitigation plan shall be approved as part of the Coastal Development Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement, if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading and/or building permits for Master Plan development in any areas affecting wetlands. The plan will be consistent with the following provisions: The amount of new wetlands created under the mitigation plan shall be at least of equal size to the area of sensitive wetland communities impacted by the project. • The wildlife habitat values in the newly created wetlands shall not be Tess than those lost as the result of removal of sensitive wetland communities impacted by the project. • The wetlands created shall not decrease the habitat values of any area important to maintenance of sensitive plant or wildlife populations. • The wetland mitigation planning effort will take into consideration creation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. • The plan will constitute an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guarantee wetland restoration in accordance with stated management objectives within a specified time frame. The plan shall .describe the applicants responsibilities for making any unforeseen repairs or modifications to the restoration plan in order to meet the stated objectives of the plan. The following detailed information will be provided by the Project Sponsor in the final mitigation plan: Diagrams drawn to scale showing any alterations to natural landforms; A list of plant species to be used; The method of plant introduction (i.e., seeding, natural succession, vegetative transplanting, etc.); and 2 Regardless of other considerations, CDEG will review the wetland mitigation plan for the City of Newport Beach as part of the Coastal Development Permit process; CDFG review would also be provided as part of a Streambed Alteration Agreement, if required. Page 4 • • . • Details of the short-term and long-term. monitoring plans, including financing of the monitoring plans. 21. Prior to the issuance of a grading permit, an Orange County certified archaeologist shall be retained to, and shall, monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference, at which time monitoring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. 22. Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. The Project Sponsor shall construct, if feasible and by mutual agreement, and maintain a fence along the common property line west of the Upper Campus The proposed 'design of the fence shall be reviewed and approved by the City Engineering Department. 24. The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of the Master Plan, adoption of the Planned Community Development Plan a nd District Regulations,o Planned approval of a Development Agreement, approval zone change Community District, grading permits, and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. • • 23b/ Subsequent to completion of Phase I of a project, the Project Sp g+ sso I shall t conduct a Traffic Phasing Ordinance (TP analysis for Phase II and II dvlaster Plan development. The analysis shall identify potential intersection impacts, the proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of Phase II or III construction. 26. Prior to issuance of building permits for Phase I of the project, the Project Sponsor shall conduct a project trip generation study which shall be reviewed and approved by the City Traffic Engineer. This study shall determine if the traffic to be generated by existing plus Phase I development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase I development will generate more than 1,338 !PM peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1,338. Page 5 • • 2a^. Subsequent to completion of Phase I Master Plan development, the Project Sponsor shall conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases II and 111) will exceed 1,856 PM peak hour trips when added to the trips generated by existing (including Phase I) Hoag Hospital development. This study shall be conducted prior to the issuance of any grading or building permits for Phase II or III development. 28. The Project Sponsor shall continue to comply with all applicable regulations adopted by the Southern California Air Quality Management District that pertain to trip reductions such as Regulation 15. 29. The project shall comply with the City of Newport Beach Transportation Demand Management Ordinance approved by the City Council pursuant to the County's Congestion Management Plan. 30. In order to ensure accessibility to the available transit services for employees, visitors and patrons of the Hospital, the following transit amenities shall be incorporated into the Master Plan project: Bus turnouts shall be installed if, and as required, by the City Traffic Engineer at all current bus stop locations adjacent to the project site. Bus turnouts shall be installed in accordance with standard design guidelines as indicated in OCTD's Design Guidelines for Bus Facilities. 31. Prior to issuance of a grading permit for any of the proposed Master Plan facilities, the Project Sponsor shall implement a pilot program approved by the City Traffic Engineer that monitors and manages usage of the Upper and Lower Campus service roads during non -working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e., 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by hospital employees, physicians, patients and visitors during non -working hours, and other methods by which to restrict use. The hospital shall also request that vendors not deliver (Le., scheduled and routine deliveries) on the weekends. •• This restriction specifically applies to scheduled and routine deliveries. The results of this program shall be submitted to the City for review prior to issuance of the grading permit. If the results indicate that such controls do not significantly impact the operations of the hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures would be investigated at that time to reduce service road impacts to the adjacent residential units. Prior to issuance of approvals for development phases subsequent to Phase I, the applicant shall submit to the City Traffic Engineer for his/her review and approval a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data for the proposed parking rates. Page 6 • 3 • • Prior to the issuance of precise grading permits for the phase of Master Plan development that includes new, or modifications to existing, internal roadways (other than service roads), the Project Sponsor will prepare' an internal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. Depending on actual site buildout, intersection improvements may be required at the Hospital Road (Upper Campus access) Placentia Avenue Intersection and at the WCH (Lower Campus access) intersection. The need for these improvements shall be assessed during subsequent traffic studies to be conducted in association with Mitigation Measure 25. As each phase of the Master Plan is constructed, the Project Sponsor shall provide each new employee a packet outlining the available ridesharing services and programs and the number of the Transportation Coordinator. All new employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital, as required by Regulation XV. Prior to issuance of grading and building permits for each phase of development, the Project Sponsor shall provide evidence for verification by the Planning Department that the necessary permits have been obtained from the SCAQMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in that phase. If the new emissions, when added to existing project emissions could result in impacts not previously considered or significantly change the land use impact, appropriate CEQA documentation shall be prepared prior to issuance of any permits for that phase of development. Each subsequent air quality analysis shall be reviewed and approved by the SCAQMD. Prior to the issuance of grading and building permits for each phase of development, the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design; 38. Prior to the issuance of grading and building permits for each phase of Master Plan development, the Project Sponsor shall provide evidence that site plans incorporate the site development requirements of Ordinance No. 91-16, as appropriate, to the Traffic Engineering Division and Planning Department for review and Planning Commission approval. Requirements outlined in the Ordinance include: 1 ) A minimum of five percent of the provided parking at new facilities shall be reserved for carpools. These parking places shall be located near the employee entrance or at other preferential locations. 2 ) A minimum of two bicycle lockers per 100 employees shall be provided. Additional lockers shall be provided at such time as demand warrants. 3 ) A minimum of one shower and two lockers shall be provided. Page 7 4 ) Information of transportation alternatives shall be provided to all employees. 5 ) A rideshare vehicle loading area shall be designated in the parking area. 6) The design of all parking facilities shall incorporate provisions for access and parking of vanpool vehicles. 7) Bus stop improvements shall be required for developments located along arterials where public transit exists or is anticipated to exist within five years. The exact number of each of the above facilities within each phase of the Master Plan shall be determined by the City during .review of grading and building permit applications for each phase. The types and numbers of facilities required of each phase will reflect the content of the Ordinance at the time that a permit application is deemed complete by the Planning Department. 39. If noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL, the Project Sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall, berm, or combination wall/berm) is the most common way of alleviating traffic noise impacts. 40. Prior to occupancy of Master Plan facilities, interior noise levels shall be monitored to ensure that on -site interior noise levels are below 45 CNEL. If levels exceed 45 CNEL, mitigation such as window modifications shall be implemented to reduce noise to acceptable levels. Prior to issuance of a grading and or building permit the Project Sponsor shall demonstrate to the City that existing noise levels associated with the on -site exhaust fan are mitigated to acceptable levels. Similarly, the Project Sponsor shall demonstrate to the satisfaction of the Building Department that all noise levels generated by new mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards. - 42. The City of Newport Beach shall send a letter to each emergency vehicle company that delivers patients to Hoag Hospital requesting that, upon entrance to either the Upper or Lower- Campus, emergency vehicles turn off their sirens to help minimize noise impacts to adjacent residents. Hoag Hospital will provide the City with a list of all emergency vehicle companies that deliver patients to Hoag, Hospital. 43. Prior to issuance of grading and building permits, the Project Sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement within the overall Master Plan. this plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches and Recreation Department and approval by the Planning Department and Public Works Department. �4. Prior to issuance of a building permit, the Project Sponsor shall submit plans to, and obtain the approval of plans from, the City Planning Department which Page 8 detail the lighting system for all buildings and window systems for buildings on the western side of the Upper Campus. The systems shall ,be designed and maintained in such a manner as to conceal light sources and to minimize Tight spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that, in his or her opinion, this requirements has been met. 45. Prior to issuance of a building permit, the Project Sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. 46. Prior to issuance of building permits, the Project Sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the rooftop of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to / blend into the building roof using materials compatible with building materials. /4 Prior to issuance of building or grading permits, the Project Sponsor shall make an irrevocable offer to dedicate and grade the proposed linear and consolidated view park ,as identified in the project description (Figure 3.2.1.). The Project Sponsor will dedicate land for a 0.28 acre consolidated view park and a 0.52 acre linear view park. 48. Prior to issuance of a building permit for any lower campus structure, the Project Sponsor shall prepare a study of each proposed building project to assure conformance with the EIR view impact analysis and the PCDP and District Regulations, to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan development. This analysis shall be submitted to and approved by the City Planning Department. 49. In the event that hazardous waste is discovered during site preparation or construction, the Project Sponsor shall ensure that the identified hazardous waste and/or hazardous materials are handled and disposed in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5), standards established by the California Department of Health Services, Office of Statewide Health Planning and Development, and according to the requirements of the California Administrative Code, Title 30, Chapter 22. Prior to construction of structures over or near the Wilshire oil well, Project Sponsor shall ensure that the Wilshire oil well, or any abandoned, unrecorded well or pressure relief well, is reabandoned to the current standards. Abandonment plans will be submitted to the State Division of Oil and Gas (DOG) for approval prior to the abandonment procedures. The City's building official shall be notified that the reabandonment was carried out according to DOG procedures. To further determine the source of the gas on the Lower Campus site, prior to issuance of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples to samples taken from,the Hoag gas collection wells prior to site grading and construction. Page 9 • • �2,) A soil gas sampling and monitoring program shall include methane and hydrogen sulfide gas. Samples shall be taken just below the surface, at depth intervals within the removal zone, and at a depth below the depth of actual disturbance. (The individual(s) performing this initial study may be at risk of exposure to significant --and possibly lethal --doses of hydrogen sulfide, and shall be appropriately protected as required.) 53. A site safety plan shall be developed that addresses the risks associated with exposures to methane and hydrogen sulfide. Each individual taking part in the sampling and monitoring program shall receive training on the potential hazards and on proper personal protective equipment. This training shall be at least at the level required by CFR 2910.120. If the analysis of the initial soil gas samples show unacceptable levels of hazardous constituents that have the potential to pose a health risk during construction activities, additional gas collection wells shall be drilled to contain and collect the gas. 55. Continuous monitoring for methane and hydrogen sulfide shall be conducted during the disturbance of the soils and during any construction activities that may result in an increase in the seepage of the gases. The Project Sponsor shall maintain a' continuous monitor in the immediate vicinity of the excavation, and a personal monitor, with an alarm, shall be worn by each worker with a potential for exposure. 75,6: A study of other hazardous constituents that may be present in quantities that r pose a health risk to exposed individuals shall be prepared and evaluated prior to the initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. 5,7'. A study shall be conducted that characterizes the wells, the influent gas, and the effluent of the flare. This study shall characterize the gas over a period of time, 10 allow for potential fluctuations in concentration and rate. p: A scrubber system shall be required to reduce the concentration of hydrogen sulfide in the influent gas. 5,9: In the event additional gases are to be collected from newly constructed collection wells as part of a measure to reduce exposures during construction, an evaluation of the capacity and efficiency of the present flare system shall be conducted prior to connecting any new sources. 66. An automatic re -light system shall be installed on the flare system to reduce the risk of a potential release of high. concentration of hydrogen sulfide. The system shall be designed with an alarm system that notifies a remote location which is / manner 24 hours per day. (. A continuous hydrogen sulfide monitor that would give warning of a leak of concentrations in excess of acceptable levels shall be installed in the vicinity of the flare. 62. A study of the concentration of potential hazardous constituents shall be conducted prior to initiation of the project to characterize the wastewater and any risks it may pose to human health prior to development. A stormwater pollution /‘ Page 10 prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for .Storm Water Discharges Associated with Construction Activity and shall comply with all the provisions of the permit, including, but not limited to, the development of the SWPPP, the development and implementation of Best Management Practices, implementation of erosion control measures, the monitoring program requirements, and post construction monitoring of the system. Soil samples shall be collected from appropriate locations at the site and analyzed for BTEX and priority pollutants; if the soils are found to contain unacceptable levels of hazardous constituents, appropriate mitigation will be required, including a complete characterization of both the vertical and horizontal extent of the contamination, and a remedial action plan shall be completed and approved by the California Regional Water Quality Control Board. The Project Sponsor must demonstrate to the City of Newport Beach compliance with this measure prior to issuance of any permits for Phase I construction activities. 64. Prior to the issuance of grading or building permits, the Project Sponsor shall evaluate all existing vent systems located on the lower campus and submit this data to the City Building and Fire Departments, the State Department of Conservation, Division of Oil and Gas, and the Southern California Air Quality Management District for comment. Additionally, any proposed new passive vents shall be evaluated by these agencies prior to the issuance of grading or building permits. If the vents are emitting detectable levels of hydrogen sulfide and/or toxins, the emitted gases must be treated prior to discharge in a manner acceptable to these agencies. 65 _ If required by the Southern California Air Quality Air Management District, an air dispersion model shall be required in order to predict the cumulative effects of the emissions. Compliance with any additional requirements of the AQMD shall be verified through a compliance review by the district with written verification received by the Newport Beach Building Department. 66. Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department . City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a manner remote location have been provided in building designs. This monitoring equipment must be the best available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. 1/Prior to issuance of a grading permit, the Project Sponsor shall ensure that the inferred fault traversing the site is trenched and monitored for gas prior to site grading and construction. If gas monitoring indicates a potential risk during grading, additional gas collection wells will be drilled 10 collect and contain the gas. 68. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage, based on the recommendations of a geotechnical engineer. 69. Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once Page 11 • • • specific building plans are complete. Such testing shall beatified out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing gas collection system. 70. Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach, indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the foundation. Riser type vents will be attached to light standards and building high points. Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geotechnical firm shall be retained to design such systems. 71. Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All materials of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gases. 72. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane gas sensors. Such sensors will be installed in areas of likely accumulation, such as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can be tied into fire alarm systems for 24 hour surveillance. 73. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the build's central air condition system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). ` 74. During construction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally, construction contractors shall be required to have a health and safety plan that includes procedures for worker/site safety for methane. If dangerous levels of methane are discovered, construction in the vicinity shall stop, the City of Newport Beach Fire Department shall be notified and appropriate procedures followed in order to contain the methane to acceptable and safe levels. The Project Sponsor may remove the flare system, contain the gas and utilize the gas for Lower Campus facilities. During the containment process and removal of the flare, the Project Sponsor shall ensure that methane levels are monitored throughout the project area to ensure that this transition does not create an upset in methane levels or create odors or risk of explosion. Prior to development orrihe Lower Campus, the Project Sponsor shall submit to the City of Newport Beach within one year of 'May, .1992, plans to install a scrubber system to remove hydrogen sulfide from the influent gas to the flare. Page 12 • The design and construction of the system should be in accordance with the Best Available Control Technologies, and must be in compliance with SCAQMD (District) Regulation XIII, emission offsets and New Source Review... As required by the District, the Project Sponsor shall develop a sampling and analysis protocol for District approval to evaluate the impact the existing and post -scrubber emissions will have on the ambient air quality and on possible receptor populations. The required evaluation shall include analysis for criteria and toxic pollutants, and an evaluation of the potential risks associated with the emission of these pollutants (Rule 1401). Included in the plans for the design of the scrubber system should be a make-up gas source. 78. The plans for the design of the new system will include a calibration and it maintenance plan for all equipment, if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. At The Project Sponsor shall submit plans to the City of Newport Beach Building Department that demonstrate that the flare operation will be shut down within four years of August, 1992. The project sponsor must prepare and obtain approval from the SCAQMD to implement a sampling and analysis protocol for evaluation of the existing emissions from the flare after scrubbing (Mitigation Measures 75 & 76), and the effect of flare shutdown on ambient air quality. The methane gas source should be used, if engineering design allows, as a supplemental source of fuel for the Hospital's boilers. If the gas is not usable, the flare shall be relocated. 80. The plans for the design of the new system will include a calibration and {r maintenance plan for all equipment, and if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. Si. Prior to installation of the scrubber• system, the Project Sponsor shall develop a protocol for a study to evaluate the integrity of the control equipment and piping. The Project Sponsor must obtain agreement from the District on the protocol prior to initiating the study. 82. Before the issuance'of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. 83. Before the issuance of building permits, the Project Sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous Materials and Waste Management Plan and its Infectious Control Manual have been modified to include procedures to minimize the potential impacts of emissions from the handling, storage, hauling and destruction of these materials, and that the Project Sponsor has submitted the modified plans to the City of Newport Beach, Fire Prevention Department, and the Orange County Health Care Agency, as required by the Infections Waste Act and AB2185/2187. Page 13 84. Project Sponsor shall continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual for ,all new activities associated with the proposed Master Plan, as well as comply with all new regulations enacted between now and completion of the proposed Master Plan. 85. To the satisfaction of the City building official, the Project Sponsor shall expand existing hazardous infectious, radiological disposal facilities to add additional storage areas as necessary to accommodate the additional waste to be generated by the expanded facilities. 86. The Project Sponsor shall provide evidence to the Planning Director that measures to ensure implementation and continued compliance with all applicable SCAQMD Air Toxic Rules, specifically Rules 1401, 1403, 1405 and 1415, are being carried but. / 7. The Project Sponsor shall submit plans to the City Building Department verifying that all roadways associated with the development of the Master Plan will be paved early in the project, as a part of Phase I Master Plan development construction activities. 88. The Project Sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures, which may include: • High efficiency cooling/absorption units • Thermal storage and ceramic cooling towers Cogeneration capabilities High efficiency water heaters Energy efficient glazing systems Appropriate off -hour heating/cooling/lighting controls Time clocks and photovoltaic cells for lighting controls Efficient insulation systems Light colored roof and building exteriors PL lighting and fluorescent lighting systems Motion detector lighting controls • Natural interior lighting - skylights, clerestories • Solar orientation, earth berming and landscaping 89. The Project Sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible. Page 14 • • In conjunction with the Critical Care Surgery addition, he Project. Sponsor will place the overhead power lines located west of the Upper Campus underground if feasible. 91. Prior to the issuance of grading permits, emergency fire access to the site shall be approved by the City Public Works and Fire Department. 92. Prior to the issuance of building permits, the Project Sponsor shall demonstrate that final design of the project shall provide for the incorporation of water - saving devices for project lavatories and other water -using facilities. The Project Sponsor will also comply with any other City adopted water conservation policies. • 93. Prior to issuance of grading permits, a master plan of water and sewer facilities shall be prepared for the site. The Project Sponsor shall verify the adequacy of existing water and sewer facilities and construct any modifications or facilities necessitated by the proposed project development. 94. Prior to the issuance of building permits, the Project Sponsor shall demonstrate, to the satisfaction of the City Fire Department, that all buildings shall be equipped with fire suppression systems. 95. Prior to issuance of building permits, the Project Sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding the project site shall be designated as fire lanes, and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. 96. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that the thermal integrity of new buildings is improved with automated time clocks or occupant sensors to reduce the thermal load. 97. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that window glazing, wall insulation, and efficient ventilation methods have been incorporated into building designs. 98. Prior to issuance of a building permit, the Project Sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water heater, cooking equipment, refrigerators, furnaces and boiler units. 99. Prior to issuance of a building ,permit, the Project Sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. 100. The Project Sponsor shall ensure that all.cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported off site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. , 101. In conjunction with the application for a grading permit, the Project Sponsor shall submit a construction phasing and traffic control plan or each phase of development. This plan would identify the estimated number of truck trips and Page 15 • measures to assist truck trips and truck movement.in and•of the local street system (i.e., flagmen, signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak hours, extending 'the construction period and reducing the number of pieces of equipment used simultaneously. The plan will be reviewed and approved by the City Traffic Engineer prior to issuance of the grading permit. 102. The Project Sponsor shall ensure that all haul routes for import or export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such routes shall be included in the above construction traffic plan . 103. The Project Sponsor shall provide advance written notice of temporary traffic disruptions to affected areas, businesses and the public. This notice shall be provided at least two weeks prior to disruptions. 104. The Project Sponsor shall ensure that construction activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited between June 1 and September 1 to avoid traffic conflicts with beach and tourist traffic. At all other times, such activities shall be limited to 25 truck (i.e., multiple axle vehicle) trips per hour unless otherwise -approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be 'applied if traffic congestion problems arise. 105. The Project Sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. 106. Project Sponsor shall ensure that all project related grading shall be performed in accordance with the City of Newport Beach Grading Ordinance which contains procedures and requirements relative to dust control, erosion and siltation control, noise, and other grading related activities. 107. Prior to issuance of grading permits, the Project Sponsor shall demonstrate compliance with SCAQMD Rule -403 which will require watering during the morning and evening prior to br after earth moving -operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAQMD approved chemical stabilizers should be spread on construction sites or unpaved areas. Additional measures to control fugitive dust include street sweeping of roads used by construction vehicles, reduction of speeds on all unpaved roads to 15 miles per hour, suspension of operations during first and second stage smog alerts, and wheel washing before construction vehicles leave the site. 108. Prior to issuance of any grading' and building permit, the Project Sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing and transit incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. 109. Prior to issuance of a grading permit for each phase of construction, the Project Sponsor shall submit an analysis to the City Building Department that documents the criteria emissions factors for all stationary equipment to be used during that phase of construction. The analysis shall utilize emission factors contained in the Page 16 • • applicable SCAQMD Handbook. The analysis shall also be submitted to the City of Newport Beach Planning Department for review and approval. 110. The Project Sponsor shall ensure that low emission mobilo and stationary equipment is utilized during construction, and low sulfur fuel is utilized in stationary equipment, when available. Evidence of this fact shall be provided t0 the City of Newport Beach prior to issuance of any grading or building permit. 111. The Project Sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained muffler§ and kept in proper tune. 112. The Project Sponsor shall ensure that construction activities are conducted In accordance with Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:00 p.m. on weekdays, and 8:00 a.m. to 6:00 p.m. on Saturdays. No person shall, while engaged In construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner that produces loud noise that disturbs, or could disturb, aperson of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. 1/1'. Subsequent to the approval of this Agreement by the Coastal Commission and the expiration of any statute of limitation for filing a legal challenge to this Agreement, the Master Plan, or the EIR, Hoag shall deposit Two Hundred and Fifty Thousand Dollars ($250,000) in an account, and at a financial Institution, acceptable to City. The account shall be in the name of the City provided, however, Hoag shall have the right to access the funds in the event, but only to the extent that, Hoag constructs or installs the improvements describedof in dr or (ii). Funds in the account shall be applied to the following projects ( priority upon notice to proceed served by City on Hoag): The construction of a sidewalk and installation of landscaping in the CalTrans right-of-way along the west side of Newport Boulevard southerly of Hospital Road; - •• (i i) The construction of facilities necessary to bring reclaimed water to West Newport and/or the Property; Any funds remaining in the account after completion of the projects described In (i) and (ii) shall be used by the City to fund, in whole or In part, a public; improvement in the vicinity of the property. 7. Rooftop mechanical equipment screening on the emergency room expansion shall cnot extend loser than ten Ioser than feet from fifteen ft the edge offrom te west ede of the the structure on any other sideucture and no 11.5. Noise from the emergency room expansion rooftop mechanical equipment shall / not exceed 55 dBA at the property line. 11 ( The Project Sponsor shall pay berm 75% of the cost of plantiroad and Villa ng thirty 24-inch 'bug/ southerly tof the tennis courts.e Planting eshallll occurservice onVilbo trees (or Villa Balboa property. (i) Page 17 • 117. Use of the heliport/helipad shall be limited to emergency medical purposes or the transportation of critically ill patients in immediate need of medical care not available at Hoag Hospital. Helicopters shall, to the extent feasible, arrive at, and depart from the helipad, from the northeast, to mitigate noise impacts on residential units to the west and south. 11 . For any building subject to the issuance of the building permit by the Office of the State Architect, Hoag Hospital shall submit to the Stale Architect a letter from the City of Newport Beach indicating that review of the construction plans has been completed and that the plans are in compliance with all City requirements. 119. Non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of the service/access road shall be operated only between the hours of 7:00 a.m. and 7:00 p.m. daily. 12,0. Within one year from the date of final approval of the Planned Community / District Regulations and Development Plan by the California Coastal Commission, as an interim measure, the Project Sponsor shall implement an acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area. The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implications of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code. 121. Prior to issuance of a grading permit for each individual phase of development (i.e., I, II or III) the Project Sponsor shall conduct a CO hot spot analysis for the subject phase of development. This analysis shall utilize the EMFAC7EP emission factor program for the buildout year of the subject phase of development and the CALINE4 CO hot spot model or the model recommended for such analysis at that time. The results of this analysis shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project buildout CO analysis. 122. The methane gas facility and all building on the lower campus shall be subject to all laws and regulations applicable, including, but not limited to, the Federal Regulation contained in 29 CFR 1910, the State Health and Safety Code, Division 20, Chapter 6.9o5, and the regulations of OSHA and the National Fire Protection Association. Prior to the issuance of building permits on the lower campus, the Project Sponsor shall submit to the Newport Beach Fire Department a compliance review report of all the above referenced laws and regulations. Page 18 • • • • The design of the critical care/surgery addition. shall incorporate screening devices for the windows which face the Villa Balboa area for the purpose of providing privacy for residents, so long as these screening' devices can be designed to meet the Hospital Building Code requirements regarding the provision of natural light to the facility. Page 19 • • / RESPONSE TO SPECIFIC MITIGATION MEASURES NOs. 45, 46, 88, 89, 91, 92 and 94 through 99 Hoag Memorial Hospital Presbyterian Support Services Building October 16, 1997 NADEL No. 97-071; Hoag Project No. 1251.56 M. M. No. 45. All mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. a. Mechanical Equipment: Mechanical equipment located in the service yard area to the west of the building is located behind an approximately 8 ft. high screen wall. Refer to the following drawings: • A2.08: Office Building - Second Floor Plan (west of column line 1). • 1/A3.01, 2/3.03 and 1/3.05: Show elevations of the walls and trellis above. M. M. No. 46. • A/J3.11: Shows a section through this part of the services yard. • M3.03 and P3.03: Show mechanical and plumbing equipment. All other mechanical equipment is within the building or located on the office roof within enclosures (see Mitigation Measure 46)'. b. Trash Areas: The trash area is located within the garage on the P-1 level (A2.10) between column lines 15 and 16, north side of the garage. The exterior openings are covered with a louver. Major mechanical equipment will not be located on the rooftop of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria and shall be concealed and screened to blend into the building roof using materials compatible with building materials. Refer to the following drawings: A2.16 and A2.17; roof plans. Exhaust fans have been located within screen enclosures. No other operating equipment is on the roof. Equipment is shown on M2.16 and M2.17. Id • • RESPONSE TO SPECIFIC MITIGATION MEASURES Nos. 88, 89, 91, 92 and 94 through 99 October 16, 1997 Page 2 M. M. No. 88. Energy -efficient technologies incorporated: The project conforms to all the energy efficiency requirements of Title 24 including the following specific items: • High efficiency water heaters. Indicated on P1.02. • Energy efficient glazing- systems. Solex tinted glass is specified with shading coefficients of .50 on the south elevation and .69 elsewhere. • Appropriate off -hour heating/cooling/lighting controls. a. Heating and cooling controls are indicated on M8.03 and Specification Section 15900. b. Off Hours Lighting Controls: The lighting control system time clock turns the controlled interior lighting off at programmed times. Occupants working off hours can control lights in their area with lights remaining on for a programmable period of time. Refer to lighting plans for switch locations, Sheets E2.01B, E2.05B, E2.08B, E2.09B, E2.12B and 2.13B. Refer to Specification Section 16930. • Time clocks and photovoltaic cells for lighting controls. a. The lighting control system uses a roof mounted photo control to turn on exterior security lighting at dusk and off at dawn. Other exterior lighting is turned on at dusk via the photo control and off at a programmed time. Refer to lighting control riser diagram Sheet E3.02G. Refer to Specification Section 16930. b. In open office areas, lighting within 15' of exterior glazing is controlled by ceiling mounted photo control to turn off two lamps of the three lamp 2' x 4' fixtures when natural lighting exceeds preset levels. Refer to lighting plans for photo control locations, Sheets E2.05B and E2.09B. Refer to Specification Section 16930. • • • RESPONSE TO SPECIFIC MITIGATION MEASURES Nos. 88, 89, 91, 92 and 94 through 99 October 16,1997 Page 3 • Efficient insulation systems. Refer to A8.01 through A8.16 wall sections. • Light colored roof and building exteriors. Building will be an off-white color with a Tight colored gravel topping on the roof. • PL lighting and fluorescent lighting systems. Fluorescent and PL fluorescent lighting is used extensively. Refer to fixture schedule, Sheet E3.01. • Natural interior lighting: Skylights and generous window area. Refer to exterior elevations A3.01, A3.02, A3.03 and A3.05. • Solar orientation, solar shield and landscaping. South elevation has a shield canopy and setbacks (refer to A8.01). M. M. No. 89. Methods and materials which minimize VOC emissions have been employed where practical, available and feasible. Response? M. M. No. 91. Emergency fire access to the site shall be approved by the City Public Works and Fire Department. The site is surrounded by roads on all four sides. Potential emergency fire access routes are shown on drawing C1.02. M. M. No. 92. The final design of the project shall provide for the incorporation of water -saving devices for project lavatories and other water -using facilities. The Project shall comply with any other City adopted water conservation policies. Refer to drawing P1,.02: All plumbing fixtures comply with Title 24 mandatory measures: Water closets are 1.6 gallon per flush; urinals are 1-0 gpf; lavatory 0.5 gpm (noted on plumbing fixture schedule P1.02). ✓ • • • • • RESPONSE TO SPECIFIC MITIGATION MEASURES Nos. 88, 89, 91, 92 and 94 through 99 October 16, 1997 Page 4 M. M. No. 94. Building shall be equipped with a fire suppression systems: Refer to drawing P4.03: Both the parking structure and the office building will have a fire suppression system, as shown on drawing P4.03. Final design drawings will be submitted to the City of Newport Beach by the Contractor. M. M. No. 95. Existing and new access roads surrounding the site shall be designated as fire lanes: M. M. No. 96. Refer to drawing A1.05. No on -street parking is provided. Thermal integrity of new building shall be improved with automated time clocks and occupant sensors to reduce the thermal Toad: Refer to drawing M0.03: Building mechanical control system complies to Title 24 mandatory measures with DDC system. M. M. No. 97. Demonstrate that window glazing, wall insulation and efficient ventilation methods have been incorporated into building designs: The project confirms to all the energy efficiency requirements of Title 24. Refer to the following drawings: A2.19: Window Schedule A8.01 through A8.18: Wall Sections M0.04. M. M. No. 98. Incorporate efficient heating units and other appliances such as water heating, cooking equipment, refrigerators, furnaces and boiler units: • Refer to drawings M0.04: Space heating hot water boiler complies to Title 24 with 80 percent efficiency. Refer to Title 24 compliance forms and sheet M0.04. • • • • RESPONSE TO SPECIFIC MITIGATION MEASURES Nos. 88, 89, 91, 92 and 94 through 99 October 16, 1997 Page 5 M. M. No. 99. jacobsonkesponse.2 • Refer to Drawing P1.02 Domestic hot water system. Ray Pak boiler with storage tank. Boiler complies to California Energy Commission. 136,000 BUTH. Project sponsor shall incorporate into building design where feasible, passive solar designs and solar heaters: Because of the site height restrictions and the clean roof requirements under Mitigation Measures No. 46, any solar equipment would be in conflict. • STATE OF CALIFORNIA - THE RESOURCES AGENCY CALIFORNIA COASTAL COMMISSION South Coast Area Office 200 Oceangate, Suite 1000 Long Beach, CA 90802-4302 (562) 590-5071 • NOTICE OF INTENT TO ISSUE AMENDMENT TO PERMIT October 27, 1997 PETE WILSON, Govemor On 7 October 1997, the California Coastal Commission granted to Hoag Memorial Hospital Presbyterian an amendment to Coastal Development Permit 5-96-118, subject to the conditions attached, for changes to the development or conditions imposed on the existing permit. The development originally approved by the permit consisted of: construction of an 80,180 square foot, four story, support services building. Also, construction of a four level, 369 space parking structure. Between the parking structure and the support services building will be a motor court for passenger or short-term delivery drop-off and arrival. Grading consisting of approximately 45,000 cubic yards of export is proposed. at: One Hoag Drive, Newport Beach, Orange County. Changes approved by this amendment consist of: Modify previously approved Support Services Building by increasing the square footage from 80,180 to 86,423 square feet and reducing the previously approved structure by 30 spaces. The amount of cut associated with the proposed project will remain at 45,000 cubic yards. The amount of fill will increase from 0 to 3,000 cubic yards. The Support Services Building will be 3 stories above grade containing administrative office functions, and one subterranean level of conference/education center. The parking structure will be a single story above grade (with parking at grade and on the first story roof deck), and three subterranean levels of parking. The maximum height of the Support Services building as amended will remain the same as the height previously approved: 51 feet above mean sea level. The maximum height of the parking structure as previously approved was 35 feet above mean sea level. the maximum height of the amended parking structure is 34 feet above mean sea level (the height of the light standards on the roof top will be 45 feet above mean sea level). Unless changed by the amendment, allconditions attached to the existing permit remain in effect. The amendment is being held in the Commission office until fulfillment of the Special Conditions of the underlying permit and/or conditions of previous amendments imposed by the Commission. Once these conditions have been fulfilled, the amendment will be issued. Four your information, all the imposed conditions are attached. Issued on behalf of the California Coastal Commission on Octo er 27, 1997. PETER M. DOUGLAS Executivk Director By: Stephen F. Rynas Title: Orange County Area Supervisor ACKNOWLEDGMENT I have read and understand the Notice of Intent to amended Coastal Development Permit 5-96-118 including all conditions imposed. Date: //Pf/ f7 SPECIAL CONDITIONS Signature ZF,r- rod All conditions of the original permit remain effective except as modified below. Special condition number 2 of the original permit shall be modified as follows: 2. Final Grading and Foundation Plans Prior to issuance of the coastal development permit, the applicant shall submit, for the review and approval of the Executive Director, final grading and foundation plans that reflect the project as amended. These plans shall include the signed statement of the geotechnical consultant certifying that these plans incorporate the recommendations contained in the Report of Geotechnical Investigation prepared by Law/Crandall '(Project 70131-6-0172.0001) for Hoag Memorial Hospital Presbyterian dated June 5, 1996. The final grading plans shall be consistent with the master grading plan approved by the Commission under coastal development permit 5-93-253. :bll 961180oLdot c:\msoffice\winword\template\mamnoi.dot Printed on October 27, 1997 STATE OF CALIFORNIA - THE RESOURCES, at( • PETE WILSON, Govemor I CALIFORNIA COASS4ta4 1 South Coast Area Office CITY OF NE ¶ 200 Oceengete, Suite 1000 Long Beech, CA 90802-4302 (562) 590-5071 apj 0& i598 Viitgalta COASTAL DEVELOPMENT PERMIT Page: 1 of 3 Date: March 3, 1998 Permit No: 5-96-118 On 14 November1996, the California Coastal Commission granted to Hoag Memorial Hospital Presbyterian Coastal Development Permit 5-96-118, subject to. the attached Standard and Special Conditions, for development consisting of: construction of a 80,180 square foot, four story, support services building. Also, construction of a four level, 396 space, parking structure. Between the parking structure and the support services building will be a motor court for passenger or short-term delivery drop-off and arrival. Grading consists of approximately 45,000 cubic yards of export is proposed. More specifically described in the application file in the Commission offices. The development is within the coastal zone in Orange County at One Hoag Drive, Newport Beach. Issued on behalf of the California Coastal Commission on March 3, 1998. PETER DOUGLAS By: Executive Director Title: -Coastal Program Analyst ACKNOWLEDGMENT The undersigned permittee acknowledges receipt of this permit and agrees to abide by all terms and conditions thereof. The undersigned permittee acknowledges that Government Code Section 818.4 which states in pertinent part, that: "A public entity is not liable for injury caused by the issuance ... of any permit ..." applies to the issuance of this permit. IMPORTANT: THIS PERMIT IS NOT VALID UNLESS AND UNTIL A COPY OF THE PERMIT WITH THE SIGNED ACKNOWLEDGMENT HAS BEEN RETURNED TO THE COMMISSION OFFICE. 14 CAL. ADMIN. CODE SECTION 13158(a). Date Signature of Permittee Please sign and return one copy of this form to the Commission office at the above address. !ASTAL DEVELOPMENT OIRMIT No. 5-96-118 Page 2 of 3 STANDARD CONDITIONS 1. Notice of Receipt and Acknowledgment, The permit is not valid and development shall not commence until a copy of the permit, signed by the permittee or authorized agent, acknowledging receipt of the permit and acceptance of the terms and conditions, is returned to the Commission office. 2. Expiration, If development has not commenced, the permit will expire two years from the date on which the Commission voted on the application. Development shall be pursued in a diligent manner and completed in a reasonable period of time. Application for extension of the permit must be made prior to the expiration date. 3. Compliance, All development must occur in strict compliance with the proposal set forth in the application for permit, subject to any special conditions set forth below. Any deviation from the approved plans must be reviewed and approved by the staff and may require Commission approval. 4. Interpretation. Any questions of intent or interpretation of any condition will be resolved by the Executive Director or the Commission. 5. Inspections. The Commission staff shall be allowed to inspect the site and the project during its development, subject to 24-hour advance notice. 6. Assignment, The permit may be assigned to any qualified person, provided assignee files with the Commission an affidavit accepting all terms and conditions of the permit. 7. Terms and Conditions Run with the Land,, These terms and conditions shall be perpetual, and it is the intention of the Commission and the permittee to bind all future owners and possessors of the subject property to the terms and conditions. SPECIAL CONDITIONS: 1. Construction Phasing and Traffic Control Plan, Prior to issuance of the coastal development permit, the applicant shall submit in writing, subject to the review and approval of the Executive Director: a) A written agreement stating that no truck trips shall occur on weekends and holidays during the peak beach use period which extends from Memorial Day Weekend throught Labor Day inclusive; COASTAL DEVELOPMENT PERMIT No. 5-96-118 Page 3 of 3 and b) Written evidence that the California Department of Transportation (Caltrans) traffic engineer has reviewed and approved the proposed construction phasing and traffic control plan. All construction shall occur consistent with the approved construction phasing and traffic control plan. 2. Final Grading and Foundation Plans Prior to issuance of the coastal development permit, the applicant shall submit for the review and approval of the Executive Director, final revised grading and foundation plans. These plans shall include the signed statement of the geotechnical consultant certifying that these plans incorporate the recommendations contained in the Report of Geotechnical Investigation prepared by Law/Crandall (Project 70131-6-0172.0001) for Hoag Memorial Hospital Presbyterian dated June 5, 1996. The final grading plans shall be consistent with the master grading plan approved by the Commission under coastal development permit 5- 93-253. The approved development shall be constructed in accordance with the final revised plans as approved by the Executive Director. Any deviations from said plans shall be submitted to the Executive Director for a determination as to whether the changes are substantial. Any substantial deviations shall require an amendment to this permit or a new coastal permit. 3. Final Landscaping Plans Prior to issuance of the coastal development permit the applicant shall submit, for the review and approval of the Executive Director, final landscaping plans which are consistent with the master landscaping plan approved under coastal development permit 5-93-253 (Hoag) and which have been reviewed and approved by a licensed landscape architect. cAmsoffice\winword\template\permit.dot Printed on March 3, 1998 AJP:blt 96118par.doc. CONSTRUCTION SET NOVEMBER 24,1997 HOAG MEMORIAL HOSPITAL PRESBYTERIAN SUPPORT SERVICES BUILDING NEWPORT B E A C H, CALIFORNIA f ;' 1 II es. r%..�E`...• tFi�aan[I,l1/111� 1II i NII —II Ltilt 'tIli] !. II li�tzg s ice. 'X• 'f � ��� ii E .. fir, = - ��Vi �il Sal Nadel I = 'HOAG HOSPITAL SEM103 IULDING ... i z I0 led — m1131 AtOO 0 0 0 0 KEYNOTES CONOOG - • Po ER'Yi Ei i' \ — : %72• 20' WIDE LNEPR NEWPMK AfS 3\3 zor t0 0.4� C -:\)I II Vri. EXISTING CHILD CARE CENTER IIIIIIIIIJIIIIIIIII / (C L'D O. W fN Gf— (BLD G. 44 IRMINMISt Oar. MO OR 11•14.11. NI MI MI6 AL IMAM Mut% ACM .Lj MOOratme 4• 4-.' rt Mt Mai Oht.a•=18.1CM PPS • q) re. say 4 'NEST C O A S\ T HICKMAT t prem. env es • osr• mesas EXISTING CANCER CENTER c Nadel HOAG NOWAL Pow 591Y11a "MAC Sat nM z A1.05 ci NOO N S HEOULEE MO ma+ tear Ogns sm pp wn macm 12.Cm. LOCI a.m. ® ••••••• — s— QLi<— BEM mow RILsea OMa ®am ®w OCC ® ®mea �.m mao CIO mn aO name nwt cEJ— ®m� (OKIas. ® wma OM mwa OM mesa cweaecc 1:1193.1 mO oma ••• ®• av ®.m m t.m KEYNOTES O V •a�acIno.. ..i....�c atAttirrin as can. r a1 as 'brass �.^:�• y�.r. ®' M sue. wxr^ OSMAN OS n�a ILOSie t i3 uR� MEM 11..1.14 Mew SC OM in. CSC IRO., won ten CONCIL ROIL r-r MIMI Lien COMM [ET PLAN O Nadel MtIIttth PNt aw �Mra HOAG HOSPITAL SUPPORT SEEMS PADIC RMSEEGO!,C PI- 0 N U r Oi OULE NAYE NE one to apt a pant nap po I at+pp. • I03� Vine. Pa.j® Ia Im. i Pan ✓ e.I .— Cm Iw L.. Ana Ce 1�. •. Lel Pert wl.r. Cal . a • I�vsa ✓ w. Ras L,allm I' PP aa.00. Lmu.p rCalau rmJe c.mJ..a alIla alma+ raalms.m KEYNOTES 2 E� 1 pa ave. .ti^ 20... mm wawa am ap.m 2 saouaaa.m+ana p v en a wet m.. rata 2• 2•...aa.a i• ma...ma. :m mo.....aa..r. •Ira rr•..•a.. ea my a it a im f-r..m...e ma Itla.v— 20 iw^vr Arta 11 r �d•'r, ii to 51 WI Mat YAI area rrJ= tal_ w.a"”".e.. 53.00R...>n PP as it aPaw ®s Atram.¢wan. watt ma- 5,2 ant fa pa a f w..s.a nc ]•raa wms Yals MP Ian s•a 7.1 7, gala Mal* vlava as eapart > 24 la .e:mm aat x nav�e • bS.a nava pa e In .x la ma 4 e.m .a.ma... a Sala oay.....<.s . 47a9 a Wan al as tl l a. Mandl �.. A Ong a PP u Rd'S6r+..,at tlm Cr aka la an vvneb r..av M •••• tl iYmmmL'a 1• aRo wit mica fr ,,,..m m.._ aaq..m aalma.. let am. al YPp wrv..a.m.rl 32ri '�m..ov.. papas spa pt. i];Ala ma a a.ma Para., ;lama of ..a is Midas la Mat amial. S.la a. A ama a tl aa.sao..� ye f�� - v so..m.maa•..ma. go 111 am Ea III ea.. Loa tZ i2 .w.amm. Nina Pa w text? A3 was arm at 101 aaaW 3• e a t 1,09 wan Offa tan ea 110la nal bear. o° )2 it tot nal p ta. st., a'C-m• w re . In memo m.'. nc Of any. III wawa .amm to, Waal®sr"1" I•a es,. a ma aei. i2m R m... mow'l.+l III®•Pm, m ma .0 Iatom s AI MP Papa A ppm i:.;3:n^••."• 122 w.9•..P1. Il•.R sane on lat.137 12• n.w_- r2, area !tads! N t fi 1 XET PLAN •m lc0 4 FLAW SCIIEDULEE Not moor b 1mars m . I IM I .• O ,fl•^m I n•ma I mil f u•Iw..¢ lerommms El.I ammo. f..flmm. n•nms r 1n 1 Ka won I. lam.. 1. -1 ma f mlom ,u lima Uzi lroa ma. 1moo Ott wmc Lla Items D.'l EIC %m ea O wtryet Dalmom +u.m raima o n.++a 1]a I.mass G-. J „fly. Otiose e u si-.o r ran s r-; m- L r.. mamas f_m-I.a ( 1� Imam Im i+iv 1'JY_I•ma [ml yam 1:1.]® tmal • [z lm u.v LETNOTES r , I e _i REFER TO SHEET A2.01 FOR! PLAN LAYOUT OF AREA BELOW. 1 1 LET PLAN yyyyynyyy i-°�o..� i w••i�l m xo•e.e..oa.• it-. is... 4: i•[mom .. .a is mma • a,ma .a..e< Ci wawa. M mus ita=ttat' a if y a• .® 11 Mau:6 us mix drat moc mmc a at L Nina... Mrv.,e Nf.• oaammaa a.m » d.: a.a.�d at clms ▪ Ill lawalos x mew seism. ma a mem n me.•. re on uma. nmf n,atme mem..s i •04,0i. *ca. m >: r.: m.... a .. . is POMMY .a.• n 4�• �..n tie a... me i••—m+. o.m �7�S�SXm r.a..aw.. ©imm ®ad. — '• ilaaam.a...e SI tali* IN _ !*ems :I LE e a gip= ir.• Se..• t,•. m. am.ma a calm. oamm Y vac or. re s,vo St r.•ur no m..a 11 SZIar""'"" f}vwarmr•a %r-e.>,. twin ..m3ra dome aou.a. ;s....am ama.a 9e we.w.-awr.. aa•.. a,a n.• •a_ma.a._, o, mm�- a. era n�... {;ter lel.•m• m.e m o..• •yeMows. s.malra•1 iolr... tam. am me lit moms ma.. w..t ia..Tacna aye is mma.. ®r"" SO ivaacans a etmes ia....% ..e ia:.!.S'a.CT.ra'. 'nr 21•A .r.."® Ip asoy ma. I�or-comma ream.* •• Wall MS Mot iio 'mr°m 0 CD •e1ve1.t ar.et.u� Y 1 I L " '3 B ;YC L D I" tied.. ----------------•• ._____,_________I_____. -_— Nadel i1Kb inc ♦ • • 11I11 B)BIIC Vi ttat /t.I<- 7: V O A2.03 Y SENMO' I a am=oI Iva be � su L paw tame a a se oacnaa lama. 1e I .I m as ..Ina I snot raw [..: Islalaaa LW war Lai la ,� w;w r lava m1wa raal..s m r+ .'lows soC. I5•lm.aa 1 mau .1 I a.Jo mJam ea Iasi [.a l Naa m� I 1!vlose m KEYNOTES 1 al us was i o<vwac.�C i Aw111. lumen. MAC 21 aom.amaa..c L an ^t j ,.s as aaa n,m aa..we rip �. n� Nano( Pitgr• Ian. fa RIM. e 1 'woos T�. er 1 iar:a li OM rr 3la San. wan iS Coe at....er .a IA 33 IS ae i.lama.. a. I: : ram a It se a as is macaw a p ,aCU Aa Wan is. a, aasea r.c. .sa 1a.. ,s eel a• ac tlm -Tad U Y..n uc P^ U ma. sae a men SSA Malt PS .a am en : a r..ar......a. „AS atrofa N;Ta ;Tara.. •1 woos' row.0a es Lur ,.. u�a— a Nfl aLw re. gl Mod+— " 34 i]rasa 0.1 rum N w se mum a. Tam...I ]a )]wndama.ra Tcam wan. IT moo 0110 v.a. 1,111.41. m>, ewaa iNma :11* - I,-v4 ?) ITEM ?LAN 0111CC .....1 le CD Srliriperuht T T TT T 1 1 CCa j—TT I I ,i[11ar' Nadel Ara sHNN rr �rr FOAG HOSPITAL SUR@TSID= MONG I?NaGG StUCTUll TNOGMit ?1 INDG SIM 4043.7D V I A2.04 I I.we u. ears 1 la ne tKs �n lJ. S 14" l m N] Uw/cowr•m-e,.,.m. UOlrw u..I.mr O.1ev ,pt,... t palm flM soma I_uw. nueo ttn5 .3' oes on amen (7,., .� 1 - -. n [ 00'▪ " cn.]m . 0"4 -1 C3 I e DWItom rs.lr.m Oak, -mac. ❑ a]. m r �-� L lrm Ly+l r.ar mil as in er nen. tan C. .:meta IJt].m.r CL'.]o.m Ime army: r_ -Iw-m urea. u..--.,. Qb]m C.C]m 014]wm uru.m OTC sax Lit _lama OP. Cl]or- • +Pews aowns L.wOt.r or. KETNOTES 0— V 0- r" r 1 rirsant. is- i.r ... ssr um nit 2..4 vaws a mai, mt• Y 211.4. .+s .. 8Sas 4'r4 o in* A wow. .il on jt mm rem. set Inc lagerjar 4 AM . OE s-o Rae YI L yn1r....P'{.m Sa 7. n CO. -t 4 t1H-Lt.,I '. a thamasons in s...s.m M la A i••••nam.e pea IIf+..s:...1 s. ems mascara sr* mom... n m.wme.e 17 oc w iri-.". it ara ma4a.m.., 'la'', o.-..e -- in s.. m++a.. Ka...mr.. Pvm.msmc No v..rA. Q1f vo.u.+...arm inw-m... wm -% .>� w.ru.. :mar .t= .il9 u• ..v..aaz wn 4 ..,... i1 Cm. mW ^,_ m...w....-m.r.. N AY-'S ia...... .'w.r l•r iswr..�rer. i-woo ...rm n. so.wv N DAWN Oa 7^ ra . 13ar.r..' Ym litsm.-rrm.. F fa... ma OM TEM n ▪ .aru+. AM K • .. ••••- II Ii iJ L T E T P L A N Nadel kcFtt,cb ITK IHOAG HOSHIAL AMU SUNOS MENG an. aria car I A2.05 SCNEOUIEE Iw e.t.a was t ream ocren promos n» M;arras V L w.1•p•.. Inll w w.om Li f•.. Im Gil man. tut I.ITI� Ian1Ira I' in n.. Im Iu pn- cm COO m+ .-Jaw 1. I•-•m CM in< DIII1 la.. PI C A] is cis • -lean Clpl..•• L•J•• pvJ en` Cac re H yaw Ism war I.w on uea on n.nm L m I.I. fIaw¢ Cif +]n L.SM LhO r-1.a Cnlawa Cx Jena a• i<.. 0. iwnc I n• al.m - Innl.+ Ifni•�..n i.Nlcaw onto [ETNOTE3 [ET 1'LA amen von mar 13 l IS se mM.n N.•i f...w.wm tt•= R mvR.�wwaaa Ts 10 .-n 37 m••.•a.< IJ.n ram awe %...a•waMAC v L w�wen.� maw 11 awe.-nL„„,, %d w E �waa %J�• alast -•Saw vmm. MN. la %11.6. sit to f`m.a % MAA'Arnra="n"e". 111 nsmlrw.. w.. mN Q la aaw wn ®n... Y orlon Y.. It m.....nw< Y iastia Y n.n Utilarnt 7S. a eels ma van ma mm 1s ,aa .T•n.:"n.°'v ii.ae ... Ill.... .n Q.na O.nen I al • .sas.. m... 1 .. is once 78 want sup T un On..... pSO. • Slaasap wa t` VI e CZ MO. es rInorohnotrr M..R awe en ten inn 1 ...[ tarme OM. .iwv .7 toe mot- w„maw ors R Sem. nr R f. ...aaml Y.. a� YON 1.. pn• OS s .wawa ni ice grr:ZrinrertneLl'a'n. nit I.I r r..a. ».m m.. IR ..• .-a..e 0 wen lie Seed Dan. :.batSamna . I011vem••••••••vm es Iv••d} t . It0I.0 SS•ucl0.t TT Ru ip TJ4 I J ti SI C• Nadel AI[hitMstt d[ MOM • • IIl6T PAllaCSIIICIUM 11.wIMIC [ Ir-1-0 I A2.06 • SFNEDUIEE I. no an ammo east am iwRoom oda nnl+ cl. w n. 1--2. LnOma Cur 1m wit LI, lmm.v nn I•e IJn'jmme. nu'ma 'n mame mama - Cm 00.1 mourns Qli® Mel owns Iv 0*t OO+A41 Iodate LJ'Jme 0•J sant 0-1-dose 1.101 - u.1 Gn1- a ❑ta• Pea aJJaye DO.OJlmae Doi.. Dal was. mow - O- lo'n u*Jmn n-was mama Da L••l. otos uma cu'n on 04 ]orm nnlme n2-'e. rn lom- LN l .. alase 1 *19 i" T'Irae-v r<I.-e. o..e. KEYNOTES f w-i nwai .. Weer, ni e ei "An caw wit? e.Cm :iso+i o0a.n e ®• RII Ms•�t� eniumartR arur _"'et 'o'w-.'em�- :se-.mm✓-.gym uee u;:C-ma. iflew irmsvas( 8 e - ire" m uw il'-uu..? inapt .. R me am R Juno. set ace' m i.0 mm xUfa » arum CI VC ... wet .S v2-' Cement :4 Pisa_ ]6„ •mmaet'- nmm•.m•mmm-•m fi Oa✓mem Tr¢ tl f awrrsmt.e. :IYe.ae•am was. A m -e�m.. a... J... e...moan 4Y Ze w.•ew m see 11 Swab? *maw. •'•. ran rood •Pv due 5 was ado.0✓t ,17,Camia ans. KG NOM fit SinC0•1 i ree� ` t. Ra m*am is v•.• J.J -a• ea ar SA,. Wm 1m on, rem Se a m-. l-urnaa 1 pima. rm- asmm- m Oit• n. ciswv vMO RM w•.-•mmJo- WS iilaw ae-e- •Immw 7 net H:.a ra not ca..v IS TOO � vJ •e.••ee made 'n.et a r. Iona mate IDS soak — 1.00 bad Me rem e ?mina Van. n nixing.'-' i tuLLeue Ces fitucTuk1 T T TT T 9 CI 124 Nadel ArcpHsds Inc mme X 11519316 IIQAG HOSPITAL SUPPORTSnIYIQS IUDNG M•41•1460. CAW IMI STILCIIIII NOTNOOSDOI IV MING PL. Weft D 3 sac Ju.m< A2.07 0 OOY NAVE CHEDVLE s lm+r At Imp Yl �l m1�Yt "swam Y •ew. no yyra a I marlYis Ch• - 'maw CV. lass LTilm Liu 9"1--.v rnq maw LM -.I..ncr LOCI - w rlN••.. L INm+O. i Y'nn sm. 1:1nje.a L I naves. ini e.t.a Lal.•....ea Cm..rr via- ✓ ole+. roe 1:-,— DWI - Ls=mama C1-» ca.}et m Dal.. Crli an m w CL.le.m CYJ_ E-•ls ma• EF_lr+.v pa)— yea LI+1_m ▪ Mons CVO se sa.aa w- L.2:n_ 1- .)..sea w. L.._.sot Le.].e min I.Y CSat CMIre [Ma canro [lido L}Un L I ea es 3J1.].mCla a L1.Ja an [..O m CY] we we Loin OOni~4 come CACI Iem rMlato canlee can CYO oat *sr LWJrnor; saa Callum CY].oan, -' KEYNOTES s3 mem+e...a..e St Oast -ea ]t nr.0 ar•rove r smaman. Suml • ,cam .l{ owe-... jy. ya ss%ue JL S tnuv..s w o 11�°'°".e iftWIL it t u cam.+ . i[so mina .m 41. men i•0 is 1••••Linue• Rea a,o, N ww.yeswe. -w ...a izv+wn.. en\ it MOO Ise nit Rara-ara SIiT (sum sot lit num U.w. St a MI NY, 1r1in carder se 9 aryl wit o 1111 s norp t 8,6 u• MentrieaR •1 mule v.row ....a K air U r ✓ e.N, riyee it r 4 - .. n Or ...n ii.� 0..r 3.r.r- • tl tee v a .sct nr .3 U irIs -, lay .... la... m.•e Tar 0e:nolr Iq ems'. Ma. wage eve 110 ;orsvi.. a-vm e30 .t1, • d.. w w wall Vlanow IIS Dame lt.•) 0 o- PO ewe ray. ara owe ma wilt ow' ac /a ea net y.s. malt no ma V 0 DEPRESSED SLAB PUN KEY RAN i;• en. a.n.a r m. .....�- p .•• 11•e x T •0rises 0 tila0TVt3 1. 11.11.0. d ! iI•.-.Imam._ 9/v...afEta Nat t0 a ova am.l.tl 131®..-..•.e u.. Om..P- 1vma( are nalw. t 8 NOON NAVE SCHEDULE ,asPass ma rail awn ens a sots CI ]wa Cal -sr LPL) as Cher .. CPI I.w +: CIV.w C_:lm. 1'bJw m. LWI.a Mal��.a•s.v al Cb]-s— Cal Cal).+_++ Cale. CCU.. ars see C_].+ cue... 0313 ma we Cal tw- 0.au- coon. Dap sant CRC vow s D.D an Wl- �,_-a Cho csas same Oass tl s � n,a a � R-C.s^P _r twist 0-] . cora o0n]owl a CM]_s_ 0.C1-tn. OFJ—a CT.] CN]_ m CW)-a AIM- Ct.]a-. CPO CJOO-P- CPC Nova '- CM) sac CO3 sac s U.1 sae CVOs i]A .. Calais ca.a. Isse Mail roc cos ems KEYNOTES 0 O once 03 Li ran imam ••o•• nlaaui Inmanlol••l•1N�au,Nfiiul.la�:.'.Nti!yl!Spnail• ar.e._.a sm,-... wee. wara j eft Ma fa Not._ — a . � —. ..... a-........ S=w-• • Miravr;a•.0 - a ... Ise ( rat Won. t 4--- d '.. .- n3.e.�e.� a-...... ....... cry a).s. _ 22 'WC q._.s.w ne_. .^N$eW N1'r MMP.wv a-- .f1 a.P_s....v cc tY'-L_ .tit.aa4—a. due jenrrares ape wimp en run . aWars u— . Mainusinu 01•00. WWI es..-+ ie • Ill iris nisi es ra :per �, F. ass s.- gum s ,3 uu 9-is LS 2T mass • sr •ta--.r tut91- e uaw...w_... rww •iaa®.— ja — I Arm 1-i-6i L4iJ NET PLAN a T.uctu.c Nadel 11-416 HOAG HOSPRAL SW/0 T2MM NUDHG sac .._.,4 ara MAC %PnlOCA 0 OOM NAME CHEDULE 3. 114 02.05 CMOS ymwm W. MOM at. MMOW unl® I a1.wr.wztml• moony 11» Inn Ln lmo aoe ncoot r-J-. I. Iwire s n G. I® I :di .•••wr Va I me via [a Iv I nlm..e. moms Lnr.s cry ralw L moon flat If. fas rau mn..r [to In [to 1 l won won u InI MI I.ma. . EMI m rn1.mo me l nlmmv. Ialww lwas m Ioow n lw.o 1 ....a LDn.ler.m raiw ray wee rslm f�.l loam KEYNOTES AENNEVIAUONS: le Qv fm.mm. M CI Ma Ur Mt K( T PLAN l a Inow vows Iew um Pose I a lan 3 ru I I)..1....s .. E I..• Ow as me. ON IM INluremrrr. i emvr m w.....OA.. il..nmw area �c xn:m. il...m.aru .wen... 12 Lowoo • i MM. tam x we . ma...a . -sea 4 u.'.o '�..�. A f ana 10 wwt Me OM 'A W .w. )Z m.Ks 'Jf salve.*es 13 nardrl it MI OWL sa l.wmoo ylem� u.o...o-.a.. s. ,... ..r 1A .." a...xi: ls......w.m. Na.wv ±1 U ee.e. a .e ..4 it ra..r Y. lf..n.MMO Awon, Be !9 v..s ec rw�°"•a .Irt 4 fort uc um . MOWS Ea fl law MO w......e N IT. ew..a M wm N lc r..asysovaf..+l fwe 'J Tm v w s I{ vow r. Xss airw=raw[ IS MC CV MC SOW %....>WM Mott n 'A OWN at I. M. Mt MVOS POI MOM u RERf 'a'a ix ao — i.a.v.war.... Np�.yowa — Nv.s.r.. X. ...tn P dWIC igje“ie N wre Pass Hamm •raw.. iA a.=w..amw n....s llamas o....... !l a�.a Wm.s rlvw.ay.n.a Qxa w. m..... x"..MWOLOt .. Mon( Oa Hamm. Na un %mow. ar M W. i lansomarmado 1CI tat Ww.4 Mlb• x. 'moo tam m.s 1'y3 ®u...a.m0v IN eat moss tat IN nw a w. 107m mama amr ova case u a lI w a.. �r +tea mama.. v ri)m.. o.+auc iu rem..a a� It IC E Co C . { I 74uory l0r arirlel. CD I Nadel Mddtscts lie • • • • HOAC HOSPITAL SMOKY SIMMS MDING IIAMI CMNKTNr 9i))lDAOCA IA210 M1111YAG !IANIM?Blfr V 0 1. tt PI al WI 11,01 r 11OUM NAME SCHEDULE Iprat at Moses l . b _... 000 fag ...ors Pens a l.a..f Lin IA'_m-. J® tnfi11® t gip tin fill lau.m C. asa [Jw1�.-asv 6w jar Gin Ilea r ▪ mime fart treason ✓ fa le.n...,... LM Inn.. LafT..� I U tapesm.m we Dar ea fa.l.-. CLale-m. ar_os mallb] �co. r— naJxm. ar r▪ ani. LSa le.m rau® wrap.. Clair on. [+1 Cal a LMTs••• u.u•••+_n Lre l...a noir ran. C . J /Nem rw.lMom* ono • ist ..ft* (0'1 x (*• In ma ✓ n I. rw..a Certlast Cbrieno own Oarisineet lJnJm..c ▪ b Ce 1.nx fluls LMI.. x wa La]aw cora n ileo frJv.e CI .]am vnJmop — raC� nn]aeae+ CVO sea +a+ 0" m C ▪ OT...�....a rii°'cl * op CMi� KEYNOTES Da) oral DWI _e*so ..-� LY..aa ee ae.a NIL [a•rr..� L.RIs ie nu. Me .a..L u weno<os uL 9a Sl pia scam Si see myna to aea at Nemo I. ay t? n a. I_mea r... .y rem.. .il ead teat a fa nf_t= _aaws.s at as gssoarcesx ee... Ar ' roan{ A n a_ ear aL 1 ji sv.% uL u ar 't ai intrAt .SK ulna Amen me. ate raaar M a.w teau Nr r iior i1MINT. x'Cr Owl a.lr 12 goo wren f.r/. au.sway nag ssa.a.-._a.rr Si fl= .seo.,- 1 irk =to:an tee m® i+ eru'.e'f ii7Z it wane se awsarare w. e.ar • u aa--'.a. nn. ii :... it ea .- M .w at . v it vas masa pram Pp ill uon. pet can lva ] & ....... III?? °ff.I= .._aOF or is e..euL V. u l...algum 'ma Ira+..a.>a_lr..fl .21,®r_..... }S mn- 1vr11.000 .n.. .21 Ltireanregil. fr noose re ea was. .f rlft veaa in la a. d as 129•4 OW. m e..a lif r.n.a O K}E T P L A II S i*VCfa.S 'LAM 1-13 a SCTION m Nadel �TTLIMSt 9K ". • ".7. Wan 0 • IHOAG HOSPITAL SIAORTSA`A03 Si 'Same n PUILDNG Of HMG Pill MSC MUMS SO}USOUt Et MSC MI YOefD i 2w »srwm ss eam .. :ram ... u n...w..me..sea :S let ma ik uaemo:.ams m e .i ce' ?r:r`aTZTAI....•. :A..rn. isu.wr..an.. �. .• m a..v.sr 0 :r irate u;r f•awr.ma . en acrwaa.+.+n Rw. m Sr a'a.w.� ROON NAPE SCHEDULE Ca Isms weis. man as me rano. r'im alru laws. Les jam. L a Carr.o mow Calve emw moo UwO— Ilma.aw Cww owls Lr.laa a r LA Is r..- .at...a LAU▪ wa Ca lea Cb]rs Ca]aw.ra 00.3a1 won CPUs. • nmaranr OHS a m. DMJse CA]en Gwlm. an Ca]» L'W as• Inna.r Clpwrm La]v n am® CA -Iowan 04.1 LAJ w Dean Ca] w.—r IDCw•wu CN]wwan ICAO sat Dr]aa mon Daa m anon Clans on CAD atom mesas CAO saw fa].wu Gw]m ma C]w.m Ca'lw C.LJens w]nn L]nn C++ln+ war LAOSC.Ja: aw 00.1fleensn o-u LAU enrum Cire CVO V ]mon emea ma own KEYNOTES LET PLAN i^.. tr rraa i!rz,iu.wm. n.""r...i.. at—. 11. a m ...... wrensn ASua. al 30 .. Own .. Sr : r ;.. tx+ln ram-. is PM at . Si ,met s.s m...c II :00 e an s ,t..u.....a.r.e tlea tor. mans an • ;21 m.a..rz- i II act saltset a it:.. is e saw ib was lion a. n i1RL'.'i.1r..ow etsoon mew want lw• _ mow as u�A.�yr�.e.wa .p a a.n Inane .n .s swam " ass ion :m.=mem ma - •nalc In • •IPwrww a. a41aw ;rut. WainWa )trm.o..sru •IPwL.'11�.r w us v 1sw ...wu Jj mrk'"4 A...... a rar ?^ .rr A•.w fS A.A.... ue Y.�. SLr+vwr.ra tigi.2'a"•^ fPramens 4>a=a.aw Xr..a..�w 0+ SS im. - wM.wm l3aa Sia PA.. durmnr 4.. m 5a %a wuaa+[a.] iy� n.© isou.a...aa... ra .. r..aw .;•twat a... S?a...aA w..w �. H,�.� rwrr7~ .m••.mwmm.w 3am•••••••••• •rra Rw.r „Awwsnarr rwra sem ma as 5n own or an wrlei frarr.= i3 Wiz. }ts wai �uw� 94 V lirs -.1 ',plan one 13•07.0RAStms or war nal (Nadel Maflt IM ▪ `in. A. r. A + AAA HOAG EIOSPRAI MDIIG 4•10•0▪ 0.11.0424. OW O f Pa< OK FIVEn I aA212 a,u Mac NnD ROM NAY NOAMA 0 ROOM NAME SCHEDULE Carl sea ice myen. OEMs+ ass r — CC ma IE1 s OM ®a ®__,._ oa eraser L]n rw OM ma ONO nays ®_ roc u•srt• at Y ow wax sio mute ®gym DECIng ®o ®.se roma Crease ®.. .n ag. r er CC ma et an ®w n- Ma its/a DIC1 ewe rawer IV .> I ._ rt ... r r- F.. s� I� 1 �.,, I �f AA N —_� I _ o ��� �l I 1 til I --- nnw�u_.� i �� _1 — _.. _USE — i I I_. i�R rrN mJ m.�m ;ilia r t :trait .. V Icy^,., * �M®TI����� 1 r rCIfill 7? nm nun 4 N i ! „ �� ; % ®Id_ �y fly �-I• 3 CI �Im I'll mn uitli IIIIIII !q # • _ I �� ?i � I _. .9; ! • ■ •'� r .� _m>4Nn:• a .><.I• °-QIJL��L1�K _sP3__ AIM fa C 0 ~ A n[✓�1 _ imne E-�3% © :-1 9 2 _ ®i� Jv ®y x i 'I 2 .rr a• a• il. 1 I Mie `. >., s a LS&4 ii \DA in :y.tal I. ' KEYNOTES KEY P L A M tenon. allot% K. ^CSC Oa en Etna .55 se Ltaigtrellr ... w,.m• um amps au us man atria uc man rat .' r•fras•M-r ®RLM rfltak 9CISWFBPIUr'l• M ractr Mr •^^ ass to tote A intact. Kw net icon tem cam. tun. 4r 4I -4 " itar" on mos mom saga in Iran - a i...yd...�J ®p �..V= v ....... Ca van Lt ne.AZ Or Pi at ��..290 Ian/MS • L37]T'^ �aSaP7odJ. 7 — as so caw ra•• • • • 1, Nadel Architects YIR HOAG HOSFITAL SUPPORT SDMCS M H7:mow t_ OWE RAMC TNONOCS M.MIMOM• 0 I A213 0 NOOII NAME SCHEDULE so !ems mom tip m I mom omen r,.l+... o- n . Pans LF Inn* Iln l+m C» awn Ci.1+ name r.uas C>trlwM .+ MIM Nl� m•. mleN m Lamm IwMe MI um as imam se s Dm Ci]e. est u,IRann C.Ur Catinnenti ieJeas CY aminnn COO nnn [fnum.m 1},IN LUee® rx▪ jN C1▪ +JwtN [ Mi..... cw ria..s® Cm !two mvw LJ].u. mom Em ea rrr (t• J ma non EUmaa[ m P7.em mas L.Jmea Eml mama :MI matm CMPmLai pus warns CM Ian rat arm em 11.1”ffinVarItinael OK :Inn rat • I® IATMaas Cleans nave.. KEYNOTES R E T PLAN eimi lax Ines Ca▪ w. Omer mm � J SG nal Ina& In it °umm.m vay.ma atc it/ on mip ii n.. enA °m mm ea nLass sa WC ear m. 2iRsmSIC 0 33w.as eta noinn• • m 31.e non inn xe . ielaur- m.asr N°san.-ae Om tams. m if ..cm mom am m mw.°. R.NastY.•a 31 mum am .+. N ma.v.s n°a aR M Yv'mat Yda. Ours mm w. ass z= ..mm..MO tea —a.. sr Illeallara M...mm.asf Maas N KR�m a ralMttiEtorte Re Ur if lib. id net ran *Cut Meat. sans data isin tnu:saa ;, is = ce = ._ _ M mar m M ward vwr it ma m .w O. a wawa Ina ©M ve.asevma IOIs.®3-4—easy. 1°I°arcvam°. IN a. dream owe Ir p M Ise mem own ma tread um sou Tsm mum um Ii.�..a...asa. ;On Rm. maw 1. It SP... 1itt J�lda milt..) in LK en ps II3mama' nnI l t aaZa i o.arml. T M°r.c M in ara ms.v I. Tarim R cc mm rite ma mat Ime; ;II Sara. mud Iil mme.•u iaass... ase onto. Iii =m.In crate mmE t t.ci \°I.° Nadel kdlII IX 1111YM A • HOAG HOSNEAL SUPPORT $ECN7C65 numen in i 11) 04Ong Ipaw %MOM ROCEIN4 A I A2.14 0 0 0 r ROOM NAME SCHEDULE raiati t• I .etanm art +o•a. len+e s Iron less ▪ passe L+•ems L +1® Fr!_ •• LA,j_v.. 0o▪ — CfA] cap. Cher. LA.link ,+.. La. Int cumw. s. Cw m O.J'ammo Carl mama. [a+]T.....r • ala DC ow ma rrlis sp. 030 tons CW3.a._ CSC C,fCCPC m mtw ❑sCwr CPC._ 0 aura 043 Nen 0.]_wa • _ 11 .� �u.smcs CPO sm. ✓ w]w DC_ EAU swat Ina. mars OSDO ▪ maws man C}C aa.eces 0.9 .ten OE] e % 0 -1.▪ • Lsew mt. rnllern ••_ 0.0 Dia CYi,•vOW Prise* w feel_._ D.J...so. rase 18 2 4,7 .ry It i KEYNOTES .•...a ....w... riUmtrWta cr i� >, O O• N da..._...a..a. 0 m•e 4 •Mw ...eam+..0 it. •.lane• curt me i�o. m..a •1sm IL w.m ^ Rm•r.mse •a_. Kw rs..nm _ Ifr im r.®� �^`y .i•unv.+•s._ %.... 2i_.. ••s�A$,'>E.a mT.. gD !,•r.m.c... a a..s W Alaot cwv.w i4 .--•NC(�.m� •>•a at mono., ;is at ��........ n.o':."... dam... mono it es as •j .+ am .a•.. P u• .r i:a..f Tea .lnswmnaw.,.w ,5K ..�___•aWWWWWWWSW. Ill MIL WI As I Lreijin ,. irct l,r Cwwwe 11, 4 K E T PLAN L"'"2 r rrcc •v MO a.•ucrvr• �Yr...vrnl� KEYNOTE! e ' MI ��s... c.•�..._ ri em..Mat ... IMM e.•.e. r..j )4 nm US aft Ma gab m... �--a aeSiTirj.a tl a Nadel KET PLAN ee 0 • • 0 ® 4 LETNOTEL • LET PLAN i .ere.taTa :ran ere �.......e II imp assess ow. .i rimier... IS .m in ram Imes tips M. If "Poi at VIM .10iio..IA � . ar.vcrur 4 EiNt c I, Nadel i I I A2.17 0 Q T (Nadel An:Mt In th ( •rai'�" _ 1nrrt- It 1 I 1 -f" —rill _ ue. 1 11 I III !> D il!IIII !- ! •� tl _ OSOUTH ELEVATION - Q610E BUILDING - SEGMENT A _I 4 Y r O O © O r .. •--T-- O ,. it r ® E IO it i T1a 11 1~Tr_ I --fir—�H — i — — ,,a� i'_ _- —J— _ 3 e _ A°=- ' UMW -MEd Soli iiii Wag Mil iami MN iawi'�tl I_ if_1 ? _ yew .. I . =iT a ,a < 1 _ 0 I a I-_1;. A A HOAC HOSPITAL wnatrsam MONK Y t Pat Cott tatta wawa, trO^cW t 2OSOUTN ELEVATION - OFFICE BUILDING - SEGMENT N .. a •c at-rt., nn- [ETNOTES KEY PLAN _at i ,u oo- 41 rotes. Y a•.rmnm..+, 1a __g. x I..., li ... y al a.•• �.:�. ��,.... ,.�,.�\ Tr LM•� I..r.e' m.... �• •rr,ct ,• II.0 a VCTua ,) SAIT.N3SH1� NNwS eEYABQ6 I„ • �e v' r $OG"..s av' '! N r+ 3! mwu.a..e: 31 'rararn, µ iu . r®..ac®vu. 'C v2. 1 s�•v. siw.Y....l 3D mo....• 'j ovC.r.vwv t .. .�.. 33 $22 �l it .:S+..t� .ss am...•. a..n._.> �.� r. a®..: �•�. o—a A B C in Y f3 rea-O` L: m ri :or aaa r®+...as a. - .._ar' . o ..a .O vw a arra—.a, ., •a . 4....®tr..a.... • ........... = instvw•emnesamee. s •t.- i I .••••....a is ..• • as'^'x a jr v° wee.. spa. na mOs^w s.,.••.n s.u_man I, •...eay.9 se-.>3 w.. T.C�'^^'_«N -—.— „ — • .nn ' A1O1 =1t; 3C ..._e._ is �.acn.._o is as..n......._ •3[TTlr R o� 3w u3-i+-L��LI e 1 11 SOUTH ELEVATION - PAOMG STRUCTURE - SUWON C 1N n I ISas Las m — 12 20 21 O 23 2N 25 8 8 • 13 3 -} -+ II I I :' __.. J J---------------- •13 An L 13 If R i -------------------------- Su01N ELEVATION - PARRIW STRUCTURE - SEGMENT KEYNOTES 4 m 3• [flaw lww11�� .3• 16 ti.eLcsa .p ,d.. es 4.itta mat fr IMms 31 M 3f .rr Vu+.m./mc%a.L 4 %C"•-R• 4. Crinr Y ;m .it a mV sO 3 fl it fainY ® ie. ZSI AThr 3 tM Y mwV �3 L I.et- .� �• Y Ana 700M• ..' .^^.^ Y f 'Val ss ler= Y a n :t =1.,== IM 4 '2 e.A•� 0.0) a ass ar-Lx 43 ,� m+m. con dad If lean. ascot L1�3 s r U n.+v ~mom y ..® a .gy m Ymi1... 44. atm•ny.say M •mi.mSanwa. 11 R et car 31 sv* m e .s awe. .. M .... ma A ..n. mina Po twos. 13 PIMAmar Las ea vim •2 e.m� ar - in V as E3.4.1 taus men man os. A w IM.. 73 vemesa PS Vag me+ KEY PLAN VILOLL • Ina a t•VLTVLL if • . —. I A3.02 Nadel kth scfs 1- arra HOAG HOSPITAL SUPPORT 59VIW nDITn» wear KKK cat 63E031 ',WARM 2 V sit KEYNOTES SICaaN WEST COAST !' ) HIGHWAY E 4,1 le OI EAST ELEVATION - OmCE BUILDING 4a,......,A_ HOAG DRIVE t.a ti.ar)acot Irow ._a.w 4-11 raprain��,.■ram ani_sein"MktiMa'ast'\' I HIGHWAY WEST COAST I` 1 ® n wa1.,.ao 4 -4 ne M _ HOAODNITE woo — —4 02 WEST ELEVATIOatawuOFFICE CDUIIDIHG my .,a Warr a CaI. 11 w lay i tr w it )- auaww li Waal la MC isa lama Cn• It f) m F al 3t 1 as./ i2. i .up arr i1.13 it, IS —a /.—. 12.1.1 IT Naha lionitee .a. li rnn. 1 T ntTa anal la ^ 34 31, sn tat mug +.a.tr!1 'x are aalr 'T j N .ar—a m.ws.w O e.� M Ilk .=a u as uaEw Si L .a+w. x x Oa. toli an\ la 10001.0/ MI IMO tiara. it.a pi ma 1.111 Vaf..1 4 n Po T Jaw ,rc,amost sass gym eac.—s e_nuo P. I. a®a®_a , itgaga gas a+a iT d " ! rtfltit >o U+I P inl•alm alai la PaL =uuia �e iT 7.2 fMO "Am.*, wean m at ocs — 4 — 4- RET PLAN •u•LaIS0 .u• r c1•ucTu•c KEYNOTES i emeer coesmonnala+l VEST COAST HIGHWAY L - O2 ELST ElEVID}I — PAWING SRUCTI9 A S it font nu sant...l a C IsI e.t�l'a. SE A4, �c.._a . .a...etot A.J. nl w et tart swat IS ..a. ream roe X m.0 mot tt.• Hut 11. s_ima mv.l LCs� A r actLI•rai r NI St inn me, ea Y .a X .or i4 r t n mew a Y Y nom i 1 eon soma e is =..am m„ :-. a;.i::.-a r ,L 4 m.a'ma CIam. la m..® O W ▪ MI Ian®� LI tat H a a �Aa= Olimla K OMNt M u 6 ..• n m"�.. "• ` o n a • In• a* le ow eta MS ica./ n`=tUS t s •/.+1 .. 0161 it ..m MSC PK R 0 _ nNOW _ 71 +m v asamta NEST COAST HIGHWAY HOAGORIVE _._ _.r MET ?LAM eruct L 7Luctu Lt 11.33 '1 tt ' hi I I I Ls I L— I S O-/ lI In..' L L n 0 4 II 0 t SEE SHEET A3 09 FOR DOIDONAL INFO I I 1 HOOM EIEVAOOII - OF/ICE BIIEOING - SECUOJT A 1,00I01C SOUTH 0 0 OTE SEE MEET A3 09 FOR ADDITIONAL INFO 43 L O� 1 REVA1O! - GSM MOO G - SELNFNT 9, LOOIWG SOUTH KEYNOTES ail Ea ■■ IEW ■. 0 - is n KEY RAN 3 came .a Tana Vai 1.4 env 74 awe li wig woe It sa .4 4_ a �aOliagsa R aaa. rannato• mod.. L S.4 33 Mani e77647i. u....n.u.. 37 .a .a....+.w.V-.1 34 ma.. :. •ua.••• �. as �a 7' is v 33 Y.�`-=-Yr w• F. Wes re 177777. n gag4 �iA� '1 .we.sama M Janus *OM li la/ guava 0/.1 ts ^yTN] Sa Mee luinam 2311 na.e as a-.. v wr. in Nog .a R4 •m u.4444.4... A '— V..NI aa� ` ►.C.uan :I a w it .ate a` .3 4.444tema Y 6777641676 )4 4107,64.4 w a g ilcinga V ..a-. M Is ]. +n ea sus OrrICE AI B BCD I� Nadel Archn eb c • HOAG HOSPIWA/ AROIT SEtcIQS oWNG I WNW SEINES NN c ¢IBu CO D I A3.05 O 0 V L' •. 4 r.._.._ — -- It ]A C I OM T Ttte i„i ii I 1 I I g I II 1 1 a BMW n_cam . ��-- .,=naaaniia III I L._ h�=' OI II00111 Olet00W - PAMIIRC MIXTURE - SEGfOt'C 4 I r i 1 L J n 1 I@— I 1 -J Ste MG iIJ]�I L R 20 fa IT fJ Is. L 1.1 Mt 2 Iloam E1FVAI»4 - PARKING SIRUCIUME - R011FNt-0 Liam Iowa. LETNOTES it am vs no 2 ems" no nr. Elm! 4It Shea la nt. as .11. stoat .s tic on no ono cm 4 a` nen no 3e w vow noinucltl vSIMMER c 10 s w ([Y% ti •4 Jn w j• .................. ni nm �n M] Tn man 'n no Ji + own f}r] it an mow M most so meta '11 e'. n..i ? art+naa e.n ai. y. ®n••.n b 4 r I I L L L 1.3 L no J.nna on 'M anal 3r u t an no pan on a 11- rn— A� vat wont NMawr. I. ▪ ▪ no mu no ma ou.nu 1.rw. y ec % •OPM WILL : n.w..n no ma 101. w✓cn.n 0•01100.1 I. 8,12PMY't•" 1 coat 1000000 'Man iM mn or- nn w asiJO uw mL]« nw.Yn.a.n non. To ono mom ow min, fl ac w• nono • an oam la ow n. 4 oven noon nn KEY PLAN *tried •V Praia Nadel 3a.Ycl V.- 72 HOAG DINE- — 1 000CF1CCE BUILDING — NORTH UGHT COURT (LOOKING EAST) II r)r` 1 1 ,J1 L I l l 1 M aZ11111 WEST COAST HIGHWAY WEST COAST HIGHWAY Im.r- —4 HOAG DRIVE KEYNOTES 'mans IL e. 31 wi... 4 W+.m rsea.• )A NY.te11.1 fa.. Mai 11r1 1? •€ 32 .[o.. q...M .t OS Sit x 37 .a mc4Pa ".'.ia1++•.aY a ems. 366. 33 rm..r...... sl u ...c n..u�.. �......x e�� MOMS 161/6POR IC SC S.T.tO ION Ma 1•1 6.11.16611•ma a . See ninear 636•61./.+6 C J X ICISUlaint =ratan ix 'm•�mm LJ $ w eal .10.4 v WPM 11166•ML Met .1 i3 .vy 4 mans Mal Sae. CMS, MOIL NITWIT... 6.3 • .� M 'Fa Wit=9L q. is .°m ^ 3 a �...... woman.« LYray.".. S91. raj="" h r :e.l .... ...r.a a. Y OETlC BUILD NG — SOUTH 1 NT COURT (LOOKING NORTH..avr-we Ulna i 11 f OOEEICE BUILDING — SOUTH UGHT COURT .r.m..r n,t. NET PLAN Y w. deka 60 MC 363..to 32 s ... i3 ..e a. Iton re qv •47 tI ( 13 27 r_4„, +41 ,T 0 OOOFICE BUILDING NORTH LIGHT COURT SECTION (LOOKING NORTH) 34 as II_ IN SS LL 11. `HOAG ORFE----,,` u 3 , e,n O 4.101 Ices r ao a • . ra - 4 r- �.r Nt ..dr..,, 4.4 as .w.r.. ..+ b n 4 MINS111110111111=1 quire liiiiiiiii�' •-- �1 1�S1�� rawt'ai �1 w-- 4"irL iil t . vr• � W-----F.�r-� +�• vAl�ei .�.v,�:c�i •�C!�,vi.'��E-JIi/fll��^.I3w :� 0 OFFICE BUILDING NORTH UCHT COURT PUN rantehno KEYNOTES ,i• , Coi 3' s..-. ;• n0s> re.....] A n w u I.... I.n..w. ,.` 'hr 1li .. as ram.a..�� . ;. We WO it.. is maw sot .. i F_* m...7,,x... a a o it omen m i, =tr. .sor.m4 .. s. s�m y .. m 0.43 ¥ _ ss r. o ,_ iVr'-o 4 Sane .+ men t.•.J L .+_ u +.. y Pas l3 4...4"4.4 H. COMO .. * a ANS 4 Vent 43 4, _r._1111111o1010., Oa •••••CSS ,s 0.4 11. alma Mtn Iml. 41 4.1 • 0._ s.. M • It== .4.1 grallrger L b ^•••• „1 j..... s._ .co... an 1 ova SET PLAN 1 C •TCVCTVtC I0 PLAN SC 710. r . i •••••. . _- Nadel • • • HOAG HOSM/ swear StivlaC EMIG A3.08 0 c U O 0 a • } t . o .9o? o f o� to I Nad el Mc alliMilr 4 4�- —4 III HOAG DRIVE f _._ r 1D N01114 tort COURT J J --•4 J tr. - $EEYFNI A. WMCC$SCUMOC OR[i BMOC 'mini _-•'.—_Jr WIT COURT - SWAMI A. WORM SOUTH ON . ..p IO ...v. t ��� O? O �tO ¶ O �s1 t I I S I Q1 1 ...r.� I I - r / I . . 1 III 3 I mi 3i II Ii■ aI I I uI o ., I I iirl I I I I Tit Tit Jill .._.. rill Ir.�i ill— II— Ili Mini ii uni II WSW jjI .o..m �ir.ulm II • . ON CIOCC Jr J L nom HORN war COURT - SEGMENT B. t00B16 SCUM FG MI . en mama w KEYNOTES ...Grew_._ NET PLAN .T weans a 3t .-- ii r... m a. ma ..�..sw..oem L. Email It s n .aw }T >... S )>. �a+m........n. 122,22101E q AlO6 I r. ma in smuts/ q a. w_.. i x...Aiw le was. m� .ic acts QMawa ss 'i.r" --C .. ''''' ♦ _®..:um�..+w �j, .m�.�s D w vow de @' ars .. •+w wastes.. es.. ma AI 8 O ifm ] �v so.?M vua+ f Mt .a•r. y _ _�..zw.aw ui LT �' . .�..` ..ma E— J ®ra t. K ."m^s �. _sa.r. a _e._.. m..ywuy '.�5 Q. m.__._a_ w n/1�: cream g4 ..mw ii �iv�.w.a• • �•Q.s o._ �P s.u..a CP*3 Ti e r maxi. i9 p tL.U� ..._�ir.'.��iv. ...t..w. isa• op .fi .w./.m. fa, P vm _r.a.. S �_ '....m^vi i awn. ?C w_ a _e..wwa ww T ' Boa. 'fan T• *aeon. b ma :Lac. -• W _ .Vast t ..... — p. -- s.a 4? ,v r j -& ....... slam ......... .4 wan... f� ......... w..... iteTle. I ((9� I Iin rim•• 3 SITE SECTION: WAX. BLDG. HT. AT ♦45' ABOVE WEAN SEA LEVEL 7e. 9NSa� ISO TOM vita SITELINE STUDY 1 L J CyITE SECTION• 4A%. BLOC. HT. AT ♦51' ABOVE MEAN SEA LEVEL TOUNIt ,tarPROJECT SITE i PACIFIC OCEAN VICINITY YAP Nadel I ransa Rc stir HOAC HORDE SUPPONTswas K ONG an oat AO 3SISS OA ap t OVA 'SW /MOOT POOL Cal rA S.WC fI5B10! AS MMP ea SSA 61,t 1104•12 N. fill. MOB 11 1 SOUTN ELEVATION — OFFICE BUILDING — SEGMENT A •..•ir-r m>m *•ems rn__= .d,rlctlre•S.ysw_,_ ,t>:rs1a •ma „FLr• ems_ 11 0 n 6(11,w4D.'(ti' 0 0 11•II11•1:11111 G1.'k..1 trA. .. _A L II 1 4M1 2 2 SOUTH ELEVATION — OFFICE BUILDING — SEGMENT B ye� Ma N.r-• mW [GTNOTES v worm .1• s co a me tat. M % a ,au•.am•® ^yam 9Cii . • -a ow.0 .i. 0�LIMOa•a va m.,r a.a—o lama av a, •.a'kV 4!jj. moo sort3 oCRC, • r 'I r r 10 Tir r 11 t r 3 marmama 4 •uo a wawa sr.41 vfr et*. '•F tscv v. •s 49. PI Wr .a Yw4•••••• `.". m.m,u N ,uaam .a a arc .p w,ac,. car a nelic cii•V Yi11410 ems. rr.r•,am. Pa • f®N O•—�.W ,. �®,amemRw4t 'Nadel HOAG HOSPITAL IDg; SUPPORT SEANCES DATUM FOR FINISH FLOOR ELEVATIONS INpICATED PALING 15 TAKEN WITH MEAN SEA LEVEL = 0'—Cr '•• SET PLAN 0•1a'4� Vaal a•« orrlcr 'M,a.Ct.Y/ •uI s'.ucru.L 1 • . • • - PLAN • • T 2 a I • 'T 111 •Lollo• IIROTI MICE Mac CREWS BLVABONS 2 al wit A3.01 KEYNOTES 10 If 12 t3 fA IS 4;- •1• aKa Q' iC�Ea LT. 1111111115 1 1 I t11 1t11 maiInm _ a I 1 ar=== kniisi.u.i.S .iUi.iiu c, p��_"" _'Ear ' t �'i=li�1� �1 mil'! ..—..._ 4 mg mit ow e> ar asm s � 1 SOUM HEVAHON - PARKING STRUCTURE - SEMEN C 11 20 2t 22 23 24 ; 26 2T 11 SOUR ELEVATION - MONO STRUCTURE - SECIEKT 0 las r N97L• DATUM FOR FINISH FLOOR ELEVATIONS INDICATED IS TAKEN WITH MEIN SEA LEVEL = 0'-0- KEY PLAN 4> nv.um dI, man (2> coos re ..r 0Sfe VI. +r 4> ^6 ov mil es la tact yA ws D511µ 9 ..n op Q y ..ot.,.. CSJ vp • °= )1 rrj )id mot— nimnm Zig:" fr Yt W 4 Win antes in St. — fint.— 4 W. ant .o was`^. �L ®g .a a UAW .7p oa "1{ ; gait na. SS Poet Pat Sate MS Itinael m ma —t to- VaYS_ "` �3 a 1Lk®A. OC m.a...o-e as rAt mu, ..w® V......n... N coT..o wo ma. . rot an .� m cop tombs 98LPa' •r; 'C irce SM. if van sat aa, csamnont 4 may nl fit meta. DO . 71 mvvuo P or -3. IaMr. 1/ — — Ei v INT®'°'co= eate.af.... um vvv D0A] Of FIGS f OILOI.. OTSuctnt - T s 1 ftCTIo. HOAG ALMINCESARPDKT MIN WILDING • Iran in, smutting NIGS N lVA1G6 z WEST COAST HIGHWAY scsi-1 -N'ra:—F4-4 • .� x3 s3i..�+�^ ' Q—'f:'d..-4 —.r�c,e.mrvy. —�t oSu-4 HOAG OMITS 0 EAST ELEVATION — Eimer BUILDING .u.vro-V nro fr.,,r.®. Ms HOAG DRIVE Oa fa ma3....r.. Zni ypi-Eentaim 'O yam_ — J 2 WEST ELEVATION — OFFICE BUILDING cuvn... to.. n se .au re KEYNOTES WEST COAST HIGHWAY RUE, DATUM FOR FINISH FLOOR ELEVATIONS INDICATED IS TANEN WITH MEAN SEA LEVEL = CET ?LAN uum V4 maw as 1, two. . Qi. a Va. C.c costa," Iowa u= m masa.. ip m ow •;V m sssuwO5A QYwan as • Cnds d .....e a..n....eay ......rm...wr...g toontmanau .1anu, .. sy 9r... MO sV au. ten nounm —. S . w u,44=1 =.4,CCVN• a. mows earIGL wags va ".". +y =airr ri: .i. Qt. Vi• was as nom ss[¢® 4.4. u.. woo 11• 4,1=wmintwwwA 3, wmalauswewos 4 raceway :mac ai Nners"'.1r;Ai Qe —.—' -°-... .; mww ...a ui..su.n..e .m. r awn meet wit �. ws }r mm[ —n— is. as cow ea ica i®r.m man ae n. w @':TtzeFi s"' „y .r.....,.uait x. Ionp LO 7i'RL=tt"mu wen NW ma. .!1 sm.wsru ,.— w' ml Ty - .)A Mal Cal wiry is mwe cu.am jT. maiw*OM m raw nsIZSrc mango was la Non ma Crr.et •uuei.0 k I Tux WRING stsuetest Nadel WWI Inc _-_ A A HOAG HOSPITAL 9 P01T SU 10ES aL ALCING le` .tn 'r.Cw nu' O cRCM ECM% SIMO S eT >A U A3.03 �.Y r %Ya HOAO DRIVE I WEST ELEVATION - PAINING STINICTulr WEST COACT HIGHWAY 1 1 1 I L T ELSi ELEVATION - nano STRUCTURErn iV K-10 KEYNOTES d V YS.4f_$ �J .4(----.h. WEST COAST HIGHWAY Smut. —Ar -Tar 1 . —1 — TA — F J Nadel MOM A n A n -- — —aF FOR FINISH FLOOR ELEVATIONS INDICATED' Pea WICK os EN WITH MEAN SEA LEVEL = 0'-0- y> .mow dY w 4 <D me zv.sao. A.w 0.00111a W. sr 4 met w YIP Si Ina 41 ... 3 MO=MO` QY egata. a.Me. NI. 4> LOWS. tse tatt QP m tat Ina ...neCMO. Op malt mut • ^• e3Y ma .a ," %Sias WS. kg a.) vum.mmlot OIL ... fC Ili K tannimp o.L. fl.( am cwa.. . yl 4, .r MI Ma L xjmaw u. 4 ma yamum- ea ,ym.....<�.. . .t ey .13 tar Fat st a;..a )sia LYJ Tx, m.s .... n .a.w a .1=1.T.ia ra.z., qx. Ts bang MOIll r 'St] yr a.... y gas Or ._ .oA of mom or wan pa'3 Suerag W... '19' titim..iilrr .` 30 UM fart last > A9'Waal Al .44 .$. x .....vu maw nos M Bq CND sr M MEW to EL'a M Peet OSP SAL NM MR MIL in WWWWSZOJern 4 f. 1- Atar a.Ka. Dine gat Aam MIPS "4. w- JI 0 Pa scoot ye Ma. W..'" ♦t Knit m. a.<u US. ono .sr mom ors menoryk YratrAztr ▪ .+.- o07.. awe... IHOAG HOSPITAL AMOET saws DATUM 15 TAN CET PLAN 04 pall IT` rm 4•.4 IVMI INOR . C6 s r-r-r O u 0 0 mai �a�aa aa��aaa ® 4 1I SEE SHEET AS 09 FOR {+DORIONAL INFO Lj6 •jb 1 H0N01 EIEVAIUN - OTTIGE RUING - SEGVENT A. LOOKING SOUTH NOTE: SEE ISNEET A3.09 FOR ADDITI aaaaMaani iaaaa um 1S- Eb I L J OT NXIH (MANIMN - OTFKi 9URDNG - $E0HIIT 9, 1001090 SMITH T-i-f KEYNOTES ip Ammar at me . > .a Den •1 a4n _ _ T \YJ A,. lama JY Ma 4}• sn•L la mum some �i) 1.01. NOM cot. >9m oy 0 amm.a am ;V ® 4er18J Ob oA lean • op m.Nan "'a Jy S, maws -Ta 10 am walla° Q0 OS mama raft ia ..a 41 as _ ma, .1..a Me INC% jy ma Me t .3s 13 •aw flea,. CISC jl• Mean Na atau •ab pT Tea we ma meal CNC GE amaj ...A a• mac at men set .0 memmagitt TA U54 Inn. in ina. sit 43. n ■ II NAL INFO. r Of '4 a�+ O Y~w ranyocr 4 .a,-.mmmptam jy I..c naa.a Qy ---- .l. as waseaµ. ImT Mt Hymn T :watav a• Nat am peat m asp. F1 mars 1" ,m eta: no y EbFdr io triter— eana matamm dt•v m..enmt . lua la tam am,4 ma _ mA war v a. rum .79 ,"" meatmps •n eaOM JO ail. QT Anal C1• w Nom at at am jy wm ma is Nan pa Lye Nadel AEclnieh re =— :ewM t HOAG HOSWSA SUPPORT SWAGS DATUM FOR FINISH FLOOR ELEVATIONS INDICATED KUM 15 TAKEN WITH MEAN SEA LEVEL = 0e-0' Do4 "aa NO alga KEY PLAN !YAM 41 It 04 411011 Kai Char ,TSOCIY•E SECTION I AFIORTSc Tuuc TIMM OEV WS ' sus pP-Y-V E 0 0 8 15 OS Val Y ,t it yl ,3 r r 4 nl 1 NORM ELEVATION - PARKING STRUCTURE - SEMIENT C sour inr-r .M1}tl L r~ I) a aft 1 N Nf1„If Lwycsi n itra'r.I >z I 1 Lc- I I I J J 1 -1 1 L a m J 2] 26 25 2A O 4. out na li T'1.I O L J Qt L rre & 'I (ET 2 NORM ELEVATION - PARKING STAUCNIIE - SEGYFNE0 1 n1 ..t.t r 1 t I 1 1 L L ~~ L F. L - [ETNOTEI TWOS( CI .{y _..D 64L a Mei 4. *YAP IS/ u.w.rw0 .Slay qp _rm stow n...err_c ..2..r... a .�.. w....r$ qp w'o.. .� ton o..a.ar.w.,_A1. as yy rmm.vw .µ �.�.a_ it m..�ala qw C� lad daa..wMat Qp Sat 111 TAOS iky m nes. ..i Init rIL if __ a m▪ any isq. gm Les 4.)arYar .ip _rr.. w.a[n.n want ���.� it ss ® Van/ Ino a) .oa sr•••zni as cj 5=1=a`a sr OS.®. Po a >R .orrw v..a _,r• a o .i. 1V4Y..a.iaYt. ii St=(0.G 4t —Nat 0 Ceirr$erf•v' 1X•r a W •^mr-c.- 0q r.... rarer }• qp roc a.........a,. _q. OWNER ?r es v/• Mrati ra wtever ;5 I. snags sr. new raaarce.._ a.nra .�...ar w •N .ua l.YJ. -.natl a_ qp . .—a a = >s�� ;�. ▪ .v .. _ • gip, w.r.. VD r_/ea ( R _it a}w =21.rarrtai �e i.. J/• ._ q. COOSM ...a • mmra v U. , we w his sang OWCI Q/, sago •Ei w.. .!• �. VS ...r rags .tp .: _A KIP r.~ .ip ar.e .rwr/� a .,. a ... ma Es as Ass is rmrw7'.raa[�+•ti Al.....v wrr._ qp wm ru OS .c ... tl. um.is• ma _ LET PLAN OrriCt SUP$$$$$ al•OVIV,t 0 • t C Pt.. Steil OM Nadel , „itMc r: _ A HOAG HOSPITAL ARPOIT WACO I AMM pa$4 Pia• Pa Intl. Oa IC0 Mt SOWS SC NO IOAONSC MG � F NNAQ@TJ 0 UC NS 0 N e a rw 00 A3.06 n 0 won ao• V4 T.Pomona wmw059 <. *tea Ma Ian w a y n .ate v} amm.wamna ... q wept .0. —ran osmoses 3; to ors: moor I), R3. as, ..w.� ap unman: ea ai Is.. 1 NFJ 4i room. 'P, is. •c woe i}• roommoo 14 yR• -- a. �y OFFICE BUILDING - NORTH LIGHT COURT (LOOKING AAw r u.w-rve WEST COAST HIOHWAT 1' II, bee !_ iLH11II1 iP'� ii QI J COERCE BUILDING - LIGHT COURTS (LOOKING WEu T) ..t ttr•r. CET/VOTES WEST COAST HIGHWAY NOVAS-- - SICSCHate r. ▪ --4 . I•,.,- —* 'm'a)"dc--t HOAO DRIVE 15 DATUM FORTME BOOR LEVEL INDICATED IS TAKEN WITH MEAN SEA LEVEL = 111 OHMIC BUILD NG - SOUTH LIGHT COURT (LOOKING NORTH) oat lw•.4 moos + OFFICE BUILDING - SOUTH LIGHT COURT .wee •.r.n CET PLAN <1` Qf• 6j d IT ppa maw ..m.. msnarannata. y...+• m v.ar.. ..a ul• .•a ...Ft gat .u.. a II....a;i. do .. wall vy•wa<•m.a y I$==a ,� IR m 11, m..awm... K u wax mut �I toreaboner .wv aSS ma as a so. so. i1 uses tower al 4) 6"a1I't. 1. s— a.^"1,g,a heat• i, =% •Pr • .IwVer '$ vwrl w..R+/1 a...tc ma • ma .- a moot ..t vr..s m. own IN!izzr lwnw•a^-• .ry wust •€J�la eat 11 .mw .a wa.a waww.m.. ...... o.. aea as pa OA r m.os.m.wal . orrlo• •UICr1MC STr IICTOIC TC rlt•• CC TIRG Nadel kx A 0 HOAG HOSPITAL SUPPORT SERVICES EJIDA4G o .0 ma RAMC E DP'' 0 0 'moony wwN. .oaV A3.07 U 4) 9 0 Cr.) fT •4• rat YT .N•r r.. twAi t. 4 L.'Y M AQ.. C OFFICE BUILDING NORTH LIGHT COURT SECTION (LOOKING NORTH) 0 OFFICE BUILDING NORTH LIGHT COURT PLAN s c..r..r mra LETNOTEI <il ® .w44 a:sass �> ( OH) eon ,;sass � m •;4 His Lei uTT)jj e.+ arms u4 .mlanmsLGaa (�l Dorm »L.. (s) vo.umwcv rat. R?• iaay.mov wet a4 wra vs masaoP W #7. rman set 3 .seas WS no Pa fa Ry traz= w ouse.u.v .'as 4 amai ma ig ..tw.r.,..omST Q4 HOAC DRIVE` • .4 w..mv..rv.vr� emit rasa mi tram am ;4Data.u• ^z wow . mast C .jr, eo.n aM.atw �4 F.;:: atwv.L u 4 wane Hon. di. as tan ea am —.A is r.aNA wawa. ..a wa......v[Nw.N oP twat.... He ma fa 4? Rants _r_n._w_ i.la la ran la s m 14 «rte. ..am Art. ett na oat U ru& v a• mc.nruu.ea mat SW•tocnrii0.104 VIZ A•CL Mi Cralt CM. W. SVC Pet 42 •r fad �\I J it 41 LET PI AN 011144 •UILDI $ ILAN 0 5r. VCTUat Ir_ St TIC% 1._..._......................�......J..�_.... .....®tee. mum INIIIII - p 1iiii e i , I ya. o J efe-.al. fl?T®7 ® I I 1 � ® \% t® 1 NOWT DRIVE SC 1F_f V. —y C ODIOE NULONG NORTH LIGHT COURT - SEtuENT A. LOOTING SOWN •.c.tnr-r A 1> „>t---'---- ° uuiilunil i. lulu III 1111 1Y ffi in in Ifii�iffl�iffl�lifl�iffl�111 Iff Br no JL OOOHCE mom mot KEYNOTES Q a sA wr.r.aee—. —a .ty a ty SQ otau. wit D➢A] QA unsay II Rams e re�-£N ;eu.' ENO e.c .Nmx-I' nr "wwluain of DO,D COURT - AMOR S. LOOKING SOH N anali a a • 777. • rM. 41 r moos min lull —[ yy cos .ran.09 a}• -- wvan On a as Min rigriwt— 47 =ant. saw a - Mat — aaa 1 1- D .if W..— V.—� ws lwin.woo...Cwoo..Zp las ACt a+r fa a xNn •75- wr fl%letr ' M _ tO '�— OS t- vN...0 .Ty 4, ma= ma#+er r. 53 .n T. .... TT :I.'r'0 rIEg= : MUrr. ter, (say C ltrIttt=1 Zv . r rr..—V .N—[ Si *Sea mon ..�. arm.0 N mr.uann. a .ro OI 44 4.4 ram VMe -Ma Ora PIN ea at 112 0��ew -ram.-r -r Nadel E t IWOONI n HOAG HOSPITAL NOTE. ARPOET saws DATUM FOR FINISH FLOOR ELEVATIONS -INDICATED KUM IS TAKEN WITH WEAN SEA LEVEL = O'-Q- MU "I"' KEY FLAN 1010"' artier Pant.r.NF CUII.i.. ltoVCTUOI LNDNG 4EQOIN A3.09 0 0 NEST I +#4 COAST ---� HIGHWAY NETT COAST HIGHWAY [ETNOT11 erw 6p Q „Manna..r MEI qp V W Tea: a d P (> e.* -i4 ✓ mum inn rE. s. tID us mac Past re fr ems./r. 4 . y.m MD _e It o vs fl 1 r ' Qq m Pa OM 0 0 • 1 • AO .a... ..Za 1 r-ir 3 T 1 L_ Orithowa SECTION - OFDCE sumo - stunt N sT F NOIIDWG SECTION - R Have-r-r e, 'I1 • - �'{ IOAD DRIVE -1 =)4> ,... W 'I ~ .., " y .mow / : ? I I K � E —Inc- Ed ".DI N}IIEI O. Fg ��. a nee o no yea abet a N. a Sf ew.m.v vm.s tot sr �=Eat.▪ litat of pa 1•11. IMP Fa la Lain la ;' • • w rI -ISS_41, bHOAO DNnE Fo a..1 rnup� _.mam lt+�.rny a Sow; 4 ...-k...w•...g ens Sp Pat,. unman onw <Q4 Dams POI Wotan wan maintr wan ma ••• 4 frolce'S`(4 Am au B(LI MPS K v sPO NS um.., a I t �ow 47, �'... p.os.�, 4N'FP2'o.` w �aa— 14 orinear W •= m maw ill yy .a a ensw rairanEL4 'PE' ant" r.r„ .tea. —a a as. r r JL aw pi; Ham mut • Lpy } : cue Po ea ma 47POP, PS. .,, „ IMP a_EPOS _ ATU DFOR FINISH FLOOR ELEVATIONS INDICATED 15 TANEN WITH YEAH SEA LEVEL = 0'-0- KEY PLAN OFFICE .uIL I$, r ,.0 l,a Nadel n HOAG HOSPITAL SINEDIT senas BUILDING POLS Mai la ne ..e®.•+ +_, w ao Y ING Room =: A310 0 O 0 0 VP.2: PLEASE RE -VERIFY THIS PREVIOUSLY RESOLVED ISSUE go% DMA tRecpOICOMIJr is c orAfOSr fC N1 Pt g. - AO eet -Doc titam-C— Not 4o CEP SN Y N��%MOM ftIA,sC. In order to avoid any future structures in this area (within 150 feet of West Coast Highway) from presenting an unacceptable linear mass, no single structure shall be greater than 250 linear feet in width. Additional- ly 20% of the linear frontage within 150 feet of West Coast Highway shall he open and unoccupied by bui)gs. DESIGN GUIDELINE CLARIFICATI❑NS AUGUST 28 1995 HOAG MEMORIAL HOSPITAL PHASE 1 LOWER CAMPUS SUPPORT SERVICES BUILDING CHCG ARCHITECTS A t65, • amc nnurt vs uns o • at.C.OFMaya West NOW'S, WIN¢tZVEL Mt..LE SLOPE tLE..tnt tDINGSIETBSCLC -L.== sac as PLEASE RE -VERIFY THIS PREVIOUSLY RESOLVED ISSUE SIOIALIZED EVnNT3 fog ulevif AWM-tofu pt/fPCGES, 6F 3)0 V►iLUES 031) � � : p1.ILy' T Rov-r,. E t 4 4. Lower Campus Zone, Sub -Areas A, B, C, F and G - within each sub -area no building shall exceed the height of the existing slope and conform to the range of maximum building heights indicated on the development criteria Exhibit 3. DESIGN GUIDELINE CLARIFICATI❑NS AUGUST 28 1995 HOAG MEMORIAL HOSPITAL PHASE 1 LOWER CAMPUS SUPPORT SERVICES BUILDING CHCG ARCHITECTS i� n 6k9J ZD foe fwq .'7T4kca . E11 ikLb 9 wrht Cori thin; aorin1t1 clA -PP OF WM chxy reK. LS�$WP PE A MA`srrK Pu- G ce p,4 Building Height: the vertical distance measured from the finished grade to the highest point of the structure. At all points, the height measurement shall run with the slope of the land. PLEASE RE -VERIFY THIS PREVIDUSLY RESOLVED ISSUE Grade: 1. for the purpose of determining building height: Finished - DESIGN GUIDELINE CLARIFICATIONS AUGUST 28 1995 HOAG MEMORIAL HOSPITAL PHASE 1 LOWER CAMPUS SUPPORT SERVICES BUILDING CHCG ARCHITECTS the ground level elevation which exists after any grading or other site preparation related to, or to be incorporated into, a proposed new development or alteration of existing developments. (Grades may be worked into buildings to allow for subterranean parking.) INTERPRETATI❑N 1 rs'-o" MAC The setback on West Coast Highway easterly of the hospital entry signal shall be 15 feet. INTERPRETATI❑N 21 EQUALLY VALID? 3 1 Zo 5 Rde-LiaE t€t?>AtJc of m-FcwoR Alan( dttrs Zos 92reatic Z w T tAvegiP�{tE r'4 i bereft -at -be 20' 1' In addition, vertical articulation shall be required for buildings easterly of the signal within 150 feet of the West Coast Highway frontage, as follows: DESIGN GUIDELINE CLARIFICATIONS 1st Floor: Up to 18 feet in height no additional articulation is required. AUGUST 28 1995 If the 1st floor exceeds 18 feet in height, it shall be subject to the HDAG MEMORIAL HOSPITAL articulation requirements of the 2nd Floor. PHASE 1 LOWER CAMPUS 2nd Floor (up to 32' in height): A minimum of 20% of the building SUPPORT SERVICES BUILDING frontage shall be articulated in such a manner as to result in an average CHCG ARCHITECTS 2nd floor setback of 20 feet. INTERPRETATION 1 INTERPRETATION 2: EQUALLY VALID? Psi v At UNE The setback on West Coast Highway easterly of the hospital entry signal shall be 15 feet. t6' .0-74401. 411 r/i�irsr�//l Wet to4tST }( Wtt#tO1 r 5'c 4'e,W G: gj- Vlstm of tts OPE1314Es51 AN ofa) P WN�'1 &pf-A-Gg AqttEv&S ONL.IMMW yt uc of GEAR °% dF fkC#PC-. In addition, vertical articulation shall be required for buildings easterly of the signal within 150 feet of the West Coast Highway frontage, as follows: DESIGN GUIDELINE CLARIFICATIONS 1st Floor: Up to 18 feet in height no additional articulation is required. AUGUST 28 1995 If the 1st floor exceeds 18 feet in height, it shall be subject to the HOAG MEMORIAL HOSPITAL articulation requirements of the 2nd Floor. PHASE 1 LOWER CAMPUS 2nd Floor (up to 32' in height): A minimum of 20% of the building SUPPORT SERVICES BUILDING frontage shall be articulated in such a manner as to result in an average CHCG ARCHITECTS 2nd floor setback of 20 feet. INTERPRETATION 1 i 2nd Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 20 feet. INTERPRETATION 2: EQUALLY VALID? 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 25 feet. DESIGN GUIDELINE CLARIFICATIONS AUGUST 28 1995 HOAG MEMORIAL HOSPITAL PHASE 1 LOWER CAMPUS SUPPORT SERVICES BUILDING CHCG ARCHITECTS vat SUPPORT SERVICES BUILDING HOAG MEMORIAL HOSPITAL PRESBYTERIAN NEWPORT BEACH CALIFORNIA 7/1/96 p 1 0 PLANT LEGEND PALMS =0/73NAS flP VYDSA 'NASMNIG-CNIAL SERA WEE. PNA/ :AL TOM. iA L:AA. FLOWERING ACCENT TREES IRA45.,?. TRLuxal.., iTANATREE EVERGREEN ACCENT TREES AWN* FLETLF LEI.LEUCA MANX:EATT R: RPAISEACARf^A RA•I.S kl'E'S:i MASA FMC.'EA SCMM1S WALL •RrSia•bi CCWr_Rr, TAU. SHRUBS CCNTAl4RN SELtG.w CCObJ.EavA3C05a ,Vi_aea R.GR4N TETAX YARdCA•A IF.MAAAR. CAPENSCA MEBWM SHRUBS FEA+ASETvv SET-CaLv STRF RwnLAt AF CTAE LOW SHRUBS C4 flS TRUS.FrucAN,S CAMBS. GRAM0019•4 ESCALACTACNAPAC REIaERCGLLSM'EC ES NEW. MEANDER Fr../ ,A.A. RARM�EAiS irpM'a i_LA=i >ERPERTr.i iREE El OAFO A AEE CANE TREE ClAPCA.a. AEa.ER PRSSaNF Bir PURPLE ”DPSE1.1: AREG.:EC/ LA i : _rLE:�h•A�•. 9Or.,i.w;oA tLON, atL Y�. • .^.Ar l:• a • FLOWERING VINES 90A.GAANaALEII SPEDTABAS CS/CiSBUCCtANTCRN NLSTFRN h1.4E144 GROUND Rfl EMS AAPADFTEcW5a5 MNNIRY..ICJ1Can_v: MNJRNGTCNCAAPE' R•t(LART CAEFRNGAED.FSCIi DWARF TURF TALL FFSCt1F SCx i tT:,Lc•Er vox N'tS:e9N VAAATMDNn SOO SOUTH ELEVATION SCHEMATIC LANDSCAPE PLAN SUPPORT SERVICES BUILDING HOAG MEMORIAL, HOSPITAL PRESBYTERIAN NIWPORT BEACH CALIFORNIA SCHEMATIC DESIGN APRIL 17,1997 HOAC MEMORIAL HOSPITAL PRESBYTERIAN SUPPORT SERVICES BUILDING N EW PORT BEACH, CALIFORNIA rw f ern, vn mac,, %Fes; • •fr: �ire 1. Y. ruai • Y.r.1 • Jd tanoda OWN RH ONO 1] boM1b1 ELEv . •� op *Arratcr = A2Fb4% Nt s1YA*oi C �I 51j ire„, / / / / L ® I HOAR SUPPt E HOAG ON )\ F • tEAJE III GAY I J, TA -ICE oFF- BUIL NEwPC SCAL. TNP 7,7 rMIR 43_ • II- rfi. • NOpno 1111111111 i„? a. -LTV • • 0-4 0-4 04 4 0-4 44 <t>4 04 ..joA-Ft I X NORTH UCHT COLIRT �gT FLOQRJ. 11713—?FP K E Y PLAN i REFR1GL* TOR, N.I.C. IUN1ER REFRIGERATOR. ►-LC. ft MO 39-eu*T-uP Moor +O:rcocipLac uw. OWLS 01WT. 1 WY ImiKFIE NJ.G 5$ CA4 EM1C�W110N OM. OUCT FOR COW. r1OCP i! 1ECH. DUOS. 9 . O.C. A sERs IN SRNFT StC LUC. RUNTS 7&. ERr[ SfVCC1 E TO ` ARTO* 71 soup.) [VP FROM FLOOR eaves, sU NECN. 95 COW. mu,. 114 LT. FTC.. SEE E[LC ORGS. 96• . 51r'3 IAOOCR TO ROOF' HATCH AO'. . 1 15 HANDI A&/G.AMDIR . j-AiINI.: A7. frit"- nu IY, e1.& tfl.nn. ..... • •n re a nl \AV (IVO 6%4.,u.1: nI OFFICE PARKING ^'.=:_ ^1! ...�■Ord t: ODE) • RECT. • • s L 1 t • • • • • • • • • • • • • • • 1 B.9 0 - tVOPAGI • .1! • o • ! •••••. . . I • It • 4 • -.41. 4- 4.. • ar--+• - - I -‘ 'c • t: 'T! .• •ti '; - •: • • • t • • I !.7 t• • , • • • .t,!. 4 1- - • r 4: • • ej - i. • • f'." • • • . 4 - .1' • j •••••••• PAT/0 — • -- F f :LOPE UP 14% PECEP1 (1711 9A10E . 7-z -44,1A sr AIR IT= r' .7,3-2rp KEY PLAN 20 EW. SUE REFRIGERATOR, 11 I.0 atALT-UP 400f 21 toiloot-COUNTER 114-YROGOUJOIll C 4 cr, Naar OVIRCIEr • 22, St caw. CURS 4 I ICE bakKER. N.N.C. 1 1_ 44 Alimpac ARCA- SZT 1,040SCPE OWCS A7 cry bate 56" reopiEVW001.1 CUCT FOR OW. MECH. MPS. ELEC. mrsEns SIMATT SEE StEE. rums 60 kQ,/9.F.D. mou vat su. 76 rtiMELoggiczurwroR 77. scow. !1 mom ctoon ISE1.014, SEE orc34. 78 am or CPC. DEM c cog. MA 9407 conc. 'MX. 96 *ors I.Aocen To moor HATCH mat. 97 Cow. RUED SUM mr..evt.ocuics TNT 98 Per cm. ft towel %%Li 1 14 cr. RXT. SEE ElEC. 0446`S. itinCOM,/CUARD11144. L goip5r 8 ES S. 9.11.411040 0/ . 11 7 EXISTING EOUP. IPCK. M 1 C. OFFICE PARK INC BUILDING STRUCTURE 11 i85 4.14 1,41. *4. f 4h4g • 1 1. . - 251L • ICE 2/A, 115 MIMP AP, .1140•41, 1; 2n7 CIOR -7 SU* 4{4 ....._ T-1 .._„{„ra--_.:.... , • I 8 • AM' •-•••• • L_ : _ •Srf. • 1tiL - ,.., '\:.\x:, -,- ----•iIr . ‘,{-f-fi1tr.1, .792••;••• ,.,L--- ....".7t- •'-AI.7.f.1U:4._4*_'rZJ.•T..jA_ 1. c. i_ =i- .24r..,, .nNf71„ -L4..1 .- I11 AVK LI_ --L 4 ' 1 s- •• • 51,„) 1 - • P • kt Fr' - _______ •4_ Al• • • •••• rI I - , .] ri ; ; I a 'Dill 00 _ •_ • . r- •••• r ->e• e tin • 11. r r L r 01.:1000;t:-.4000001:1001:1000.000001:)000000.000001:00000,0,00000000000P.000000000000,00 00 [Joao if 1144). 0 I30 00 . FIC1 qo 0.0 LIU 00 00 00 DE-3 00 OD 00 00 DD- 'JO 00 f-.30 . • - 61 — -o ID F.L•cri<ar MAC - Cant. s )111•P YOUNG, TUu. SUE ROTTIGEITATETT. 'taco 2 1 UNEEIT-EOUNIETT Auncouroa. odic 22. SIT CONC. tuft 23 PIANnus ATKA. SEE uTuDSCAPE Dins •24 Cm. aicr SEE WEN. DUGS.. . LOCKERS -;c6- PAPER Towa olIKNSF.A. • I • Li)! xm-xP KEY PL AN 1." - - t--1--1-- 39. sucr-uP 40 h IsbizOrptai*Julair Med. 4 *max 11.1.c. 4.1,Z. SAM N.LE 43. COCRETE PAVER 44 oorNsPovi PER MOOG. DIMS. 45.• STANDPIPE 95. cunt wpm . co ELEC IUSERS AT SWF! 77,--.. !at/Ct IW TOW FLOOR MOTT SEE Iwo& 98 *RR'S wax TCs mw o Kax: ioumow_ - .11: 54 eamoxvincooL Y. FiXt . SEE Ea.C. 7.03.ka. '.1 60, itsmtahnza nom AliChtE 76 EDGE Or =NG. KAN • .... . 97: coNc. MUD STJ TRERDAANDIN,os rip. 116 EF S. 0/ 54:orir SWATHING o/ .61. Putout moo imoot coma. rs.k. - 72 CtAititia Cu4. liiR writ' 98 PIPE COL se mAsofore tofu 1 17 ammo E. /um Aix. 62 .at- (*Arm ovIR SHArt . ,. elt: SICTOS t. PAINTED CMG. GuARDAm. 99 mono Gt.12040 At enwcalow RU. 118 Nevesuicoa num. smog 83., norgitziLOIN. DUCT MN IV PIPE 1301.11P0 Pa .. VAR.° r K/G NOT USED ..1 !9 LT. mum,, sa azic. MM. •82.. Dm_ pou ix10,.. ,LTiciretzt Ducs. -. 10 I uartwoc Runic 0E6( comma 64 Marrs Licr:Tco cis p.i.gtit ri,mric i 20 sm.. ceNcer srAucnor I Omit . cow. OFFICE BUILDING PARKING STRUCTURE it.•1 ..1. ‘i... I I 1 I I I p 4 . ' e''i';'.74,.:':.-Z1 E8 X.C. Nu roNA ID SACKING, 2O Pull sat ciiw 1. N.IC. 21 uN at..-c *nt irpwGUeAga. N.C. 23• rum** sfii;,Lociscoj ores 24 EXN. our► sec Naar. coos 21) Lacy'!" ftoN 5a. M..r. I...,• .:....,. .... .1.1. 1iN ;immiit err ; �. S9 moat -to moor 1p o are. omvs GAN( 41}-fcL iataut K►C. 42. smri, WIC. 4 ` CCAKAD[ PAICt 7 OA; o9lwPocrr PEtt Pusan_ coca. • 58 nommool. ros COW .si. ELi C PI* V E&•'S" . ;6 i• P ' 1 I orwr ur i . Pal sn. aar tc. vac sr«rs GA3 rwal.:.. r.. ��..•.._ — - Ef ry -r ENV roTu L.God "VOA e 3 14) FL-C1-. �s•'noIPAUUC K TO aswoR 77. wcNo ?Pro 'Rm.! r1Aou micro la tccN -71S•c000 co. cos ar.oN, s< Oa.pmt Aplr • • 81 • s! DM P.+E mollANO .c t a/N of sum wN_ • 94 m1 c: ague •9 9✓: UaCSR Ta. moor Nam mow. Cone map stow rao.ac rilicSics rn 9e roc COL « wsoMtr nvi 94t • ?Lamm curio wt maoiCtlDN Ntr. ' ' 114 LY. ma.• SEE 0.1C. CUM .:113 wtwataicu+rmb‘a CA:ai►1 :i I Q su&°rRoorrc • xIW) 0/o/ t i 7 MR ANG cow.. Iva, Ate. et. 1wMl.UfloR .M4 rill! O r r I C E BUILDING 'PARKING STRUCT,U.RE 1 4 s. EV. >t� • 1:4 KEYNOTES STAR. /2 o/ 1LR'1:? a;NC Efi '7£ • Amu GAIHt A1.Y:r .c:cr PC. :v STAR /• .0;Clu117E CRS t, ,711-. Tr-7 r { �4 t I :{1:I.t;; 1.tt tt� tit 11 I ,m 1 ;1 { X71 J3iRX ' x7t3-3FP K E Y P L AN I OW1 11Nt PARTiT1011 2 PUEUC nitrt4cotE. N.LC. E11L1n1C 1MTFR COOLER SCE t1U11/1G MKS 2a' /1R1 San INEFIIIIGERATOk NIC. 1' ;NW -0011►AER W tXM1O& wJ.C. 22 6'N co..0GAD 39 outt-v woos • Aft, MOO- SEL PUPItS. D S Ma; 4 ( ICE MAKER. $.LC. ' F oOl ET. FOIR CCrrt' . 4 r _sasainoNs "trt 9 COT C /wuc. .114 L.S. rnrl_ SEE ELEC. E1DC lTPS SO Shirr > SOU Mop lipid/LOON 1�A.. SEE I Q( 96 i11r•'s u00ER TO 'moorwend+ A/t7♦S. :1 15 /fit t. A1±(r I sp 5[E [LEC rubs /� RD roPUIY 1. ca P 1 A�4 E or C • KM97. CCFEc FULD STAIR 1READ�IAI CS Tv. .1 t 6 5'Sri Si"R sNembesa O/ OFFICE PARKING D U 1 L D I N G STRUCTURE RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM NOV 0 7 1995 PM 71819110111112111212141516 SUPPORT SERVICES BUILDING MITIGATION MONITORING PROGRAM HOAG HOSPITAL MASTER. PLAN PROJECT: SUPPORT SERVICES BUILDING APPLICABILITY OF MITIGATION MEASURES Date: May 1995 Applies N/A Applies N/A 1 X 23 X 2 X 24 X 3 X 25 X 4 X 26 X 5 X 27 X 6 X 28 X 7 X 29 X 8 X 30 X 9 X 31 X 10 X 32 X 11 X 33 X 12 X 34 X 13 X 35 X 14 X 36 X 15 X 37 X 16 X 38 X 17 X 39 X 18 X 40 X 19 X 41 X 20 X 42 X 21 X 43 X 22 X 44 X Anolies N/A Applies N/A 45 X 69 X 46 X 70 X 47 X 71 X 48 X 72 X 49 X 73 X 50 X 74 X 51 X 75 X 52 X 76 X 53 X 77 X 54 X 78 X 55 X 79 X 56 X 80 X 57 X 81 X 58 X 82 X 59 X 83 X 60 X 84 • X 61 X 85 X 62 X 86 X 63 X 87 X 64 X 88 X 65 X 89 X 66 X 90 X 67 X 91 X 68 X '92 X Applies N/A Applies N/A 93 X 117 X 94 X 118 X 95 X - 119 X 96 X 120 X 97 X 121 X 98 X 122 X 99 X 123 X 100 X 101 X 102 • X 103 X 104 X 105 X 106 X 107 X 108 X 109 X 110 X 111 X 112 X 113 X 114 X 115 X 118 X L HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 1 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of a grading permit, the project sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plans shall incorporate the recommendations of a soil engineer and an engineeringgeologist, subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans shall be furnished to the Building Department by the project sponsor. Standard For Compliance: Shown on approved grading plans: permanent reproducible copies to be provided at project completion Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONTTORING Project: Support Services Building Mitigation Measure: 3 Timing For Completion: Prior to the Issuance of Each GradinwPermit Text of Mitigation Measure: Prior to the issuance of a grading permit, the project sponsor shall provide to the Citv of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineer geologist. This report shall also identify construction excavation techniques which ensure no damage and minimize disturbance to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. Standard For Compliance: Approved soil and geologic report Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 4 Timing For Completion: Prior to Issuance of Each Building Permit Text of Mitigation Measure: Prior to the completion of the final design phase, the project sponsor shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed to the seismic standards applicable -to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. Standard For Compliance: Shown on approved building plans Compliance: _ City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 5 Timing For Completion: Prior to the Issuance of Each Grading and/or Building Permit_ Text of Mitigation Measure: Prior to the issuance of grading or building permits for each phase of development, the Building Department shall ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of Master Plan and Environmental Impact Report, Hoag Memorial Hospital Presbyterian Campus, 301 Newport Boulevard, Newport, California" as prepared by LeRoy Crandall Associates, June, 1989, and in the report prepared pursuant to Mitigation Measure 3, are followed. Standard For Compliance: Shown on approved grading plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 6 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Prior to the issuance of a grading permit, the project sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivitv. The site evaluation shall be designed to address soils to at Least the depth to which excavation is planned. At a minimum, at least one sample from each soil type should be evaluated. Appropriate personnel protection shall be worn by field personnel during the field evaluation. In the event soils are found to be corrosive, the source and extent of the corrosive soils shall be determined, and all buildings and infrastructure shall be designed to control the potential impact of corrosive soils over time. Standard For Compliance: Approved soil corrosivitv report Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: ti HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 7 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall also be undertaken, concluding with the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes the corrosive soils conditions could adversely impact normal construction materials or the materials used for the mitigation of subsurface gas conditions. For example. there are many elastomers and plastics, like PVC, which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. Standard For Compliance: Approved soils and construction material compatibility evaluation Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 9 Timing For Completion: Prior to the Issuance of Each Grading Permit (plan completion); Ongoing During Grading (plan implementation) Text of Mitigation Measure: Prior to issuance of grading permits, the project sponsor shall ensure that a construction erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: the replanting of exposed slopes within 30 days after grading or as required by the City Engineer: the use of sandbags to slow the velocity of or divert stormflows• the limiting of grading to the non -rainy season. The project sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Buildine_Department. Standard For Compliance: Shown (construction erosion control plan) on approved grading plans; documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 10 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of grading permits, the project sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Department of Parks, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The project sponsor shall install landscaping in strict compliance with the approved plan. Standard For Compliance: Approved landscape plan Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONTTORING Project: Support Services Building Mitigation Measure: 12 Timing For Completion: Prior to Issuance of Each Grading Permit Text of Mitigation Measure: Upon completion of final building construction plans, and prior to the issuance of a grading permit for each phase of development, the Project Sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shall submit a report to the City of Newport Beach Building Department for approval, verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. A copy of this report shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Remon. Standard For Compliance: Approved site hydrological analysis; submit report to RWOCB Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 13 Timing For Completion: Prior to Issuance of Each Building Permit Text of Mitigation Measure: Prior to the completion of final construction plans, the Project Sponsor shall submit a comprehensive geotechnical/hydrologic study to the City of Newport Beach Building Department, which includes data on groundwater. This study shall also determine the necessity for a construction dewatering program and subdrain system. Standard For Compliance: Approved geotechnical/hydrologic studv Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 14 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to the completion of final building construction plans for each phase of Lower Campus development. the project sponsor shall submit an application to the Regional Water Oualitv Control Board for an NPDES permit if a construction dewatering or subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures. Also, if dewatering is required by RWOCB, the project sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Ouality Control Board Santa Ana Region. The results of this testing will assist in determining the specifications for the NPDES permit. The project sponsor shall strictly comply with all conditions of any NPDES Permit. Standard For Compliance: Obtain NPDES permit, if required: perform groundwater sampling and analysis, if required Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 21 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of a_grading permit, an Orange County certified archaeologist shall be retained to, and shall, monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference, at which time monitoring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment. and possible salvage, of unearthed cultural material. Standard For Compliance: Submittal of letter of authorization for certified archaeologist_ Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 22 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established. including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. Standard For Compliance: Submittal of letter of authorization for certified paleontologist_ Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 24 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification. adoption of the Master Plan, adoption of the Planned Community Development Plan and District Regulations, approval of a Development Agreement, approval of a zone change to Planned Community District,�arading permits. and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. Standard For Compliance: Incorporated into approved grading plans/building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 26 Timing For Completion: Prior to Issuance of Each Building Permit for Phase I Text of Mitigation Measure: Prior to issuance of building permits for Phase 1 of the project, the Project Sponsor shall conduct a project trip generation study which shall be reviewed and approved bv the City Traffic Engineer. This study shall determine if the traffic to be generated bv existing plus Phase 1 development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase 1 development will generate more than 1.338 PM peak hour trips. the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1,338. Standard For Compliance: Approved trip generation study (note: Development Agreement specifies that this study required only "if Hoag proposes a land use other than specified in the approved Traffic Study") Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 29 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: The project shall comply with the City of Newport Beach Transportation Demand Management Ordinance approved by the City Council pursuant to the County's Congestion Management Plan. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 30 Timing For Completion: Not Specified Text of Mitigation Measure: In order to ensure accessibility to the available transit services for employees, visitors and patrons of the Hospital, the following transit amenities shall be incorporated into the Master Plan project: Bus turnouts shall be installed if, and as required. by the Citv Traffic Engineer at all current bus stop locations adjacent to the project site. Bus turnouts shall be installed in accordance with standard design guidelines as indicated in OCTD's Design Guidelines for Bus Facilities. Standard For Compliance: Provision of bus turnouts, if required Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 33 Timing For Completion: Prior to the Issuance of Each Grading Permit (plan preparation). Prior to the Issuance of Each Building Permit (site plan incorporation of measures) Text of Mitigation Measure: Prior to the issuance of precise grading permits for the phase of Master Plan development that includes new, or modifications to existing, internal roadways (other than service roads), the project sponsor will prepare an internal, circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. Standard For Compliance: Approved internal circulation plan (grading permit): Shown on approved building plans (site plan measures) Compliance: Citv of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 36 Timing For Completion: Prior to the Issuance of Each Grading or Building Permit Text of Mitigation Measure: Prior to issuance of grading and building permits for each -phase of development. the project sponsor shall provide evidence for verification by the Planning Department that the necessary permits have been obtained from the SCAOMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in that phase. If the new emissions, when added to existing project emissions could resulting impacts not previously considered or significantly change the land use impact, appropriate CEOA documentation shall be prepared prior to issuance of any permits for that phase of development. Each subsequent air quality analysis shall be reviewed and approved by the SCAOMD. Standard For Compliance: Obtain AOMD permits applications and submit air quality analysis, if required (Note: permit applications only will be submitted prior to issuance of each grading or building permit, as SCAOMD does not issue actual permits until after equipment is installed) Compliance: Citv of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 37 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: Prior to the issuance of grading and building permits for each phase of development, the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 38 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: Prior to issuance of grading and building permits for each phase of Master Plan development, the project sponsor shall provide evidence that site plans incorporate the site development requirements of Ordinance No. 91-16, as appropriate, to the Traffic Engineering Division and Planning Department for review and Planning Commission approval. Requirements outlined in the Ordinance include: (1) A minimum of five percent of the provided parking at new facilities shall be reserved for carpools. These parking places shall be located near the employee entrance or at other preferential locations; (2) A minimum of two bicycle lockers per 100 employees shall be provided. Additional lockers shall be provided at such time as demand warrants; (3) A minimum of one shower and two lockers shall be provided; (4) Information of transportation alternatives shall be provided to all employees; (5) A rideshare vehicle loading area shall be designated in the parking area; (6) The design of all parking facilities shall incorporate provisions for access and parking of vanpool vehicles; and (7) Bus stop improvements shall be required for developments located along arterials where public transit exists or is anticipated to exist within five years. The exact number of each of the above facilities within each phase of the Master Plan shall be determined by the City during review of grading and building permit applications for each phase. The types and numbers of facilities required for each phase will reflect the content of the Ordinance at the time that a permit application is deemed complete by the Planning Department. 4110. Standard For Compliance: Incorporate TDM site development requirements in approved grading/building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 39 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: If noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL, the project sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall, berm, or combination walllberm) is the most common way of alleviating traffic noise impacts. Standard For Compliance: Approved acoustical study: noise attenuation measures shown on approved building plans, as required Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 40 Timing For Completion: Prior to the Issuance of Certificate of Occupancy Text of Mitigation Measure: Prior to occupancy of Master Plan facilities, interior noise levels shall be monitored to ensure that on -site interior noise levels are below 45 CNEL. If levels exceed 45 CNEL. mitigation such as window modifications shall be implemented to reduce noise to acceptable levels. Standard For Compliance: Approved acoustical study; incorporate noise attenuation measures, as required Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 43 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: Prior to issuance of grading and building permits, the project sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement within the overall Master Plan. This plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches and Recreation Department and approval by the Planning Department and Public Works Department. Standard For Compliance: Approved landscape and irrigation plan Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 45 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permit, the project sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 46 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof top of anv structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with building materials. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 48 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit for any lower campus structure, the project sponsor shall prepare a study of each proposed building project to assure conformance with the EIR view impact analysis and the PCDP and District Regulations, to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan development. This analysis shall be submitted to and approved by the City Planning Department. Standard For Compliance: Approved view impact analysis in conformance with PCDP and District Regulations Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 49 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: In the event that hazardous waste is discovered during site preparation or construction, the project sponsor shall ensure that the identified hazardous waste and/or hazardous materials are handles and disposed in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5), standards established by the California Department of Health Services, Office of Statewide Health Planning and Development, and according to the requirements of the California Administrative Code, Title 30, Chapter 22. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions and subsequent handling and disposal of any identified hazardous wastes/materials in accordance with regulations, if required Compliance: Citv of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 51 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: To further determine the source of the gas on the Lower Campus site, prior to issuance of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples to samples taken from the Hoag gas collection wells prior to site grading and construction. Standard For Compliance: Approved report documenting gas samples results Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 52 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: A soil gas sampling and monitoring program shall include methane and hydrogen sulfide gas. Samples shall be taken just below the surface, at depth intervals within the removal zone, and at a depth below the depth of actual disturbance. (The individual(s) performing this initial study may be at risk of exposure to significant - and possibly lethal - does of hydrogen sulfide, and shall be appropriately protected as required.) Standard For Compliance: Approved soil gas sampling and monitoring report/program_ Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 53 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: A site safety plan shall be developed that addresses the risks associated with exposures to methane and hydrogen sulfide. Each individual taking part in the sampling and monitorina program shall receive training on the potential hazards and on proper personal protective equipment. This training shall be at least at the level required by CFR 2910.120. Standard For Compliance: Approved site safety plan Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 54 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: If the analysis of the initial soil gas samples show unacceptable levels of hazardous constituents that have the potential to pose a health risk during construction activities. additional gas collection wells shall be drilled to contain and collect the gas. Standard For Compliance: Approved gas collection well report, if required Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 55 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: Continuous monitoring for methane and hydrogen sulfide shall be conducted during the disturbance of the soils and during any construction activities that may result in an increase in the seepage of the gases. The project sponsor shall maintain a continuous monitor in the immediate vicinity of the excavation, and a personal monitor, with an alarm, shall be worn by each worker with a potential for exposure. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 62 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: A study of the concentration of potential hazardous constituents shall be conducted prior to initiation of the project to characterize the wastewater and any risks it may pose to human health prior to development. A stormwater pollution prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for Storm Water Discharges Associated with Construction Activity and shall comply with all the provisions of the permit, including, but not limited to, the development of the SWPPP. the development and implementation of Best Management Practices, implementation of erosion control measures, the monitoring program requirements, and post construction monitoring of the system. Standard For Compliance: Submit NOI to State Water Resources Control Board: prepare/ implement SWPPP Compliance: Citv of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 64 Timing For Completion: Prior to the Issuance of Each Grading or Building Permit Text of Mitigation Measure: Prior to the issuance of grading or building permits, the project sponsor shall evaluate all existing vent systems located on the lower campus and submit this data to the City Building and Fire Departments, the State Department of Conservation, Division of Oil and Gas, and the Southern California Air Ouality Management District for comment. Additionally, any proposed new passive vents shall be evaluated by these agencies prior to the issuance of grading or building permits. If the vents are emitting detectable levels of hydrogen sulfide and/or toxins, the emitted gases must be treated prior to discharge in a manner acceptable to these agencies. Standard For Compliance: Approved evaluation of all existing vent systems Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 66 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Before the issuance of building permits, the project sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a manned remote location have been provided in building designs. This monitoring equipment must be the best available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 68 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage, based on the recommendations of a geotechnical engineer. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 69 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing gas collection system. Standard For Compliance: Approved gas test study: implement recommendations, as required Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 70 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach, indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the foundation. Riser type vents will be attached to light standards and buildings high points. Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geotechnical firm shall be retained to design such systems. Standard For Compliance: Shown on approved grading and building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 71 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All materials of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gases. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 72 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane gas sensors. Such sensors will be installed in areas of likely accumulation, such as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can be tied into fire alarm systems for 24 hour surveillance. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 73 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the buildings' central air conditioning system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 74 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: During construction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally, construction contractors shall be required to have a health and safety plan that includes procedures for worker/site safety for methane. If dangerous levels of methane are discovered, construction in the vicinity shall stop, the City of Newport Beach Fire Department shall be notified and appropriate procedures followed in order to contain the methane to acceptable and safe levels. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions (Note: contractor/subcontractor will utilize site safety plan required in mitigation measure #581 Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 82 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department. City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. Standard For Compliance: Shown on approved building plans; documented in contractor/ subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MI LIGATION MONITORING Project: Support Services Building Mitigation Measure: 83 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Before the issuance of building permits, the project sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous Materials and Waste Management Plan and its Infectious Control Manual have been modified to include procedures to minimize the potential impacts of emissions from the handling, storage, hauling and destruction of these materials, and that the project sponsor has submitted the modified plans to the City of Newport Beach, Fire Prevention Department, and the Orange County Health Care Agency, as required by the Infections Waste Act and AB2185/2187. Standard For Compliance: Approved revised Hazardous Materials and Waste Management Plan and Infectious Control Manual. if required Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 85 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: To the satisfaction of the City building official, the Project Sponsor shall expand existing hazardous infectious, radiological disposal facilities to add additional storage areas as necessary to accommodate the additional waste to be generated by the expanded facilities. Standard For Compliance: Shown on approved building plans, if required Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 86 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The Project Sponsor shall provide evidence to the Planning Director that measures to ensure implementation and continued compliance with all applicable SCAOMD Air Toxic Rules, Specifically Rules 1401, 1403, 1405 and 1415, are being carried out. Standard For Compliance: Obtain annual permit from the SCAOMD for regulated commercial equipment (see Mitigation Measure No. 36), as required. The above air toxic rules are addressed through the SCAOMD permit process for regulated commercial equipment Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 87 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: The project sponsor shall submit plans to the City Building Department verifying that all roadways associated with the development of the Master Plan will be paved early in the project, as a part of Phase I Master Plan development construction activities. Standard For Compliance: Shown on approved buildingplans Compliance: City of' Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 88 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: The project sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures which may include: High efficiency cooling/absorption units; thermal storage and ceramic cooling towers; cogeneration capabilities; high efficiency water heaters• enerey efficient glazing systems• appropriate off -hour heating/cooling/lightine controls; time clocks and photovoltaic cells for lighting controls; efficient insulation systems light colored roof and building exteriors; PL lighting and fluorescent lighting systems; motion detector lighting controls; natural interior lighting (skylights, clerestories); and solar orientation, earth berming and landscaping. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 89 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: The project sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible._ Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 91 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to the issuance of grading permits. emergency fire access to the site shall be approved by the City Public Works and Fire Departments. Standard For Compliance: Shown on approved grading plans Compliance: Citv of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 92 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to the issuance of buildinj permits, the project sponsor shall demonstrate that final design of the project shall provide for the incorporation of water -saving devices for project lavatories and other water -using facilities. The project sponsor will also comply with any other City adopted water conservation policies. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 93 Timing For Completion: Prior to Issuance of Each Grading Permit Text of' Mitigation Measure: Prior to issuance of grading permits, a master plan of water and sewer facilities shall be prepared for the site. The Project Sponsor sahll verify the adequacy of existing water and sewer facilities and construct anv modifications or facilities necessitated by the proposed project development. Standard For Compliance: Approved master plan of water and sewer facilities Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 94 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to the issuance of building permits, the project sponsor shall demonstrate, to the satisfaction of the City Fire Department, that all buildings shall be equipped with fire suppression systems. Standard For Compliance: Shown on approved building_plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 95 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of building permits, the project sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding in the project site shall be designated as fire lanes, and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 96 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit, the project sponsor shall demonstrate to the Citv that the thermal integrity of new buildings are improved with automated time clocks or occupant sensors to reduce the thermal load. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 97 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit, the project sponsor shall demonstrate to the City that window glazing, wall insulation, and efficient ventilation methods have been incorporated into building designs. Standard For Compliance: Shown on approved building plans Compliance: Citv of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 98 Timing For Completion: Prior to the Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit, the project sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water heater, cooking equipment, refrigerators, furnaces and boiler units. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MIUGATION MONITORING Project: Support Services Building Mitigation Measure: 99 Timing For Completion: Prior to Issuance of Each Building Permit Text of Mitigation Measure: Prior to issuance of a building permit, the Project Sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. Standard For Compliance: Shown on approved building plans Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 100 Timing For Completion: Prior to the 'Issuance of Each Grading Permit Text of Mitigation Measure: The project sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported off site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. Standard For Compliance: Approved disposal location Compliance: Citv of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 101 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: In conjunction with the application for a grading permit, the project sponsor shall submit a construction phasing and traffic control plan for each phase of development. This plan would identify the estimated number of truck trips and measures to assist truck trips and truck movement in and out of the local street system (i.e., flagmen, signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak hours, extending the construction period and reducing the number of pieces of equipment used simultaneously. The plan will be reviewed and approved by the City Traffic Engineer prior to issuance of the grading permit. Standard For Compliance: Approved construction phasing and traffic controlplan Compliance: Citv of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 102 Timing For Completion: Prior to Issuance of Each Grading Permit Text of Mitigation Measure: The Project Sponsor shall ensure that all haul routes for import or export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such routes shall be included in the above construction traffic plan. Standard For Compliance: Approved haul routes Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 103 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The project sponsor shall provide advance written notice of temporary traffic disruptions to affected areas, businesses and the public. This notice shall be provided at least two weeks prior to disruptions. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 104 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The Project Sponsor shall ensure that construction activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited between June 1 and September 1 to avoid traffic conflicts with beach and tourist traffic. At all other times, such activities shall be limited to 25 truck (i.e.. multiple axle vehicle) trips per hour unless otherwise approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be applied if traffic congestion problems arise. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 105 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The Project Sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material Toss during transit. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 106 Timing For Completion: Prior to the Issuance of Each Grading Permit: Ongoing During Site Preparation and Grading Text of Mitigation Measure: Project sponsor shall ensure that all project related grading shall be performed in accordance with the City of Newport Beach Grading Ordinance which contains procedures and requirements relative to dust control, erosion and siltation control, noise. and other grading related activities. Standard For Compliance: Shown on approved grading plans; documented in contractor/ subcontractor supplemental general conditions. Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 107 Timing For Completion: Prior to the Issuance of Each Grading Permit Text of Mitigation Measure: Prior to issuance ofgradingermits the project sponsor shall demonstrate compliance with SCAOMD Rule 403 which will require watering during the morning and evening prior to or after earth moving operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAOMD approved chemical stabilizers should be spread on construction sites or unpaved areas. Additional measures to control fugitive dust include street sweeping of roads used by construction vehicles, reduction of speeds on all unpaved roads to 15 miles per hours, suspension of operations during first and second stage smog alerts, and wheel washing before construction vehicles leave the site. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN _ MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 108 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: Prior to issuance of any grading and building permit, the project sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing and transit incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. Standard For Compliance: Approved trip reduction plan Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 109 Timing For Completion: Prior to the Issuance of a Grading Permit Text of Mitigation Measure: Prior to issuance of a grading permit for each phase of construction, the project sponsor shall submit an analysis to the City Building Department that documents the criteria emissions factors for all stationary equipment to be used during that phase of construction. The analysis shall utilize emission factors contained in the applicable SCAOMD Handbook. The analysis shall also be submitted to the City of Newport Beach Planning Department for review and approval. Standard For Compliance: Approved criteria emission factors based on SCAOMD Handbook Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 110 Timing For Completion: Prior to the Issuance of Each Grading and Building Permit Text of Mitigation Measure: The project sponsor shall ensure that low emission mobile and stationary equipment is utilized during construction, and low sulfur fuel is utilized in stationary equipment, when available. Evidence of this fact shall be provided to the City of Newport Beach prior to issuance of any grading or building permit. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 111 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The project sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained mufflers and kept in proper tune. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HOAG HOSPITAL MASTER PLAN MITIGATION MONITORING Project: Support Services Building Mitigation Measure: 112 Timing For Completion: Ongoing During Site Preparation and Construction Text of Mitigation Measure: The project sponsor shall ensure that construction activities are conducted in accordance with Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:00 p.m. on weekdays, and 8:00 a.m. to 6:00 p.m. on Saturdays. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner that produces loud noise that disturbs, or could disturb, a persons of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. Standard For Compliance: Documented in contractor/subcontractor supplemental general conditions Compliance: City of Newport Beach Verification Approved on: Approved by: Signature: HO• HOSPITAL SUPPORT SERVICES• SQUARE FOOTAGES Sheet A1.03A Conference Level Office Gross 16,284.40 sq.ft. Entitlement Gross 14,737.54 sq.ft. (includes 815.00 sq.ft. admin) P-4 Parking 25,651.33 Gross sq.ft. 25,274.50 Entitlement sq.ft. P-3 Parking 25,713.19 Gross sq.ft. 25,033.70 Entitlement sq.ft. First Floor Plan P-2 Parking Office Gross 21,008.06 sq.ft. 25,845.64 Gross sq.ft. Entitlement 20,045.97 sq.ft. 25,028.07 Entitlement sq.ft. (includes 1,502.00 sq.ft. of support) Sheet A1.04A Second floor P-1 Parlcing Office 25,117.90 sq.ft. 26,211.71 Gross sq.ft. Entitlement 23,877.36 sq.ft. 25,521.21 Entitlement sq.ft. (includes 6,594.00 sq.ft. of support) Third Floor Roof Parking Gross 24,106.77 sq.ft. 25,763.62 Gross sq.ft. Entitlement 22,923.91 sq.ft. 25,176.45 Entitlement sq.ft. (includes 7,725.00 sq.ft. of support) Gross Conference Level 16,284.40 sq.ft. First Floor 21,008.06 sq.ft. Second Floor 25,117.90 sq.ft. Third Floor 24,106.77 sq.ft. Total: 86,517.13 sq.ft. Entitlement Gross 14,737.54 sq.ft. 20,045.97 sq.ft. 23,877.36 sq.ft. 22,923.91 sq.ft. 81,584.78 sq.ft. . • 1 Parking P4 25,651.33 sq.ft. 25,274.50 sq.ft. P3 25,713.19 sq.ft. 25,033.70 sq.ft. P2 25,845.64 sq.ft. 25,028.07 sq.ft. P1 26,211.71 sq.ft. 25,521.21 sq.ft. Total: 103,421.87 sq.ft. 100,857.48 sq.ft. Roof Top (not included) 25,763.62 sq.ft. 25,176.45 sq.ft. Square Footage By Use Entitlement Conference Level Office 13,922.53 sq.ft. 16,284.40 sq.ft. Admin. 815.00 sq.ft. Total: 14,737.54 sq.ft. Entitlement First Floor Office 18,543.97 sq.ft. Support 1,502.00 sq.ft. 20,045.97 sq.ft. Second Floor Office 17,283.36 sq.ft. Support 6,594.00 sq.ft. 23,877.36 sq.ft. Third Floor Office 15,198.91 sq.ft. Support 7 725.00 sq.ft. 22,923.91 sq.ft. Office 18,543.97 sq.ft. 17,283.36 sq.ft. 15,198.91 sq.ft. 51,026.25 sq.ft. Support 1,502.00 sq.ft. 6,594.00 sq.ft. 7 725.00 sq.ft. 15,821.00 sq.ft. Parking P4 25,274.50 sq.ft. P3 25,033.70 sq.ft. P2 25,028.07 sq.ft. P1 25,521.21 sq.ft. Total: 100,857.48 sq.ft. Office: Support: Parking: Total: Fees Conference Office: 51,026.24 sq.ft. 15,821.00 sq.ft. 100,857.48 sq.ft. 167,704.72 sq.ft. 16,284.40 First Floor Support: 1,502.00 Office: 19,506.06 Second Floor Support: 6,594.00 Office: 18,523.90 Third Floor Support: 7,725.00 Office: 16,381.77 Office: 16,284.40 19,506.06 18,523.90 16 381.77 Totals: 70,696.13 Support 1,502.00 6,594.00 7,725.00 15,821.00 Floor Total Gross' Support Administration Entitlement Gross 2 Conference 16,285 sq.ft. 13,903 sq.ft. 815 sq.ft 14,718 sq.ft. Mezzanine 5,214 sq.ft. 4,730 sq.ft. - 4,730 sq.ft. First 21,008 sq.ft. 18,544 sq.ft. 1,502 sq.ft. 20,246 sq.ft. Second 25,118 sq.ft. 6,594 sq.ft. 18,524 sq.ft. 25,118 sq.ft.' Third 24,107 sq.ft. 7,725 sq.ft. 15,199 sq.ft. 22,924 sq.ft. Totals: 91,732 sq.ft. 51,496 sq.ft. 36,040 sq.ft. 87,535 sq.ft. Reflects area calculations outside of wall to outside of wall. 2 Deducts elevators, stairs and vent shafts. Includes stairways, elevator shafts, and vents on this floor. MAR 19 '98 09:30AM HOAG PAC DES&CONST P.1 1IIA I Hoag Memorial Hospital Presbyterian flOne Hong Dt1ve PO Box 6100 IIIITAL Ncwpon Beach CA 92658-6100 = Phone 7H/645•8600 March 12, 1998 :" RMW Paleo Associates, Inc. 23392 Madero, Suite L Mission Viejo, California 92691 Attention: Diana Weir Reference: Hoag Project 1251.56 LC Support Services Building Subject: Authorization to Proceed Dear Diana: This letter will serve as your formal Authorization to Proceed, as of March 12, 1998, with the Paleontological Monitoring Services for the LC Support Services Building project. All work shall be in accordance with your proposal dated March 5, 1998, items 1, 2, and 8. Compensation for services shall be billed for time at scheduled rates not to exceed Seven Thousand Six Hundred Ninety-six Dollars ($7,696.00). Materials and reimbursables shall be invoiced separately at . cost. We will send you a copy of the purchase order number and invoicing instructions within ten working days of acquiring appropriate administrative approval signatures.' We look forward to working with your company towards successful completion of this project. If you have any questions, please contact me at (714) 646-2559. Sincerely, HOAG MEMORIAL HOSPITAL PRESBYTERIAN Greg McClure Project Manager Facilities Design & Construction Authorized: Leif N. Thompson, AIA Vice President Facilities Design & Construction GDM: gl Enc.: RMW Proposal (3/5/98) Filo: 1261,68.74.1041MW PALEO.ATP.doc • 4 1 Floor Total Gross' Support Administration Entitlement Gross` Conference 16,285 sq.ft. 13,903 sq.ft. 815 sq.ft 14,718 sq.ft. Mezzanine 5,214 sq.ft. 4,730 sq.ft. - 4,730 sq.ft. First 21,008 sq.ft. 18,544 sq.ft. 1,502 sq.ft. 20,246 sq.ft. Second 25,118 sq.ft. 6,594 sq.ft. _ 18,524 sq.ft. 25,118 sq.ftf Third 24,107 sq.ft. 7,725 sq.ft. 15,199 sq.ft. 22,924 sq.ft. Totals: 91,732 sq.ft. 51,496 sq.ft. 36,040 sq.ft. 87,535 sq.ft. i Reflects area calculations outside of wall to outside of wall. 2 Deducts elevators, stairs and vent shafts. 3 Includes stairways, elevator shafts, and vents on this floor. • • Floor Total Gross' Support Administration Entitlement Gross` Conference 16,285 sq.ft. 13,903 sq.ft. 815 sq.f.t 14,718 sq.ft. Mezzanine 5,214 sq.ft. 4,730 sq.ft. - 4,730 sq.ft. First 21,008 sq.ft. 18,544 sq.ft. 1,502 sq.ft. 20,246 sq.ft. Second 25,118 sq.ft. 6,594 sq.ft. 18,524 sq.ft. 25,118 sq.ft3 Third 24,107 sq.ft. 7,725 sq.ft. 15,199 sq.ft. 22,924 sq.ft. Totals: 91,732 sq.ft. 51,496 sq.ft. 36,040 sq.ft. 87,535 sq.ft. Reflects area calculations outside of wall to outside of wall. , 2 Deducts elevators, stairs and vent shafts. 3 Includes stairways, elevator shafts, and vents on this floor. February 17, 1998 Ms. Janet Divan Associate Civil Engineer Traffic Engineering Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-1768 RECL VED BY LAMMING DEPARTMENT ITV OF NEWPORTBEACH FEB 3 1998 43 RE: Construction Phasing and Traffic Control Plan, Support Services Building, Hoag Hospital Dear Ms. Divan: Mitigation Measure No. 101 of the Hoag Master Plan Final Environmental Impact Report requires: In conjunction with the application for a grading permit, the Project Sponsor shall submit a construction phasing and traffic control plan on each phase of development. This plan would identify the estimated number of truck trips and measures to assist truck trips and truck movement in and out of the local street system (i.e., flagmen, signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak hours, extending the construction period and reducing the number of pieces of equipment used simultaneously: The plan will be reviewed by the City Traffic Engineer prior to the issuance of the grading permit. Additionally, Special Condition No. 1 of the Coastal Development Permit for the Support Services Building (CDP 5-96-118, as amended) requires the following: Prior to issuance of the coastal development permit, the applicant shall submit in writing, subject to the review and approval of the Executive Director: a) A written agreement stating that no truck trips shall occur on weekends and holidays during the peak beach use periods which extends from Memorial Day Weekend through Labor Day inclusive; And b) Written evidence that the California Department of Transportation (Caltrans) traffic engineer has reviewed and approved the proposed construction phasing and traffic control plan. On October 23, 1997, a draft Construction Phasing and Traffic Control Plan was submitted to the City of Newport Beach for review, in conjunction with the grading and building plans for the Support Services Building. On February 9, 1998, you provided comments on the draft Construction Phasing and Traffic Control Plan. In general, you requested that the Plan be amended to address the first phase of the project which would involve the installation of the deep utilities to serve the Support Services Building. The enclosed Construction Phasing and Traffic Control Plan has been amended to address your concerns. 3 H F GAI U 1, H I V k M I S S I O N V I a J O. CAL 1 L U H N I A 9? 6 9 2 714/ 5 8 8 6 0 q u Janet Divan February 17, 1998 Your signature below acknowledges that the Construction Phasing and Traffic Control Plan for the Support Services Building (dated February 17, 1998) is approved by the Traffic Engineer of the City of Newport Beach. Sincerely, 2»; (kcv—e- uretta Enclosure C: Genia Garcia, Planning Department David Jacobson, Nadel Architects, Inc. Leif Thompson, Hoag Hospital I have reviewed the Construction Phasing and Traffic Control Plan for Hoag Hospital's Support Services Building (dated February 17, 1998) and have determined that it fulfills the requirements of the City of Newport Beach. Janet Divan, Associate Civil Engineer Date Page 2 AI" CONSTRUCTION PHASING AND TRAFFIC CONTROL PLAN HOAG HOSPITAL MASTER PLAN SUPPORT SERVICES BUILDING DATE: February 17, 1998 DESCRIPTION OF PROJECT: The Support Services Building is proposed to be developed northeast of the intersection of West Coast Highway and Hoag Drive. The Support Services Building consists of three stories of above -grade administrative/support functions. a partial subterranean conference/education center and a two-story communications/data center. Entry to the building and motor court are located at the second floor level The 369-space parking structure is a single story above grade and also contains three subterranean levels of parkins, RELATED/PREVIOUS APROVALS: City Approval -in -Concept for previously -proposed Support Services Building (AIC #659-96) received on May 21. 1996: City Approval -in -Concept for currently -proposed Support Services Buildi g (AIC #659-96 Amended) received on August 8 1997: Coastal Development Permit for previously -proposed Support Services Building (CDP 5-96-118) approved by California Coastal Commission on November I4. 1996. Coastal Development Permit for currently -proposed Support Services Building (CDP 5-96-118A1) approved by California Coastal Connnission on October 7. 1997 TIMING: Estimated Export Start Date: March 24. 1998 Estimated Export Completion Date: April 24. 1998 HAUL ROUTES: The Detour Plan for the installation of the deep utilities in Hoag Drive to serve the Support Services Building is shown on Exhibit "A" and discussed in a letter from the general contractor identified as Exhibit "B". The haul route is discussed in a letter identified as Exhibit "C". which is accompanied by a City of Newport Beach Haul Route Permit Application (identified as Exhibit "D") Irl gccordance with the City of Newport Beach requirements, haul hours will be limited to the hours of 7:00 a.m. to 4:30 p.m ESTIMATED CUBIC YARDS TO BE MOVED: 45.000 cubic yards of cut. with 3.000 cubic yards of fill and 42.000 cubic yards of export TRUCK TRIPS: Soil Export: It is estimated that the 42.000 cubic yards of earth will be exported in approximate y 2,562 joads in trucks/trailers over about 23 days at 111 loads per day or 14-16 loads out per hour. (Note: The estimate of truck trips could also result in an additional 14-16 trips per hour created by empty trucks returning to the job site). After the initial month of soil export (during the next three months). concrete will be placed totaling 12,000 yards or 1.333 ready -mix truck loads. Concrete pours will average about 67 truck loads per pour at 20 days of concrete pours during a three-month period. During the balance of the three- year construction period it is estimated that a maximum of 100 vehicles per day (for construction workers and construction materials import) will he required. During the construction period. Hoag will comply with mitigation measure No. 104 which requires. The project sponsor shall ensure that construction activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour. such as excavation and concrete Support Services Building Hoag Hospital Construction Phasing and Traffic Control Plan February 17, 1998 pours. shall be limited between June 1 and September 1 to avoid traffic conflicts with beach and tourist traffic. At all other times such activities shall be limited to 25 truck (i.e.. multiple axle vehicle) trips per hour unless otherwise approved by the City traffic ene neer. Haul operations will be monitored by the Public Works Department and additional restrictions m'y be appliesLiftraffic congestion problems arise TRAFFIC MANAGEMENT PLAN: The general contractor selected' to develop the Support Services Building will be required to adhere to Mitigation Measure #103 of the Hoag Master Plan EIR which requires that " ..the Project Sponsor shall provide advance written notice of temporary traffic disruptions to affected areas. businesses and the public This notice shall be provided at least two weeks prior to disruptions." Further. in accordance with the Caltrans "Manual of Traffic Controls for Construction and Maintenance Work Zones" (19901. Hoav Hospital shall require the general contractor to install and maintain traffic control devices. as appropriate including see attached Exhibit "E"): Section 5-02. Construction Signs. including: 5-02.1 (Design of Signs) 5-02.3 (Position of Signs) 5-02.4 (Mounting of Signs): and 5-02.7 (Construction Signs — Policies)• and Section 5-07. Control of Traffic Through Work Zones. including: 5-07.3 (Flagpers). 5-07.4 (Flagging procedure— Sienaling). 5-07.7 (Flagger Control) and 5-07.10 (Traffic Control Signals) PEBI LJL&a E.T 1A February 17, 1998 • Ms. Janet Divan Associate Civil Engineer Traffic Engineering Department City of Newport Beach. 3300 Newport Boulevard Newport Beach, CA 92658-1768 • AECWVED BY TANNING DEPARTMENT ;ITV or NEWPORT BEACH 11f FEB 1, q01998 "�.�.l, tiPgl I���Arn a A,rr RE: Trip Reduction Plan, Support Services Building, Hoag Hospital Dear Ms. Divan: Mitigation Measure No. 108 of the Hoag Master Plan Final Environmental Impact Report requires: Prior to issuance of any grading and building permit, the project sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing and transit incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. As we discussed on February 9, 1998, The vast majority of construction workers that will be associated with development of the Support Services Building and its accompanying parking structure will not be working at the construction site from commencement of site preparation and grading activities through completion of construction. Rather, most construction workers will be on -site for the phase(s) of construction that is associated with their specific construction discipline(s). Therefore, the nature of the construction project itself will limit construction crew trip generation. For those construction workers who will be on -site during any given phase of construction activity, a trip reduction plan that includes a rideshare program component is not feasible for two reasons. First, many of the construction workers bring their tools to the construction site on a daily basis, and therefore, need their own vehicle to travel to and from the construction site. Second, many of the construction workers who will be on -site at any given construction phase will be arriving and departing at different times during any given day. This second factor, however, will act as a kind of"flex time" for construction workers, the consequence of which will be to further limit construction trip generation. In addition to reductions in construction crew trip generation that will occur as a result of all crew members not being on -site during the same phase(s) of construction, and not even during the same time of any given day, there are existing transportation facilities in the vicinity of Hoag Hospital that construction workers could use, which would also limit construction trip generation. Construction crew members that do not require their vehicles to transport tools to the construction site could take advantage of the bus line that serves West Coast Highway or the bicycle trail that that is located along West Coast Highway. Hoag Hospital will provide information on bus schedules/routes to the general contractor so this information can be provided to interested construction workers. 3 REG ALO DRIVE MISSION VIEJO CALIFORNIA 9 2 6 9 2 714 / 5 8 8- 6 0 9 0 Janet Divan February 17, 1998 • • If you have any further questions regarding Hoag Hospital's compliance with Mitigation Measure No. 108 as it relates to the Support Services Building, please feel free to contact me. Sincerely, eri Muretta C: Genia Garcia, Planning Department David Jacobson, Nadel Architects, Inc. Leif Thompson, Hoag Hospital Page 2 PERI MURETTA February 17, 1998 Ms. Janet Divan Associate Civil Engineer Traffic Engineering Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-1768 • RE: Construction Phasing and Traffic Control Plan, Support Services Building, Hoag Hospital Dear Ms. Divan: Mitigation Measure No. 101 of the Hoag Master Plan Final Environmental Impact Report requires: In conjunction with the application for a grading permit, the Project Sponsor shall submit a construction phasing and traffic control plan on each phase of development. This plan would identify the estimated number of truck trips and measures to assist truck trips and truck movement in and out of the local street system (i.e., flagmen, signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak hours, extending the construction period and reducing the number of pieces of equipment used simultaneously. The plan will be reviewed by the City Traffic Engineer prior to the issuance of the grading permit. Additionally, Special Condition No. 1 of the Coastal Development Permit for the Support Services Building (CDP 5-96-118, as amended) requires the following: Prior to issuance of the coastal development permit, the applicant shall submit in writing, subject to the review and approval of the Executive Director: a) A written agreement stating that no truck trips shall occur on weekends and holidays during the peak beach use periods which extends from Memorial Day Weekend through Labor Day inclusive; And b) Written evidence that the California Department of Transportation (Caltrans) traffic engineer has reviewed and approved the proposed construction phasing and traffic control plan. On October 23, 1997, a draft Construction Phasing and Traffic Control Plan was submitted to the City of Newport Beach for review, in conjunction with the grading and building plans for the Support Services Building. On February 9, 1998, you provided comments on the draft Construction Phasing and Traffic Control Plan. In general, you requested that the Plan be amended to address the first phase of the project which would involve the installation of the deep utilities to serve the Support Services Building. The enclosed Construction Phasing and Traffic Control Plan has been amended to address your concerns. 3 R E G A L O DRIVE MISSION VIEJO CALIFORNIA 9 2 6 9 2 7 1 4/ 5 8 8- 6 0 9 0 Janet Divan February 17, 1998 Your signature below acknowledges that the Construction Phasing and Traffic Control'Plan for the Support Services Building (dated February 17, 1998) is approved by the Traffic Engineer of the City of Newport Beach. Sincerely, N rMuretta Enclosure C: Genia Garcia, Planning Department David Jacobson, Nadel Architects, Inc. Leif Thompson, Hoag Hospital I have reviewed the Construction Phasing and Traffic Control Plan for Hoag Hospital's Support Services Building (dated February 17, 1998) and have determined that it fulfills the requirements of the City of Newport Beach. 2.17. 98 Jo Divan, Associate Civil Engineer Date Page 2 • April23, 1998 Ms. Genia Garcia Associate Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-1768 RE: Hoag Project #1251.56 Support Services Building Subject: Mitigation Measure No. 26 Dear Ms. Garcia: • PLANNINGEIVED DEPBY ARTMENT CITY OF NEWPORT BEACH AM APR 21 1998 PM 71818110111112111213141816 As part of' the Mitigation Monitoring Program for Hoag's Support Services Building, Hoag was required to adhere to Mitigation Measure No. 26, which necessitated a trip generation study related to the proposed development. The analysis conducted in support of Mitigation Measure No. 26 was completed and included in the three -volume Mitigation Monitoring Program for the Support Services Building that was submitted in October 1997 in support of the grading and building permit applications for the project (copy enclosed). The square footages of administrative and support uses within the Support Services Building reflected in the approved building plans contains some minor differences from the square footages included in the October 1997 letter. Therefore, Janet Divan requested that the October 1997 letter regarding Mitigation Measure No. 26 be resubmitted to reflect the permitted project. The analysis for the permitted Support Services Building is provided below. The Support Services Building is the first building against which the remaining 554 PM peak hour trips (424 for Lower Campus and 130 for Upper Campus), are to be calculated for purposes of Mitigation Measure No. 26 (see enclosed October 1997 letter for background on 554 PM peak hour trips). The entitlement gross square footage (reflected on the approved building plans) is as follows: SUPPORT SERVICES BUILDING SQUARE FOOTAGE AT LOCATION BY TJSB Area of Structure Conference Level Mezzanine First Floor Second Floor Third Floor TOTAL Administrative Use 815 square feet --- square feet 1,502 square feet 18,524 square feet 15,199 square feet 36,040 square feet MISSION Support Services Use 13,903 square feet 4,730 square feet 18,544 square feet 6,594 square feet 7,725 square feet 51,496 square feet 3 REGALO DRIVE V I E J O, CALIFORNIA 7 1 4/ 5 8 8- 6 0 9 0 Entitlement Gross 14,718 square feet 4,730 square feet 20,046 square feet 25,118 square feet 22,924 square feet 87,536 square feet 9 2 6 9 2 Genia Garcia April 23, 1998 • The Planned Community Development Criteria and District Regulations (p.10) for the Hoag Master Plan specify the following Phase I development (as part of the statistical analysis in Table 1) for the Lower Campus: PHASE I TPO—LOWER CAMPUS Use Square Footage Allocation Outpatient Services 115,000 Support Services 55,000 Administrative 30,000 TOTAL 200,000 Based upon the Phase I square footage allocation by use contained in the Planned Community Development Criteria and District Regulations for the Lower Campus, the Support Services Building exceeds identified administrative use development by 6,040 square feet. However, the Planned Community Development Criteria and District Regulations allows the substitution of various types of square footage with one another as long as total trip generation is not exceeded (see October 1997 letter for complete discussion). Volume I of the draft EIR for the Hoag Master Plan (Table 4.6B — Hoag Hospital Phase I Trip Generation) establishes the following trip generation rates and corresponding quantities for Phase I development: TRIP GENERATION FOR PHASE I DEVELOPMENT Peak Hour Trip Generation Rate Peak Hour Trip Generation Daily Daily AM AM PM PM AM AM PM PM Ike Units Tyne Ea Trios In Qat In Qat la Oat. In ORS Outpatient Services 115.0 TSF 29.90 3,439 1.00 0.42 0.67 1.06 115 48 77 122 Inpatient Services 0.0 TSF 15.74 0 0.80 0.31 0.31 0.44 0 0 0 0 Support Services 55.0 TSF 13.00 715 1.90 0.30 0.60 1.70 105 17 33 94 Admini- strative 30.0 TSF 45.00 1,350 0.60 0.20 0.80 2.50 18 6 24 75 Subtotal Lower Campus Phase I: 238 71 134 290 Subtotal Upper Campus Phase I: 117 46 52 78 Total Phase I: 355 117 186 368 Page 2 Genia Garcia April 23,1998 • • Utilizing the above trip generation rates (for PM peak hour) for the 6,040 square feet of administrative use not projected for Phase I Lower Campus development, yields the following PM peak hour trips associated with administrative uses: Inbound PM rate (per thousand square feet) = 0.80 Outbound PM rate (per thousand square feet) = 2.50 (6,040 divided by 1,000 X 0.80) + (6,040 divided by 1,000 X 2.50) = 5 + 15 = 20 PM peak hour trips from additional square footage of administrative use The total PM peak hour trip generation for the administrative use component of the Support Services Building is equal to the trip generation anticipated in the draft EIR for administrative uses (based on 30,000 square feet) of 99 trips (24 inbound PM peak trips plus 75 outbound PM peak trips) and the additional PM peak hour trips associated with the additional 6,040 square feet of administrative use (20 trips), or 119 total PM peak hour trips. Utilizing the above trip generation rates (for PM peak hour) for the 51,496 square feet of support services use yields the following PM peak hour trips: Inbound PM rate (per thousand square feet) = 0.60 Outbound PM rate (per thousand square feet) = 1.70 (51,496 divided by 1,000 X 0.60) + (51,496 divided by 1,000 X 1.70) = 31 + 88 = 119 PM peak hour trips associated with support services uses Therefore, the total PM peak hour trip generation for the Support Services Building is 238 trips (119 for administrative uses + 119 for support services uses). The remaining PM peak hour trip budget for Phase I development on the Lower Campus is 186 (424 — 238). Enclosure C: Leif Thompson, Hoag Hospital Janet Divan, City of Newport Beach Page 3 HOAG' HOSE Hoag Memorial Hospital Presbyterian One Hoag Drive PO Box 6100 Newport Beach CA 92658-6100 Phone 714/645-8600 October 7, 1997 Ms. Genia Garcia Associate Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-1768 RE: Hoag Project #1251.56 Support Services Building Subject: Mitigation Measure No. 26 Dear Ms. Garcia: Mitigation Measure No. 26 states: Prior to issuance of building permits for Phase I of the project, the Project Sponsor shall conduct a project trip generated (sic) study which shall be reviewed and approved by the City Traffic Engineer. This study shall determine if the traffic to be generated by existing plus Phase I development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase I development will generate more than 1,338 PM peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1,338. The draft Environmental Impact Report (EIR) for the Hoag Master Plan (Volume 1, p. 4-81, October 1991) included a discussion of the Phase I trip budget allocation, as the Phase I Transportation Phasing Ordinance (TPO) analysis was included as part of the Master Plan and EIR approval process. The draft EIR contains the following summary of PM peak hour trip generation related to both existing and Phase I development: Based on 1990 traffic counts provided by Hoag Hospital, the existing PM peak hour inbound and outbound volume is 665 trips. As these counts were conducted prior to the opening of the Hoag Cancer Center, the trip generation for the approved Cancer Center was added to this base. The existing plus entitled Hoag Cancer Center PM hour trip generation is 784 PM peak hour trips. Added to this 784 PM peak hour trips are the 554 PM peak hour trips generated by the proposed Master Plan Phase I project. Therefore, the total Hoag Phase I trip budget, based on the PM peak hour trip making activity, is 1,338 trips. The Support Services Building is the first building against which the remaining 554 PM peak hour trips (for both the Upper and Lower Campuses) are to be calculated for purposes of the mitigation measure. The entitlement gross square footage (as defined by the City of Newport Beach Zoning Ordinance) for the Support Services Building is as follows: Page 1 A NON•PROPIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS •VHA wed .woe, • • Genia Garcia October 7, 1997 SUPPORT SERVICES BUILDING SQUARE FOOTAGE ALLOCATION BY TISE Area of Structure Conference Level Mezzanine First Floor Second Floor Third Floor TOTAL Administrative Use 815 square feet --- square feet 18,544 square feet 18,524 square feet 15,199 square feet 53,082 square feet Support Services Use 13,923 square feet 4,730 square feet 1,502 square feet 6,594 square feet 7,725 square feet 34,474 square feet Fntitlement Gross 14,738 square feet 4,730 square feet 20,046 square feet 25,118 square feet 22,924 square feet 87,556 square feet The Planned Community Development Criteria and District Regulations (p.10) for the Hoag Master Plan specify the following Phase I development (as part of the statistical analysis in Table I) for the Lower Campus: PHASE I TPO — LOWER CAMPT J$ Use Outpatient Services Support Services Administrative TOTAL Square Footage Allocation 115,000 55,000 30,000 200,000 Based upon the Phase I square footage allocation by use contained in the Planned Community Development Criteria and District Regulations for the Lower Campus, the Support Services Building exceeds identified administrative use development by 23,082 square feet. However, the Planned Community Development Criteria and District Regulations (p. 8) allows the following: The statistical analysis (Table 1) provides a summary of a potential development profile for Hoag Hospital. In order to provide flexibility for the hospital to respond to changes in the health care industry, while at the same time ensuring that trip generation restrictions are adhered to and the overall development cap is not exceeded, this Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis. For example, if changing hospital needs necessitate the development of additional outpatient uses, this development would be allowed, consistent with the Development Plan, as long as a corresponding adjustment in square footage and trip generation for another use were to occur. This Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis (Table I) as long as the development limit (i.e., Page 2 • • Genia Garcia October 7, 1997 square feet) or the trip generation limit for the peak period (as identified in the Environmental Impact Report) established within each phase of development is not exceeded. Volume I of the draft EIR for the Hoag Master Plan (Table 4.6B — Hoag Hospital Phase I Trip Generation) establishes the following trip generation rates and corresponding quantities for Phase I development: TRIP GENERATION FOR PHASE I DEVELOPMENT Peak Hour Trip Generation Rate Peak Hour Tnp Generation Daily Daily AM AM PM PM AM AM PM PM Slse Units Tyne Rag_ Ines In Slut In Qui In_ Out In Qsys Outpatient Services 115.0 TSF 29.90 3,439 1.00 0.42 0.67 1.06 115 48 77 122 Inpatient Services 0.0 TSF 15.74 0 0.80 0.31 0.31 0.44 0 0 0 0 Support Services 55.0 TSF 13.00 715 1.90 0.30 0.60 1.70 105 17 33 94 Admini- strative 300 TSF 45.00 1,350 0.60 0.20 0.80 2.50 18 6 24 75 Subtotal Lower Campus Phase I: 238 71 134 290 Subtotal Upper Campus Phase I: 117 46 52 78 Total Phase I: 355 117 186 368 Utilizing the above trip generation rates (for PM peak hour) for the 23,082 square feet of administrative use not projected for Phase I Lower Campus development, yields the following PM peak hour trips associated with administrative uses: - Inbound PM rate (per thousand square feet) = 0.80 - Outbound PM rate (per thousand square feet) = 2.50 - (23,082 divided by 1,000 X 0.80) + (23,082 divided by 1,000 X 2.50) = - 18 + 58 = 76 PM peak hour trips from additional square footage of administrative use • The total PM peak hour trip generation for the administrative use component of the Support Services Building is equal to the trip generation anticipated in the draft EIR for administrative uses (based on 30,000 square feet) of 99 trips (24 inbound PM peak trips plus 75 outbound PM peak trips) and the additional PM peak hour trips associated with the additional 23,082 square feet of administrative use (76 trips), or 175 total PM peak hour trips. Utilizing the above trip generation rates (for PM peak hour) for the 34,474 square feet of support services use yields the following PM peak hour trips: Page 3 Genic Garcia October 7, 1997 - Inbound PM rate (per thousand square feet) = 0.60 - Outbound PM rate (per thousand square feet) = 1,70 - (34,474 divided by 1,000 X 0.60) + (34,474 divided by 1,000 X 1.70) = - 21 + 59 = 80 PM peak hour trips associated with support services uses Therefore, the total PM peak hour trip generation for the Support Services Building is 255 trips (175 for administrative uses + 80 for support services uses). The remaining PM peak hour trip budget for Phase I development on the Lower Campus is 169 (424 — 255). Sincerely, Let' r.%ohit r+__ Leif Thompson Vice President Facilities Design and Construction Page 4 PERI • • Febniary 5, 1998 Russell Cheek Fire Inspector Fire Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Support Services Building — Hoag Memorial Hospital Presbyterian Dear Mr. Cheek: RECEIVED BY 'BANNING DEPARTMENT "'ATV OF NEWPORT BEACH a FEB 0 61998 Pf4 Genia Garcia requested that I provide you with copies of documentation related to mitigation measures applicable to the Support Services Building that was previously submitted to the City as part of the grading and building permit application package on October 24, 1997. The enclosed documents are required to be approved by the Fire Department, and include the following: 1. GeoScience Analytical, Inc., "Site Health and Safety Plan for the Hoag Memorial Hospital Presbyterian Master Plan, Newport Beach, CA," October 10, 1997 (in support of Mitigation Measure #53). 2. GeoScience Analytical, Inc., letter dated October 9, 1997 (in support of Mitigation Measure #68). 3. GeoScience Analytical, Inc., "Environmental Audit, Lower Campus, Mitigation Measure #69, Hoag Memorial Hospital Presbyterian, Newport Beach, CA," January 17, 1997, and update letter from GeoScience Analytical, Inc., dated October 9, 1997. 4. GeoScience Analytical, Inc., letter dated October 9, 1997, (in support of Mitigation Measure #72). 5. GeoScience Analytical, Inc., "Support Services Building, Lower Campus, Mitigation Measure #1.22, Hoag Memorial Hospital Presbyterian, Newport Beach, CA," May 21, 1996, and update letter from GeoScience Analytical, Inc., dated October 20, 1997. If you have any questions on the above information, or require additional documents, please feel free to contact me. C: GSFu'a_GaTeaa,_Planriing=Department% David Jacobson, Nadel Architects, Inc. Leif Thompson, Hoag Hospital 3 RP CAI U NUJ V I MISSION VIEJO CAL I F O R N I A 9 2 6 9 2 7 1,I/ 5 8 8 6 0 9 0 PERI Mtj.0 ETTA January 29, 1998 • • Rick Higley CIO Building Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RECtivtu do •,LANNING DEPARTMENT ::1TY OF NEWPORT BEACH J N 3 O 1998 MR RE: Hoag Hospital's Support Services Building Dear Mr. Higley: As we discussed yesterday, I have made copies of the documentation in support of the mitigation measures that are applicable to your review of the Support Services Building. These documents include: 1. "Revised Report of Geotechical Investigation, Proposed Support Services Development," Law/Crandall, October 21, 1997. 2. "Lower Campus Support Services Building, Mitigation Measure #53, Site Safety Plan," GeoScience Analytical, Inc., October 10, 1997. 3. "Lower Campus Support Services Building, Mitigation Measure #69," Partial Environmental Audit," GeoScience Analytical, Inc., October 9, 1997. 4. Letters from GeoScience Analytical, Inc., addressing mitigation measures #68, #70 and #71 (related to methane gas collection system). It is my understanding that as part of your plan review, you did not receive the methane gas -related plans for the Support Services Building. I have, therefore, also enclosed the following plans for your review: 1. Methane Gas Plans (Sheets # MG 1.00 - # MG 16.00). 2. Plumbing Plans (for information on the dewatering system and the methane gas collection system). If you have any questions, or require additional information, please fee free to contact me. cerely, (17/(1,011:2741: eri Muretta Enclosure C: EGenis Garcia,=Riann ni g Department+ Leif Thompson, Hoag Hospital David Jacobson, Nadel Architects 3 REGALO DRIVE MISSION VIEJO CALIFORNIA 9 2 6 9 2 7 1 4 1 5 8 8• 6 0 9 0 • • The 1990 So. Bundy Dr. Fourth Floor Los Angeles California 90025 310.826 2100 FAX 310.826 0182 Nadel Partnership Inc. Architecture Planning Interiors Letter of Transmittal dale 16iaA4 `"Ds regarding'<n 15?(r*r_ Soyp r SFPP'cFi Nadel project no. 4)7. 0 % (. co to C-ry kge 9too-Y 8 - IrLP1.wtc4C) PCpT address 33 co n)6C,J&Poe-r So l city N(3 pQ)t( e-Of (A -') Z W - (% b$ ❑messenger ❑ blueprinter /� attention 6-1%)16i .dt A 0 mail we are sending you: 0 herewith 0 under separate cover ❑ tracings ❑ prints GuAre:ti-s9tedLon ass, ❑ FAX ❑ ups0 pick-up pphvAA r-' �• 1 specdica n n _ p tes CrYs I iLtN• area -- these are: ❑ for your approval 7 er your request 0 for your tiles ❑ for review and comment /❑ for use on job ❑ remarks stILO (,v-7yq.0 OvUA 7 "k^ tA, II enclosures listed above are not received, notify at once. c.c Mcvyye�o.� ciyria. Wl`Cetme.— lam RtCEIVCD BY PLANNING RCPART?I ENT CITY OF NEWPORT BEACH J"-.N 14 ts9i January 12, 1998 Ms. Genia Garcia Associate Planner Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Mitigation Measures for Hoag Hospital's Support Services Building Dear Ms. Garcia: Mitigation measure #14 requires that Hoag Hospital obtain an NPDES for construction dewatering activities associated with its development projects, as required. On May 3, 1996, Hoag Hospital was issued an authorization for the discharge of wastewater associated with the Lower Campus Parking Lot. On October 23, 1997, Hoag requested that the Regional Water Quality Control Board amend Hoag's authorization to include the Support Services Building. Enclosed is a letter from the Regional Water Quality Control Board amending the construction dewatering authorization to include the Support Services Building. Mitigation measure #24 requires, among other things, that Hoag Hospital comply with provisions of any Coastal Development Permit issued by the California Coastal Commission for development on its Lower Campus. On October 7, 1997, the California Coastal Commission granted Hoag Hospital an amendment to its permit for development of the Support Services Building. Enclosed is a copy of the Notice of Intent to Issue Amendment to Permit for the Support Services Building. Hoag is in the process of fulfilling its Coastal Development Permit conditions, and a copy of the Permit will be provided to you once its is received. If you have any questions on the enclosed information, please feel free to contact me. Sjpcerely, Mea Peri Muretta Enclosure C: Leif Thompson 3 REGALO DRIVE MISSION VIEJO, CALIPORNIA 9 2 6 9 2 7 1 4/ 5 8 8- 6 0 9 0 1990 So. Bundy Dr Fourth Floor CONFERENCE REPORT Los Angeles California 90025 Sig.826210o PROJECT: FAX B26.0182 Nadel Architects Inc Architecture Planning lnteriorsREtICjvru uY ATTENDEES: PLANNING DEPARTMENT CITY OF NEWPORT BEACH AM JUN 161997 PM 7181940111112111213141516 PURPOSE OF MEETING: MEETING HELD: June 13, 1997 Hoag Memorial Hospital Presbyterian Support Services Building NADEL No.: 97-071.00; Hoag No. 1251.56 On Thursday, June 12, 1997 at 9:00 a.m. at Newport Beach City Hall. CITY OF NEWPORT BEACH - PLANNING Genia Garcia PERI MURETTA Peri Muretta NADEL ARCHITECTS, INC. David Jacobson To review specific questions regarding mitigation measures. ITEMS DISCUSSED AND REVIEWED: 1. Garage Decorative Trellis and Setback Line: The discussion dealt with the trellis at the eastern most bays of the garage projecting beyond the setback line. After review of the details, Genia set forth the following guidelines: a. All cables for the trellis must be behind the setback line. b. The trellis eaves could project out beyond the setback line at the eastern most bays, say, three or four out of the ten bays total. c. NADEL to send a follow-up letter with the survey showing exactly the degree of penetration beyond the setback line. 2. Height Zone Dividing Line: With the repositioning of the building on the site, the line that was established on a plus or minus basis cuts over the northeast comer of the office building by approximately 5 ft. in an east -west dimension. The development criteria is general in nature, and therefore, some flexibility in the order of magnitude of 5 ft. is certainly reasonable. The portion of the building that penetrates is at 48 ft. vs. the maximum 45 ft. This is lower than the adjacent height limitation of 51 ft. a. When the view corridor study is updated, also plot the exact location of the corner of the building vis-a-vis the current height dividing line location. • • CONFERENCE REPORT Hoag Hospital Presbyterian Support Services Building NADEL No. 97-071.00; Hoag No. 1251.56 June 13, 1997 Page 2 b. Do not move the limit line as currently shown, but the exception seems to be within the latitude that the development guidelines anticipated. c. Plot and send the current northeast corner configuration as soon as possible. 3. Clean Roof Design: The current design with the limited number of exhaust fans which are integrated into the roof architecture was presented. In addition, the various methane venting pipes and toilet vents which will penetrate the roof were also discussed. Genia felt current design is within the intent of mitigation Measure No. 46. 4. Parking Structure and Site Light Fixture: The proposed light fixture and the potential constraints were discussed. Mitigation Measure No. 44 and the Planned Community Development Criteria and District Regulations for Hoag Hospital, page 17, paragraph e, Lighting, discuss the requirements that the light source needs to be concealed and light spillage and glare minimized to adjacent residential uses. Genia interprets this to mean that the light source should not project below the fixture body and that any spillage off the garage deck should be minimized. Since the fixture proposed has a recessed bulb and tense, this fixture should be acceptable. The electrical engineer will do the photometric studies and submit this with the final light fixture selection as soon as possible. 5. Mitigation Measure 38, Provision or Car -Pool Spaces and Bicycle Lockers: The bike locker locations on various levels of the parking structure and the car-pool locations on the roof and level P-2 were reviewed and accepted. This is also an issue for the Traffic Engineering Division to review. 6. Area Calculations: The slightly larger building was discussed. NADEL requested a clarification of the measurement standards for gross floor area, etc. NADEL was given sections of 20.03.6 definitions for the calculation of trip generation and Page 20.63.03 for definition of gross floor area as it applies to floor area ratios (F.A.R.) and parking requirements. NADEL will redo these numbers and color in a set of small-scale plans for Peri Muretta to submit to Planning. • • CONFERENCE REPORT Hoag Hospital Presbyterian Support Services Building NADEL No. 97-071.00; Hoag No. 1251.56 June 13, 1997 Page 3 Kindly advise the writer of any errors or misunderstandings of the conference as represented herein. In the absence of any such comment in writing within the next five days, the foregoing will be assumed to be correct, and we shall proceed with the project as noted above. Respectfully submitted by: NADEL ARCHITECTS, INC. D. d K. Ja ice Preside Enclosures cc: Attendees Don Dildine - Nadel Architects, Inc. Leif Thompson - Hoag Hospital Greg McClure - Hoag Hospital David Boyle - Boyle Engineering Jim Proctor - Frederick Brown Associates DJ:ht cr197071cr.613 • 2 0 F Q kFEA Fog. "Tlikerl G Page 20.03-6 Definitions compliance the requirements of the California Environmental Quality Act (CEQA) and its implementing guidelines. Exemption. Categorical: An exception from the requirements of the California Environmental Quality Act (CEQA) for a class of projects, based on a finding by the California Secretary for Resources that the class of projects does not have a significant effect on the environment. Family: Two or more persons living as a single housekeeping unit within a dwelling unit. The term "family" shall not apply to residential care facilities for six or fewer developmentally disable, mentally disordered, or otherwise handicapped persons. Floor, Finished: The surface of a floor after the final installation or application of floor coverings or other surfacing materials. Floor Area, Gross: The total enclosed area of all floors of a building measured to the outside face of the structural members in exterior walls, and including halls, stairways, elevator shafts at each floor level, service and mechanical equipment rooms, and basement or attic areas having a height of more than 7 feet (see Chapter 20.63: Floor Area Ratios and Building Bulk and Chapter 20.66: Off -Street Parking and Loading for variations of this term for purposes determining floor area ratio and parking requirements). Floor Area, Net: The area included within the surrounding walls of a building, exclusive of vent shafts, elevator shafts, stairways, exterior corridors or balconies, rooms containing only mechanical and electrical equipment used for service of the building, utility shafts and parking. Floor Area, Net Public: (See Area, Net Public). Floor Area Ratio (FAR': The gross floor area of a building or buildings on a lot divided by the lot area or site area. Frontage: The side of a lot abutting a street. Frontage. Reversed: A key lot or the first lot to the rear of a corner lot, the front lot line of which is a continuation of the side lot line of the corner lot and fronting on the street which intersects the street upon which the corner lot fronts and/or which faces the street upon which the side of a corner lot abuts. General Plan: The City of Newport Beach General Plan, as amended. Grade, Existing: The surface of the ground or pavement at a stated location as it exists prior to disturbance in preparation for a project regulated by this code. Grade, Finished: The surface of the ground or pavement at a stated location which exists after disturbance in preparation for a project regulated by this code. • CHAPTER 20.66 OFF-STREET PARKING AND LOADING REGULATIONS Sections: Page 20.66-1 Off -Street Parking and Loading Regulations 20.66.010 Purpose 20.66.020 Basic Requirements for Off -Street Parking and Loading 20.66.030 Off -Street Parking and Loading Spaces Required 20.66.040 Parking Standards for Residential Districts 20.66.050 Parking Standards for Commercial and Industrial Districts 20.66.060 Parking Requirement for Office Buildings Based on Size of Parking Pool 20.66.070 Parking Requirement for Eating and Drinking Establishments and Cabarets and Nightclubs 20.66.080 Off -Street Parking on a Separate Lot 20.66.090 Parking Requirement for Shopping Centers 20.66.100 Modification or Waiver of Off -Street Parking Requirements 20.66.110 Parking Management Districts 20.66.010 Purpose The specific purposes of the off-street parking and loading regulations are to: A. Ensure that off-street parking and loading facilities are provided for new land uses and for major alterations and enlargements of existing uses in proportion to the need for such facilities created by each use. B. Establish parking standards for uses consistent with need and with feasibility of providing parking on specific sites. C. Ensure that off-street parking and loading facilities are designed in a manner that will ensure efficiency, protect the public safety, and, where appropriate, insulate surrounding land uses from adverse impacts. 20.66.020 Basic Requirements for Off -Street Parking and Loading A. When Required. At the time of initial occupancy of a site, construction of a structure or alteration or enlargement of a site or structure. B. Nonconforming Parking or Loading. Land uses and structures which are non- conforming due solely to the lack of off-street parking or loading facilities required • • Page 20.66-2 Off -Street Parking and Loading Regulations by this chapter, shall be subject to the provisions of Section 20.62.060: Nonconforming Parking. C. Calculation of Spaces Required. 1. Fractional parking space requirements shall be rounded up to the next whole space. 2. Fractional loading berth requirements shall be rounded down to the next whole space, and no berth shall be required for a fraction less than one. 3. Where bench seating or pews are provided, 18 linear inches of seating shall be considered to constitute a seat. 4. References to spaces per square foot are to be calculated on the basis of gross floor area unless otherwise specified. 5. References to spaces per employee are to be calculated on the basis of peak employment. 6. "Net Public Area" shall be defined as the total area of Eating and Drinking Establishment or Cabarets and Nightclubs, excluding kitchens, restrooms, offices pertaining to the use only, and storage areas. 7. References to spaces per occupant are to be calculated on the basis of maximum occupancy approved by the City of Newport Beach Fire Department. D. Spaces Required for Multiple Uses. If more than one use is located on a site, the number of off-street parking spaces and loading berths to be provided shall be equal to the sum of the requirements prescribed for each use. 20.66.030 Off -Street Parking and Loading Spaces Required Off-street parking and loading spaces shall be provided in accord with the following schedule. Where the use is undetermined, the Planning Director shall determine the probable use and number of parking and loading spaces required. In order to make this determination, the Planning Director may require the submission of survey data from the applicant or collected at the applicant's expense. • • • • Page 20.63-2 Floor Area Ratios and Building Bulk 20.63.030 Definitions For purposes of this chapter, the following definitions shall apply: A. Base Development Allocation. The total square footage of a site or a statistical area multiplied by 0.5. B. Base FAR Use. A use which shall be permitted to develop at a floor area ratio of 0.5, and includes those uses specified in Table 20.63. C. Building Bulk. The visual and physical mass of a building, calculated in accordance with Section 20.63.060. D. Decreased Site. A parcel of land from which development rights are transferred. E. Floor Area Ratio (FAR). The ratio of gross floor area of all uses on a site to the total square footage of the site. F. Gross Floor Area. For purposes of this chapter, gross floor area shall be defined as the area of a building or portion thereof including the surrounding exterior walls, except that outdoor dining areas utilized in conjunction with an eating and drinking establishment shall also be included. Any finished portion of a building which measures more than 4 feet from finished floor to ceiling and is accessible shall be included in calculations of gross floor area. Areas utilized for stair wells and elevator shafts shall be counted towards gross floor area on only the first level. G. Increased Site. A parcel of land to which development rights are transferred H. Maximum FAR Use. A use which may be permitted to develop up to the maximum floor area ratio as listed in Table 20.63 and as otherwise provided herein. I. Maximum Floor Area Ratio A floor area ratio of 0.75 or 1.0 which may be permitted in certain cases as specified in Section 20.63.040 (B), Section 20.63.040 (C) and the Land Use Element of the General Plan. J. Reduced FAR Use. A use which shall be limited to development at a floor area ratio of 0.3 as specified in Table 20.63. K. Statistical Area. A geographic planning area defined by the Land Use Element of the General Plan delineating intensity and/or density limits and major land use policies. 1990 So. Bundy Dr Foudh Floor Los Angeles California 90025 310.826.2100 FAX 826.0182 Nadel Architects Inc Architecture Planning Interiors CONFERENCE REPORT PROJECT: MEETING HELD: ATTENDEES: RECEIVED BY PLANNING DEPARTMENT CITY OF NEWPORT BEACH MAY 12 1997All PM 7181900X02111212141516 6 PURPOSE OF MEETING: May 7, 1997 Hoag Memorial Hospital Presbyterian Support Services Building NADEL No.: 97-071.00 On Tuesday, May 6, 1997 at 9:15 a.m. at the Newport Beach City Hall, Newport Beach CITY OF NEWPORT BEACH PLANNING DEPARTMENT Genic Garcia MITIGATION MEASURE CONSULTANT Peri Muretta NADEL ARCHITECTS, INC. Don Dildine David Jacobson To review the changes to the building configuration, etc. ITEMS DISCUSSED AND REVIEWED: 1. Shift of Building and Program on the Site: The attached diagrams were used to explain the reallocation of space and the shifting of the building on the site. After reviewing the changes, the project is still in substantial compliance. 2. Height of Site Light Fixtures: On top of the parking structure, we could use fewer light fixtures if they were taller than the height limitation. Anything that goes above the height limits would have to go before the Planning Commission. This would not be advisable. 3. Clean Roof Requirement: Some vents or exhaust fans are currently shown on the roof. No equipment will be permitted. We discussed the exclusion of stairs and skylights from this requirement, which seemed reasonable. Any vents or equipment will be clustered into an architectural element, perhaps under a louvered enclosure. As an altemative, methane vents could be built into the parapet where they do not stand out as a freestanding element. NADEL to review these elements with consulting engineers and submit the proposed solution to planning for review. 4. Site Lighting: Should be directed downward and shielded. Planning would like to see the specific fixture and specification as well as a statement from the lighting engineer. NADEL should talk to Mike McLean •of Taylor & Associates regarding the west parking lot project's experience. CONFERENCE REPORT Hoag Hospital Presbyterian Support Services Building NADEL No. 97-071.00 May 7,1997 Page 2 a. The specific type of light (lower pressure sodium vs. metal halide) is not a City issue. Kindly advise the writer of any errors or misunderstandings of the conference as represented herein. In the absence of any such comment in writing within the next five days, the foregoing will be assumed to be correct, and we shall proceed with the project as noted above. Respectfully submitted by: NADEL ARCHI ECTS, INC. avid K. ice Pre Enclosures cc: Attendees Leif Thompson/Hoag Hospital Greg McClure/Hoag Hospital Louis Pandolfi/GSA Don Harrisberger/Tsuchiyama & Kaino Jim Proctor/FBA DJ:ht c197071.m7 E 1 CAMPUS ROAD AICPLANT ERMED rt SECTION A -A J (RV. 5/05ie 7 COMU CENTER DATA CENTER +33 5• +2044 SECTION B-B (RE—V. 5/05,4r( D 1 C HEIGHT LINE +51' I +45' 250' 15• I 250• — MOTOR +P0' COURT J D OFFICE OFFICE OFFIC1 CAMPUS ROAD `l Ec.)Ev Sc o M E_ PARKING •,,,;+•PARKING +0' vAF.Ktitia WCH 1 • J B PK(i MOTOR COURT +20' +BS' STO +e.5' CANFEI<I~NGE -7' SECTION C-CCK 5/00)7 45' CAMPUS ROAD +IB' • CAMPUS ROAD A/C PLANT ER11ED SECTION A -A .uu C DA i A CE5':.� E 1 J E WCH SECTION B-B 250' i(E P12tog. SG++Ma..- D J D CAMPUS ROAD +22.5' HEIGHT LINE +51' 1 +45' C 1 250' uOTOR F }20• COURT 1:101 NwY VI Pr J C • PARKING +8.5' SECTION C-C 8 1 45 CAMPUS ROAD PKG MOTOR COURT +20' +18' a5 5' PARKING 46 S' • PARXING -7• • • • Hoag Memorial Hospital Presbyterian Support Services Building . NADEL No. 97-081; Hoag No. 1251.56 May 22, 1997 a. a:Oir1d f ,i. 4: zx; ,'PREVIOUS f ,CURRENT. -'a:.CURI EI j Conference Level 11,160 15,451.03 15,956.20 Conf./Mezzanine 3,526.65 3,526.65 First Floor _ 21,526 19,929.88 21,008.06 Second Floor 23,849 22,923.91 24,514.35 Third Floor 22,802 23,273,81 24,106.77 TOTAL (1)79,337 (1) 85,105.28 (2) 89,112.03 S.F. ; A" AGUE .,,.E , 6i •..c: NIOl1C: LOOM( [t` i k.+ ..URL E r. P-4 25,333.53 25,711.96 P73 38,816 25,046.44 25,713.19 P-2 38,728 25,028.07 25,845.64 P-1 27,871 25,158.09 25,763.39 TOTAL 105,415 (1)100,566.13 103,034.08 S.F. • Note: Garage areas do not include the roof level. `?G'A'R'`p'G PARKINGSPACE§` .. PREVIOUS:. _:'CURRENT l P-4 -- 78 P-3 81 75 P-2 120 69 P-1 123 66 Roof 85 82 TOTAL 409 370 1) Adjusted gross square footage —not including vertical circulation. 2) Gross square footage. BS:ht schhigehgross.813 Ordering Infor:Sion - AR Mc lel 17 Fixture Catalog number indicates light distribution. i Mogul Base - 150 to 400 Watt Ordering Guide Fixture and pole are described by a single number sequence t. ,d \ C' • a ��a` a �• v. as illustrated at right. • .400: `4¢"" '� t d ' ` „" �\ `�`liC �A�`• \`p\\�\� 2B / AR3 / 250HPS277 / BL-P / LS / TB / PRA30-6188B / BL-P / VSF Example 9 S nSnrewt Ll urn ur LfkbtGrp I1 Mounting Arrangements H Cat. No. lA Cat. No. 2B, EPA-1.2 EPA-2.4 Cat. No. 3T EPA - 3.2 Cat. No. 4C EPA - 3.9 Cat. No. 2L EPA - 2.0 Cat. No. 1W Wall Mount ,4 56,7,8 710 11 4 13 Electrical Module Lamp (by others) 150 Watt Clear High Pressure Sodium E2312: Mogul Base 55 Volt Ballast Module Line Line Max. ; Cat. No. Volts Watts Amps. 1501IPS120 120 170 2.25 150HPS208 208 188 1.15 150HP8240 240 188 1.00 15011PS277 277 188 0.85 150HPS347 347 188 0.56 150HPS480 480 188 0.50 • 250 Watt Clear 250HPS120 120 295 - 2.70 High Pressure Sodium 2501W8208 208 295 1.50 ' Ell)Mogul Base 250HPS240 240 295 1.30 250HPS277 277 295 1.15 250HPS347 347 295 0.93 250HPS480 480 295 0.65 400 Watt Clear 400HP8120 120 457 3.80 High Pressure Sodium 400HPS208 208 457 2.20 . E18 Mogul Base 40011PS240 240 457 1.90 400HPS277 271 457 1.70 400HPS347 347 457 1.32 400HPS480 480 457 1.00 Cat. No. AR2 Type 1I Cat. No. AR4 Type IV Forward Throw Cat. No. AR3 Type III Cat. No. AR5 Type V Square 175 Watt Clear 175MH120 120 215 1.80 Metal Halide 175MH208 208 215 1.05 BT28 or ED28 175MH240 240 215 0.90 Pin -Oriented 175MH277 277 215 0.80 Mogul Base 175MH347 347 215 0.65 175MH480 480 215 0.45 250 Watt Clear 250MH120 120 295 2.60 Metal Halide 250MH208 208 295 1.50- BT28 or ED28 250MH240 240 295 1.30 Pin -Oriented 250MH277 277 295 1.10 Mogul Base 250MH347 347 290 0.90 250MH480 480 295 0.65 400 Watt Clear 400SM11120 120 458 4.00 Metal Halide 400SMH208 208 458 2.30 ED28' Pin -Oriented 400SMH240 240 458 2.00 Mogul Base 400SMH277 277 458 1.75 Small Outer jacket 400SMH347 347 458 1.40 400SMH480 480 _ 458 1.00 'Lamp available from Kim: MS400/HOR/ED28 Venture High -Output horizontal burning metal halide: 400W: 40.000 lumen: 4000°K: 20.000hr. 4 See the Alt Photometric Catalog for selection of fixture and mounting arrangement based on photometric performance. Specifications AS Model • Mogul Base - 150 to 400 Watt Certifirntiom Underwriters laboratories listed (120. 208. 240. 277 and 480 volt only) and Canadian Standards Association certified (120 and 347 volt only) for wet locations. Housing: One piece die cast aluminum with integral cooling• fins over the optical chamber and electrical compartment. Solid bather wall separates optical and electrical compartments. Double -thick wall with gussets on the support -arm mounting end. Housing forms a half -cylinder shape with 55° front face plane providing a recess to allow a flush single -latch detail. All hardware is stainless steel or electro-zinc plated steel. Lens Frame and Latch: One piece die cast aluminum lens frame with 1" minimum depth around the gasket flange. Integral hinges with stainless steel pins provide no -tool mounting and removal from housing. Single die cast aluminum cam -latch provides positive locking and sealing of the optical chamber by a one piece extruded and vulcanized silicone gasket. Clear '/b" thick tempered glass lens retained by eight stainless steel clips with full silicone gasketing around the perimeter. Reflector Module: Specular Alzak` optical segments rigidly n' 'rated in an aluminum frame which attaches to housing Doe piece module. Reflector module is field -rotatable it. ..t° increments. All HPS sockets are porcelain mogul base rated 4KV. ME sockets are pin -oriented and include a molded silicone lamp stabilizer. All sockets are factory prewired to a quick disconnect plug and include a wire seal through the barrier wall. Available in four light distribudons. all interchangeable within the same housing. Electrical Module: All electrical components are UL recognized, mounted on a single plate and factory prewired with • • quick -disconnect plugs. Electrical Module attaches to housing with no -tool hinges and latches, accessible' by opening die lens frame only. All ballasts are high power factor rated for -20°F. stating. - Support Arm: One piece extruded aluminum with internal bolt guides and fully radiussed top and bottom. Luminaire-to-pole attachment is by internal draw bolts. and includes a pole reinforcing plate with wire strain relief. Arm is circular cut for specified round pole. Finish: Housing, lens frame. latch and support arm are matching TGIC thermoset polyester powder coat paint available in. black, dark bronze. light gray or white. Powder ng is 2.5 mil nominal thickness, and all components are .oughly cleaned and primed with a protective chromate' conversion coating prior to powder coating. See copy at right. Uli-P Max fist: re wt. (400HPS)-451bs. Id" 22%" at Warning: Fixtures must be grounded in accordance with local codes or the National Electrical Code. Failure to do so may result in serious personal injure For all standard pole tnounts. field splices are trade at the pole top. 7 6" �Powder coating. 2.5 mil nominal tbickness. _�--Chromate conversion coating. Best known preparation of aluminum for paten adhesion and retardation of oxidation. Aluminum NFR-P 4 4 Wall Mounting: (For poured concrete walls only) Modified support arm with side access hole to ''o d splices within the arm. Wall embedment bracket pro d ccept draw -bolts. Trim plate provided to cover wallcmbedded J-box, finished to match fixture and arm. Optional Photocell Receptacle: Factory prewirtd receptacle installed directly above electrical compartment with full gaskedng around the perimeter. For multiple fixture mountings (250W or less), one fixture has a photocell receptacle to operate the others. Four 400W fixtures require two fixtures with photocell receptacles. NEMA base photocells by others. Optional Polycarbonate Shield: One piece vacuum formed clear UV stabilized polycarbonate enclosure replaces standard tempered glass lens. Fully gasketed cylindrical enclosure with 55° back face to match fixture housing. 250 Watt maximum (see note at right). CAUTION: Use only when vandalism is anticipated to be high. Useful life is limited by UV discoloration from sunlight and metal halide lamps. Optional Houaeside Shield: (For AR2, AR3 and AR4 pnly) Stamped aluminum shield with bypass'Iouvers for streetside light. Louvers block houseside light from lamp. Clear anodized finish. Attaches to lens frame interior on any four sides to insure correct orientation with reflector. Black anodized panel added to reflector to reduce houseside reflections. Use with clear lamps only; effectiveness is reduced with coated lamps. Optional Tampee'Reslsttatt Iat u Standard die cast latch is provided with a captive 10-32 stainless steel flat socket -head screw to prevent unauthorized opening. Note: Required only for vandal protection in locations where fixtures can be reached by unauthorized persons. Optional Vertical Slipfltter Mount Allows standard fixture and support atm to be mounted to poles having a 2" pipe size tenon (2•W' O.D. x 41/" min. length). Any mounting arrangement can be used (IA, 2B. 2L. 3T or 4C). 4" dia. cast aluminum with flush cap, secured by (4) s" stainless, steel set point alien screws. Finished to match fixture and arm. Special Options for Street Lighting Optional Terminal Block: (For field wire connections) 85 AMP, 600 Volt box clamp terminal block mounted to housing inside electrical compartment. Accepts 0144 wire. Factory prewired to ballast module disconnect plug. Optional Air Filter: Allows optical chamber to ventilate. filtering out all air particles above 500 microns. Multi -layer disc assembly mounted in solid wall between optical compartment and latch cavity. Optional Horizontal Slipfitter Mount Cast aluminum clamp -type sliptitter mount with single set screw anti -rotation lock. Bolts to housing from inside electrical compartment using mounting holes for standard support arm. Fitter clamps to any horizontal pole davit -arm with 2" pipe size mounting end (2':' O.D.). Wall embedment bracket jbr easy positioning and securing during concrete pour. Janrin wall 100 (hers '_ 4 NEVA base photocells mount directly above electrical comparrrnent Photocells by others. -r 4" 1 Polycarbonate Shield Captive stainless steel 10-3211at socketbead screw. Pole :filth 2" pipe tenon by others. -4—Vertical Slippier Mount by Kim. Note: May.be used with 400W HPS ht outdoor locations where ambient air temperature during fixture operation will not emceed 85°F 1— Stainless steel set scretcs. Detail Terminal Brock Davit arras with 2" pipe size fixture mount by others. Horizontal Slipfitter Mount by Kb». K 1 M ' t 4, • • 14 Finish 15 Optional Polycarbonate Shield TGIC thermoset polyester powder coat paint applied over a chromate conversion coating to housing, Tens frame. latch and support arm. Select pole finish firm pole spec sheet. Ca No. BL-P DB-P LG-P WH-P Color Black. Dark Bronze. resembles 313 Duranodic' in color. Light Gray White. One piece vacuum formed clear UV stabilized polycarbonate enclosure replaces standard tempered glass lens. 250 Watt maximum (see specs for higher wattage). CAUTION: Use only when vandalism is anticipated to be high. Useful life is limited by UV discoloration from sunlight and metal halide lamps. Cat. No. LS Note: May be used with 400 HPS In outdoor locations uben atnblent air temperature during fixture operation will not. exceed 85?.. 16 Optional Photocell Receptacle Factory prewired receptacle installed directly above electrical compartment with full gaskedng. For multiple fixture mountings (250W. and less), one fixture is supplied with a photocell receptacle to operate the others. Four 400W. fixtures require two fixtures with photocell receptacle. NEMA base photocells by others. Cat. No. A 25 17 Optional Houseside Shield For AR2. AR3 and AR4 fixtures only. Stamped aluminum shield with bypass louvers for streetside light. Attaches to lens frame interior on any of four sides to insure correct orientation with reflector. Black anodized panel added to reflector to reduce houseside reflections. Cat No. HS Note: Use for clear lamps only Effectiveness is reduced for coated lamps Mounting Arrangements Flxture with photcell receptacle and .t slave units) 4C 411 4C Wattage Per Fitton 70.400W. 70.250W. 400W. 18 Optional Tamper -Resistant Latch_ Standard latch is provided with a captive 10-32 stainless steel flat socket -head screw to prevent unauthorized opening. Cat. No. TL Note: Regttlred only for vandal protection ht locations where f[vtures can be reached by un- authorized persons (9 Special Options for Street Lighting Terminallock 85 AMP. 600 Volt box clamp for field wire connections. Mounted to housing inside electrical compartment and factory prewired to electrical module disconnect plug. Accepts ar144 wire. Cat No. TB I10 Poles See Kim pole specift- cadon sheets designated for AR fixtures. Rotund Pole 7)pes: .a/tau . .Von - Tapered Kim .spry. sheet: PRA' 'bl/LII'.' "ail;< ',wit altl he I/Setlt Stee Not - Tapered dlmt. Tapered Steel Tapered KRS LTRA PTRS Ali Filter permits optical chamber to breath. Filters out all air panicles above 500 microns. Mounted in solid wall between optical compartment and latch cavity. Cat No. AP Horizontal Slipfitter Mount for horizontal pole davit -arm with 2" pipe size mounting end (211r O.DJ. Cast aluminum with clamp -type action and single set screw and -rotation lock. Bolts to housing from inside electrical compartment. Cat No. HSF 111 Vertical Slipfitter Mount Allows standard fixture and support arm to be mounted to poles having a 2" pipe size tenon (2I s O.D. x 4 i_" min. length). Any mounting arrangement can be used (1A. 2B. 21- 3T or 40. 4" dia. cast aluminum with flush cap. secured by (4) !i„" stainless steel set paint alien screws. Finished to match fixture. Cat No. VSF K I M 19 •.r,yn"IG • III. DEFINITIONS Building Elevation: 1. a vertical distance of a building above or below a fixed reference level, i.e., MSL (mean sea level). 2. a flat scale drawing of the front, rear, or side of a building. Building Envelope: the volume in which a building may be built as circumscribed by setback lines and maximum allowable building heights. Building Height: the vertical distance measured from the finished grade to the highest point of the structure. At all points, the height measurement shall run with the slope of the land. Emergency Room: a service and facility designated to provide acute emergency medical services for possible life threatening situations. Fast Aid: low acuity medical treatment for non -life threatening situations. General Plan: the General Plan of the City of Newport Beach and all elements thereof. Grade: for the purpose of determining building height: 1. Finished - the ground level elevation which exists after any grading or other site preparation related to, or to be incorporated into, a proposed new development or alteration of existing developments. (Grades may be worked into buildings to allow for subterranean parking.) 2. Natural - the elevation of the ground surface in its natural state before man-made alterations. 3. Existing - the current elevation of ground surface. Inpatient Uses: hospital patient services which require overnight stay. Landscape Area: the landscape area shall include on -site walks, plazas, water, rooftop May 26,1992 4 landscaping and all other areas not devoted to building footprints or vehicular parking and drive surfaces. Mean Sea Level: a reference or datum mark measuring land elevation using the average level of the ocean between high and low tides. Outpatient Uses: hospital patient services which do not require overnight stay. Residential Care: medically -oriented residential units that do not require the acuity level generally associated with inpatient services but require overnight stays. Site Area: for the purpose of determining development area: 1. Gross - parcel area prior to dedications. 2. Net - parcel area after dedications. Special Landscaped Street: West Coast Highway is designated as a special landscaped street, containing special landscape requirements. Streets: reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular rights -of -way. May 26,1992 5 IV. DEVELOPMENT PLAN Project Characteristics The upper campus of Hoag Hospital is located on a triangular site of approximately 17.57 acres and is bounded by Newport Boulevard to the east, Hospital Road to the north and existing residential developments (the Versailles and Villa Balboa/Seafaire condominiums) to the west. The lower campus is located north of West Coast Highway, south of the Versailles and Villa Balboa/Seafaire Condominiums, west of Newport Boulevard and east of Superior Avenue. It contains approximately 20.41 acres and adjoins the upper campus at its eastern boundary. The upper campus is, and will continue to be, oriented towards inpatient functions, while the lower campus will be developed with predominantly outpatient, residential care and support services. Development Plan The Planned Community Development Plan for Hoag Hospital is shown on Exhibit 1. From 1990 to 2015, many of the existing buildings shown on the Development Plan for the upper campus may be redeveloped in order to functionally respond to the needs of the Hospital and conform to the requirements of State agencies. The Development Plan includes a 0.8 acre view park adjacent to the bike trail between the lower campus and the Villa Balboa/Seafaire Condominiums. This view park includes a twenty -foot wide linear park area adjacent to the bike path (approximately 0.5 acres) and a consolidated view park at the westerly edge of the property (approxi- mately 0.3 acres). A bike trail connection is also provided between the existing bike trails at the northern and southern boundaries of the lower campus. Access to the lower campus will be from West Coast Highway and Superior Avenue, as well as from Hospital Road, via the upper campus. Exhibit 2 shows the internal circulation for Hoag Hospital. The Development Plan does not specify building locations or specific hospital related uses. Instead, a developable area is identified based on the regulations established for this Planned Community District. Because of the dynamic nature of the health care industry which leads to rapid technological changes that effect how health care services are delivered, the Development Plan for Hoag Hospital sets development caps as a function of allowable densities established by the Newport Beach General Plan. May 26,1992 6 LEGEND AREA OF DEVELOPMENT SUPERIOR ROAD / / - — HOS�RA—�� t.u"� Sts S"- ..a AVENUE - / / �� —�/_ WEST COAST 1l� I • PLANNED COMMUNITY DEVELOPMENT PLAN HOAG MEMORIAL HOSPITAL PRESBYTERIAN : it HIGHWAY m 0 ti • C r m a 0 EXHIBIT 1 • • The statistical analysis (Table 1) provides a summary of a potential development profile for Hoag Hospital. In order to provide flexibility for the hospital to respond to changes in the health care industry, while at the same time ensuring that trip generation restrictions are adhered to and the overall development cap is not exceeded, this Development Plan. allows Hoag Hospital to adjust the development profile provided in the statistical analysis. For example, if changing hospital needs necessitate the development of additional outpatient uses, this development would be allowed, consistent with the Development Plan, as long as a corresponding adjustment in square footage and trip generation for another use were to occur. This Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis (Table 1) as long as the development limit (i.e., square feet) or the trip generation limit for the$eak period (as identified in the Environmental Impact Report) established within each phase of development is not exceeded. Adjustments to the Development Plan may be allowed if the total square footage or trip generation allowed in the current phase of development is exceeded, if the total development or trip generation allowed under the Development Plan is not exceeded. May 26, 1992 8 LEGEND r1 PRIMARY ACCESS (SIGNALIZED) SECONDARY ACCESS SERVICE ACCESS PUBLIC CIRCULATION STAFF / SERVICE CIRCULATION AVENUE j SUPE!tit) (JtJ4 n 0�• aOAD ®J ���• Cirri NMI WEST COAST- trs) �_= — �, FHC] VEHICULAR ACCESS .O HOAG MEMORIAL HOSPITAL PRESBYTERIAN HIGHWAY ._ oCf z o 0 c r m O 1 • EXHIBIT 2 • Table 1 • STATISTICAL ANALYSIS1 Use Square Feet Lower Campus Existing: Outpatient Services (Hoag Cancer Center) Child Care 65,000 7,800 Subtotal: 72,800 Phase I: Outpatient Services 115,000 Support Service 55,000 Administrative 30,000 Subtotal: 200,000 Phases II & III: Subtotal: Total Lower Campus Upper Campus Existing: Phase I: Outpatient Services Inpatient Subtotal: Phases II & III: Total Upper Campus GRAND TOTAL 305,089 577,889 480,000 25,000 115,000 140,000 145,349 765,349 1,343,2382 1 Full development of the upper and lower campuses is anticipated to occur over an approximate 20-year period and will likely occur in three, seven-year phases. 2 Up to 50% of the existing upper campus may be redeveloped by master plan buiidout. 3 Based on development allowed under the General Plan at a floor arca ratio to gross site area of .65 for the lower campus and 1.0 for the upper campus. Building Bulk limit for the lower campus is 0.90 for all structures which includes above grade covered parking. May 26, 1992 10 M • V. DISTRICT REGULATIONS The following regulations apply to all development within the Hoag Hospital Planned Community. The individual uses listed under the five permitted use categories is not an exhaustive list. Other hospital -related uses which fit into the five permitted use categories are allowed by definition. Prior to the issuance of a building permit, plot plans, elevations and any other such documents deemed necessary by the Planning, Building and Public Works Departments shall be submitted for the review and approval of the Planning, Building, and Public Works Departments. A. Permitted Uses 1. Lower Campus a) Hospital facilities, including, but not limited to: Outpatient services: • Antepartum Testing • Cancer Center • Skilled Nursing • Rehabilitation • Conditioning • Surgery Center • Clinical Center • Day Hospital • Back and Neck Center • Biofeedback • Breast Imaging Center • CT Scan • Dialysis • EEG/EMG/NICE Laboratory • First Aid Center • Fertility Services • G.I. Laboratory • Laboratory • Magnetic Resonance Imaging • Nuclear Medicine • Occupational Therapy • Pediatrics • Pharmacy • Physical Therapy • Pulmonary Services May 26,1992 11 • Radiation Therapy • Radiology • Respiratory Therapy • Sleep Disorder Center • Speech Therapy • Ultrasound ii. Administration: • Admitting • Auxiliary Office • Business Offices • Information • Registration • Patient Relations • Social Services Support Services: • Employee Child Care • Health Education • Power/Mechanical/Auxiliary Support and Storage • Food Services • Cashier • Chapel/Chaplaincy Service • Conference Center • Dietitian • Gift Shop • Laboratory • Medical Library • Medical Records • Pharmacy • Engineering/Maintenance • Shipping/Receiving • Microwave, Satellite, and Other Communication Facilities iv. Residential Care: • Substance Abuse • Mental Health Services • Extended Care • Hospice Care • Self or Minimal Care • Congregate Care May 26,1992 12 • • v. Medical/Support Offices b) Methane gas flare burner, collection wells and associated system components. c) Accessory uses normally incidental to hospital development. d) Temporary structures and uses, including modular buildings. 2. Upper Campus a) Hospital facilities, including, but not limited to: i) Inpatient uses: • Critical Care • Emergency Care Unit • Birth Suites • Cardiology • Cardiac Care Unit • Intensive Care Unit • Mother/Baby Unit • Surgery/Waiting Rooms • Radiology • Laboratory • Pharmacy ii) Outpatient services as allowed on the lower campus Administrative uses as allowed on the lower campus iv) Support services as allowed on the lower campus v) Residential care as allowed on the lower campus vi) Heliport (subject to Conditional Use Permit) b) Accessory uses normally incidental to hospital development. c) Temporary structures and uses, including modular buildings. May 26, 1992 13 B. Prohibited Uses • 1. Lower Campus a) Emergency Room b) Heliport C. Maximum Building Height The maximum building height of all buildings shall be in accordance with Exhibit 3 which established the following height zones: 1. Upper Campus Tower Zone - maximum building height not -to exceed the existing tower (235 feet above mean sea level). 2. Upper Campus Midrise Zone - maximum building height not to exceed 140 feet above mean sea level. 3. Upper Campus Parking zone - maximum building height not to exceed 80 feet above mean sea level, exclusive of elevator tower. 4. Lower Campus Zone, Sub -Areas A, B, C, F and G - within each sub -area no building shall exceed the height of the existing slope and conform to the range of maximum building heights indicated on the development criteria Exhibit 3. 5. Lower Campus Zone, Sub -Areas D and E - maximum building height shall not exceed the height of the existing Hoag Cancer Center (57.5 feet above mean sea level). D. Setbacks Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3. 1. Setbacks will be provided along property boundaries adjacent to the Villa Balboa / Seafaire Condominiums, as defined below: al Upper campus western boundary setback shall be the prolongation of the westerly edge of the existing cafeteria/laboratory building to the points of intersection with the easterly curb line of the existing service drive, then continuing along said line of the existing service drive. b) Lower campus northern boundary, all of which will have a 20' minimum building setback. May 26,1992 14 • • 2. The setback on West Coast Highway easterly of the hospital entry signal shall be 15 feet) In addition, vertical articulation shall be required for buildings easterly of the signal within 150 feet of the West Coast Highway frontage, as follows: 1st Floor: Up to 18 feet in height no additional articulation is required. If the 1st floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2nd Floor. 2nd Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 20 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 25 feet. The setback on West Coast Highway westerly of the hospital entry signal shall be 45 feet. In addition, vertical articulation shall be required for buildings westerly of the signal for buildings within 150 feet of the West Coast Highway frontage, as follows: 1st Floor: Up to 18 feet in height no additional articulation is required. If the 1st floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2nd Floor. 2nd Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 55 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 65 feet. In order to avoid any future structures in this area (within 150 feet of West Coast Highway) from presenting an unacceptable linear mass, no single structure shall be greater than 250 linear feet in width. Additional- ly, 20% of the linear frontage within 150 feet of West Coast Highway shall be open and unoccupied by buildings. May 26,1992 16 • • 10% of the linear length of height zones A and B as viewed from the existing bicycle/pedestrian trail, exclusive of that area adjacent to the consolidated portion of the view park, shall be maintained as view corridors between buildings. These requirements may be altered for individual buildings, if requested by the hospital, through the site plan review process defined in Section IX. 3. There will be no building setbacks along the boundary with CalTrans east property at Superior Avenue and West Coast Highway. 4. A 20 foot setback from property line shall be provided along Newport Boulevard from Hospital Road to a point 600 feet south; a 25 foot setback from property line shall be provided along the remainder of Newport Boulevard and along the Newport Boulevard/West Coast Highway Interchange. 5. Aten (10) foot building setback from the property line shall be provided along Hospital Road. E. Lighting The lighting systems shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer. F. Roof Treatment Prior to the issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with roofing materials. G. Sios All signs shall be as specified under the Hoag Hospital Sign Program, Part VI. H. Parkin All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations. May 26, 1992 17 I. Landscape All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII. J. Mechanical and Trash Enclosures Prior to issuance of a building permit, the project sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened, from public streets, alleys and adjoining properties. K. internal Circulation 1. Prior to the issuance of a grading permit for any of the proposed Master Plan facilities, the project sponsor shall implement a pilot program that controls usage of the Upper and Lower Campus service roads during non- working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e. 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by Hospital employees, physicians, patients and visitors during non -working hours, and other methods to restrict use. The Hospital will also request that vendors not deliver (i.e. scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program will be submitted to the City prior to the issuance of the grading permit. If such results indicate that such controls do not significantly impact the operations of the Hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures will be investigated at that time to reduce service road impacts to the adjacent residential units. 2. The lower campus service road shall include provisions for controlled access to limit usage to physicians and staff, and service vehicles. May 26,1992 18 L. Loading Dock Within one year from the date of final approval of the Planned Community District Regulations and Development Plan by the California Coastal Commission, as an interim measure, the project sponsor shall implement an acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implica- tions of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code. May 26,1992 19 VI. HOAG HOSPITAL SIGN PROGRAM A. Purpose and Intent 1. The purpose of this Sign Program is to provide adequate, consistent and aesthetically pleasing on -building wall and ground -mounted signage based upon the provisions set forth by the City of Newport Beach Sign Ordi- nance and the information signage requirements of Hoag Hospital. 2. The intent of this Sign Program is to produce uniform standards for Hoag Hospital. B. General Sign Standards 1. All signs visible at the exterior of any building or facility of the Hospital, ground mounted or on -building, may be illuminated or non -illuminated, depending upon need. Illumination method may be by external or internal source. No sign shall be constructed or installed to rotate, gyrate, blink or move, nor create the illusion of motion, in any fashion. 2. All signs attached to building or facility exteriors shall be flush or surface mounted as is appropriate to the architectural design features of said building or facility. 3. All signs together with the entirety of their supports, braces, guys, anchors, attachments and decor shall be properly maintained, legible, functional and safe with regard to appearance, structural integrity and electrical service. 4. All street signs shall be subject to review and approval of the City Traffic Engineer, and shall be in compliance with Ordinance 110-L. C. Number of Signs Allowed 1. One (1) double-faced primary identification ground -mounted sign or two single faced gateway entry signs shall be allowed per street frontage. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Total maximum signage area shall not exceed two hundred (200) square feet and shall not exceed ten (10) feet in height per sign and street frontage. This sign may occur as a wall sign, to be located upon a project boundary perimeter wall, subject May 26, 1992 20 • • to the same number and area maximums described above. 'This sign may also occur as part of an entry gateway system. 2. Secondary identification signs shall be allowed. This sign type shall not exceed a maximum height of 48" average height above finished grade. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Maximum sign area shall not exceed thirty-five (35) square feet. This sign may occur as a wall sign to be located upon a project boundary perimeter wall, subject to the same number and area maximums described above. 3. Vehicular and pedestrian directional signs shall be allowed. This sign type may occur as a single -faced or double-faced sign. This sign type shall occur with the sign suspended between two upright supports having the same depth (thickness) as the sign cabinet described above. 4. Hospital identification signs shall be allowed upon hospital tower parapets, one (1) at each elevation. The elevation facing west (Villa Balboa property line) may not be illuminated. 5. On the lower campus, one (1) building -mounted identification sign will be allowed per structure and shall not be placed so as to directly face the Villa Balboa/Seafaire property. Such signs will be no higher than the roof line of the building upon which they are mounted. May 26, 1992 21 • • VII. HOAG HOSPITAL PARKING REGULATIONS A. General 1. Off-street parking for Hoag Hospital shall be provided on -site. Parking may be on surface lots, subterranean or in parking structures. 2. The design and layout of all parking areas shall be subject to the review and approval of the city Traffic Engineer and the Public Works Depart- ment. 3. Parking lot lighting shall be developed in accordance with City standards and shall be designed in a manner which minimizes impacts on adjacent land uses. Nighttime lighting shall be limited to that necessary for security and shielded down from any adjacent residential area. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that the requirements has been met. The lighting plan shall be subject to review and approval of the City Planning Department. B. Requirements for Offstreet Parking Parking requirements for specific sitesshall be based upon the parking criteria established in Table 2. All parking shall be determined based upon building type and the area allotted to the following functions. Any area which is calculated as part of the total floor area limitation shall be included in the gross floor area to determine the parking requirement. May 26, 1992 22 Use Category Outpatient Services Support Administrative Residential Care Medical Offices Inpatient Table 2 PARKING REQUIREMENTS Parking Requirements 2.0 spaces/1,000 square feet* 1.0 spaces/1,000 square feet* 4.0 spaces/1,000 square feet* 1.0 spaces/1,000 square feet* 4.0 spaces/1,000 square feet* 1.25 spaces/1,000 square feet** * Parking requirements are based on a study performed by DKS Associates in May, 1987. ** Parking requirement is based on current Hoag Hospital parking demand. May 26, 1992 23 • • VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS A. General 1. Detailed landscape and irrigation plans, prepared by a registered Architect or under the direction of a Landscape Architect, shall be reviewed by the Planning and Parks, Beaches and Recreation Departments and approved by the Public Work Departments prior to issuance of a building permit and installed prior to issuance of Certificate of Use and Occupancy. The Landscape Plan may include a concept for the roofs and the parking structures. Trees shall not be used, but a planter box or trellis system shall be designed to provide visual relief of parking structures. All landscaping shall conform to the building height limits established in this text. 2. Parking lot trees shall be no less than fifteen (15) gallon size. 3. Shrubs to be planted in containers shall not be less than one (1) gallon size. Ground covers will be planted from (1) gallon containers or from root cuttings. 4. Every effort should be made to avoid using plants with invasive and shallow root systems. 5. Earth berms shall be rounded and natural in character, designed to obscure automobiles and to add interest to the site. Wheel stops shall be so placed that damage to trees, irrigation units and shrubs is avoided. 6. Trees in parking lots should be limited in variety. Selection should be repeated to give continuity. Regular spacing is not required and irregular groupings may add interest. Care should be exercised to allow plants to grow and maintain their ultimate size without restriction. 7. Heavy emphasis shall be placed on the use of drought -resistant native and naturalized vegetation and the use of an irrigation system designed to avoid surface runoff and over -watering. B. Maintenance 1. All planting areas are to be kept free of weeds and debris. 2. Lawn and ground covers are to be kept trimmed and/or mowed regularly. May 26, 1992 24 3. All plantings are to be kept in a healthy and growing condition. Fertiliza- tion, cultivation and tree pruning are to be carried out as part of regular maintenance. 4. Irrigation systems are to be kept in working condition. Adjustment and cleaning of system'should be part of regular maintenance. 5. Stakes,' guys and ties on trees should be checked regularly for correct function; ties to be adjusted to avoid creating abrasions or girdling to the stems. 6. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. C. Special Landscaped Street West Coast Highway is designated in the Hoag Hospital Planned Community as a special landscaped street. A 15' building setback from right-of-way / property line is required along West Coast Highway. Only driveways, parking and signage are allowed in the setback area. Parking areas shall be screened from view of West Coast Highway with landscaped berms. Landscaping along West Coast Highway shall consist of trees, ground cover and shrubbery. All unpaved areas not utilized for parking or circulation shall be landscaped in a similar manner. Tree size to be no less than twenty-four (24) inch box. D. Villa Balboa Landscape Zone The area between the Villa Balboa/Hoag property line and the loading dock service access road shall be landscaped except for any driveway, walkway, or other hardscape elements in said area. The purpose of the landscaping will be to screen and buffer residential units from hospital activities. E. Parking Areas A minimum of 5% of the surface parking areas shall be devoted to planting areas. Planting areas around building shall not be included in parking area. Planting of trees may be in groups and need not necessarily be in regular spacing. Alternative landscape programs may be developed, including perimeter parking area landscaping, berming and depressing of parking areas. Alternative landscape programs shall be subject to the review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. May 26,1992 25 A rooftop landscaping program may be developed for parking structures and shall be subject to the review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. Rooftop landscaping shall conform to height restrictions. May 26, 1992 26 IX. SITE PLAN REVIEW. A. Purpose The City Council finds that development on the West Coast Highway frontage of the lower campus of Hoag Hospital may have the potential to affect the aesthetics of the West Newport area as viewed from surrounding arterial roadways. The effect of this section is to establish a Site Plan Review requirement by the Planning Commission for certain individual projects which are proposed by the hospital to differ from the setback, horizontal and vertical articulation requirements as set forth in Section V.D.2. to insure that these projects conform with the objectives of the General Plan and the Master Plan for Hoag Hospital. B. Findings The City finds, determines and declares that the establishment of Site Plan Review procedures contained in this section promotes the health, safety, and general welfare of the community by ensuring that the development of Hoag Hospital proceeds in a manner which will not result in inadequate and poorly planned landscape areas, excessive building bulk on arterial roadways, inappropriate placement of structures and impairment of the benefits of occupancy and use of existing properties in the area. C. Application Site Plan Review approval shall be obtained prior to the issuance of a grading or building permit for any new structure or the addition to an existing structure which does not conform to the provisions of Section V.D.2. D. Plans and Diagrams to be Submitted The following plans and diagrams shall be submitted to the Planning Commission for approval: 1. A plot plan, drawn to scale, showing the arrangement of buildings, driveways, pedestrian ways, off-street parking and off-street loading areas, landscaped areas, signs, fences and walks. The plot plan shall show the location of entrances and exits, and the direction of traffic flow into and out of off-street parking and loading areas, the location of each parking space and loading space, and areas for turning and maneuvering vehicles. The plot plan shall indicate how utility and drainage are to be provided. May 26, 1992 27 2. A landscape plan, drawn to scale, showing the locations of existing trees proposed to be removed and proposed to be retained; and indicating the amount, type, and location of landscaped areas, planting beds and plant materials with adequate provisions for irrigation. 3. Grading plans when necessary to ensure development properly related to the site and to surrounding properties and structures. 4. Scale drawings of exterior lighting showing size, location, materials, intensity and relationship to adjacent streets and properties. 5. Architectural drawings, renderings or sketches, drawn to scale, showing all elevations of the proposed buildings and structures as they will appear upon completion. 6. Any other plans, diagrams, drawings or additional information necessary to adequately consider the proposed development and to determine compliance with the purposes of this chapter. E. Eel The applicant shall pay a fee as established by Resolution of the City Council to the City with each application for Site Plan Review under this chapter. F. Standards In addition to the general purposes set forth in sub -section B, in order to carry out the purposes of this chapter as established by said section, the site plan review procedures established by this Section shall be applied according to and in compliance with the following standards, when applicable: 1. • The development is in compliance with all other provisions of the Planned Community Development Criteria and District Regulations (P-C Text); 2. Development shall be compatible with the character of the neighborhood and surrounding sites and shall not be detrimental to the orderly and harmonious development of the surroundings and of the City; 3. Development shall be sited and designed to maximize the aesthetic quality of the project as viewed from surrounding roadways and properties, with special consideration given to the mass and bulk of buildings and the streetscape on West Coast Highway; 28 May 26,1992 V • • 4. Site plan and layout of buildings, parking areas, pedestrian and vehicular access ways, landscaping and other site features shall give proper consider- ation to functional aspects of site development. G. Public Hearing - Required Notice A public hearing shall be held on all Site Plan Review applications. Notice of such hearing shall be mailed not less than ten (10) days before the hearing date, postage prepaid, using addresses from the last equalized assessment roll or, alternatively, from such other records as contain more recent addresses, to owners of property within a radius of three hundred (300) feet of the exterior boundaries of the subject property. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this Section. In addition to the mailed notice, such hearing shall be posted in not less than two conspicuous places on or close to the property at least ten (10) days prior to the hearing. H. Action by the Planning Commission If all applicable standards established by this Section are met, the Planning Commission shall approve the development. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such as to bring said development into conformity. If the development is disapproved, the Commission shall specify the standard or standards that are not met. A Site Plan Review decision of the Planning Commission shall be subject to review by the City Council either by appeal, or upon its own motion, or upon the request of the Commission. The action of the Commission on any Site Plan Review shall be final and effective twenty-one (21) days following the Commission action thereon unless, within the twenty-one (21) day appeal period an appeal in writing has been filed by the applicant, or any other person, the Commission has requested a review of its decision, or unless the City Council, not more than twenty-one (21) days after the Commission action, on its own motion, elects to review and act on the action of the Commission, unless the applicant consents to an extension of time. The City Council may affirm, reverse or modify the decision. Such action by the City Council shall be final. May 26, 1992 29 rr • I. Appeal to the City Council Any Site Plan Review decision of the Commission may be appealed to the City Council by the applicant or any other person, at any time within twenty-one (21) days after the date of the Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in duplicate, with the Planning Department. Such letter shall set forth the grounds upon which the appeal is based and shall be accompanied by a fee as established by Resolution of the City Council. J. Action by the City Council An appeal shall be heard and acted on by the City Council, and the City Council may affirm, reverse or modify the decision of the Commission. The decision of the City Council is final. K. Expiration and Revocation of Site Plan Review Approvals 1. Expiration. Any Site Plan Review granted in accordance with the terms of this Title shall expire within 24 months from the date of approval if a building permit has not been issued prior to the expiration date and subsequently construction is diligently pursued until completion, unless at the time of approval the Planning Commission has specified a different period of time. 2. Violation of Terms. Any Site Plan Review granted in accordance with the terms of this Title may be revoked if any of the conditions or terms of such Site Plan Review are violated or if any law or ordinance is violated in connection therewith. 3. Hearing. The Planning Commission shall hold a hearing on any proposed revocation after giving written notice to the permittee at least ten days prior to the hearing, and shall submit its recommendations to the City Council. The City Council shall act thereon within 60 days after receipt of the recommendation of the Planning Commission. • t:\...\Planning\P\HOAGHOSP May 26,1992 HOAG HOSPITAL MASTER PLAN PROJECT AMENDMENT NO. 744 MITIGATION MEASURES MITIGATION MEASURE SUMMARY 1. Prior to the issuance of a grading permit, the project sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plan§ shall incorporate the recommendations of a soil engineer and an engineering geologist, subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans shall be furnished to the Building Department by the project sponsor. 2. Prior to the issuance of a grading permit, the project sponsor shall submit documen- tation to the City of Newport Beach Buildingq Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engi- neer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation. 3. Prior to the issuance of a grading permit, the project sponsor shall provide to the City of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineering geologist. This report shall also identify construction excavation techniques which ensure no damage and minimize disturbance to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. 4. Prior to the completion of the final design phase, the project sponsor shall demon- strate to the City of Newport Beach Building Department that all facilities will be designed and constructed to the seismic standards applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. 5 Prior to the issuance of grading or building permits for each phase of development, the Building Department shall ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of Master Plan and Envi- ronmental Impact Report, Hoag Memorial Hospital Presbyterian Campus, 301 Newport Boulevard, Newport, California" as prepared by LeRoy Crandall Associates, June, 1989, and in the report prepared pursuant to Mitigation Measure 3, are fol- lowed. 6. Prior to the issuance of a grading permit, the project sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivity. The site evaluation shall be designed to address soils to at least the depth to which excavation is planned. At a minimum, at least one sample from each soil type should be evaluated. Appropriate personnel protection shall be worn by field personnel during the field evaluation. In the event soils are found to be corrosive, the source and extent of the corrosive soils shall be determined, and all buildings and infrastructure shall be designed to control the potential impact of corrosive soils over time. 7. Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall also be undertaken, concluding wiih the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes that corrosive soils conditions could adversely impact normal construction materials or the materials used for the mitigation of subsurface gas conditions. For example, there are many elastomers and plastics, like PVC, which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. 8. Should the soil be identified as hazardous due the severeness of their corrosivity (i.e., a PH less than 2.5), on -site remediation by neutralization shall be undertaken prior to construction. Appropriate regulatory agency approvals and permits shall also be obtained. 9. Prior to issuance of grading permits, the project sponsor shall ensure that a construc- tion erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pol- lutants. These procedures may include: • the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. • the use of sandbags to slow the velocity of or divert stormflows. • the limiting of grading to the non -rainy season. The project sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. 10. Prior to the issuance of grading permits, the project sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesti- cides, and an irrigation system designed to minimize surface runoff and overwatering. 2 This plan shall be reviewed by the Department of Parks, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The project sponsor shall install landscaping in strict compliance with the approved plan. 11. The project sponsor shall continue the current practice of routine vacuuming of all existing parking lots and structures and shall also routinely vacuum all future parking lots and structures at current frequencies. Upon implementation of the County of Orange Storm Water Master Plan, routine vacuuming shall be done in accordance with the requirements specified in the plan. 12. Upon completion of final building construction plans, and prior to the issuance of a grading permit for each phase of development, the project sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shall submit a report to -the City of Newport Beach Building Department for approval, verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. A copy of this report shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 13. Prior to the completion of final construction plans, the project sponsor shall submit a comprehensive geotechnical/hydrologic study to the City of Newport Beach Build- ing Department, which includes data on groundwater. This study shall also deter- mine the necessity for a construction dewatering program and subdrain system. 14. Prior to the completion of final building construction plans for each phase of Lower Campus development, the project sponsor shall submit an application to the Regional Water Quality Control Board for an NPDES permit if a construction dewatering or subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures. Also, if dewatering is required by RWQCB, the project sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Quality Control Board Santa Ana Region. The results of this testing will assist in determining the specifications for the NPDES permit. The project sponsor shall strictly comply with all conditions of any NPDES Permit. 15. Project Sponsor shall strictly comply with its Hazardous Material and Waste Manage- ment Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. 16. The federal wetland regulations and requirements shall be reviewed by the City and the project sponsor at the time the proposed work is undertaken, and the project shall comply with all applicable laws concerning removal and mitigation of wetlands at that time, as required by the U.S. Army Corps of Engineers and the California 3 Coastal Commission. If this review results in a finding by the Resources Agencies involved in the permit processes that mitigation is required for impacts to the 1.07 acres of wetlands dominated by pampas grass, such mitigation will be accomplished as part of the mitigation required for impacts to sensitive wetland plant communities (Mitigation Measures 17 and 18). 17. The project sponsor shall prepare a comprehensive restoration and management plan for the wetland mitigation site as required by law. This plan will be submitted to the following agencies for their review and approval/ concurrence prior to issuance of grading and/or building permits for Master Plan development. • U.S. Army Corps of Engineers' • U.S. Fish and Wildlife Service' • California Department of Fish and Game2 • City of Newport Beach 18. The resulting final mitigation plan shall be approved as part of the Coastal Develop- ment Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement, if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading and/or building permits for Master Plan development in any areas affecting wetlands. 19. The plan will be consistent with the following provisions: • The amount of new wetlands created under the mitigation plan shall be at least of equal size to the area of sensitive wetland communities impacted by the project. • The wildlife habitat values in the newly created wetlands shall not be less than those lost as the result of removal of sensitive wetland com- munities impacted by the project. t 2 Under the existing regulations, the Corps and USIWS would be consulted as part of the Section 404 permitting process. However, If proposed changes to the regulations result In removal of the project site from Corps jurisdiction, these agencies would not be required to review the wetland mitigation -plan. Regardless of other considerations, CDFG will review the wetland mitigation plan for the Cty of Newport Beach as part of the Coastal Development Fetmit process; CDFG review would also be provided as part of a Streambed Alteration Agreement, if required. • • • The wetlands created shall not decrease the habitat values of any area important to maintenance of sensitive plant or wildlife populations. • The wetland mitigation planning effort will take into consideration cre- ation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. • The plan will constitute an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guaran- tee wetland restoration in accordance with stated management objec- tives within a specified time frame. The plan shall describe the applicant's responsibilities for making any unforseen repairs or modi- fications to the restoration plan in order to meet the stated objectives of the plan. 20. The following detailed information will be provided by the project sponsor in the final mitigation plan: • Diagrams drawn to scale showing any alterations to natural landforms; • A list of plant species to be used; • The method of plant introduction (i.e., seeding, natural succession, vegetative transplanting, etc.); and • Details of the short-term and long-term monitoring plans, including financing of the monitoring plans. 21. Prior to the issuance of a grading permit, an Orange County certified archaeologist shall be retained to, and shall, monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference, at which time moni- toring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. 22. Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall 5 • • go to an Orange County institution with an educational and/or research interest in the materials. 23. The project sponsor shall construct, if feasible and by mutual agreement, and " maintain a fence along the common property line west of the Upper Campus. The proposed design of the fence shall be reviewed and approved by the City Engineering Department. 24. The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not con- sidered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of the Master Plan, adoption of the Planned Community Development Plan and District Regulations, approval of a De- velopment Agreement, approval of a zone change to Planned Community District, grading permits, and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. 25. Subsequent to completion of Phase I of the project, the project sponsor shall conduct a Traffic Phasing Ordinance (TPO) analysis for Phase II and III Master Plan devel- opment. The analysis shall identify potential intersection impacts, the proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of Phase II or III construction. 26. Prior to issuance of building permits for Phase I of the project, the project sponsor shall conduct a project trip generation study which shall be reviewed and approved by the City Traffic Engineer. This study shall determine if the traffic to be generated by existing plus Phase I development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase I development will generate more than 1338 PM peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1338. 27. Subsequent to completion of Phase 1 Master Plan development, the project sponsor shall conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases II and III) will exceed 1,856 PM peak hour trips when added to the trips generated by existing (including Phase 1) Hoag Hospital development. This study shall be conducted prior to the issuance of any grading or building permits for Phase II or III development. 6 • • 28. The project sponsor shall continue to comply with all applicable regulations adopted by the Southern California Air Quality Management District that pertain to trip reductions such as Regulation 15. 29. The project shall comply with the City of Newport Beach Transportation Demand Management Ordinance approved by the City Council pursuant to the County's Congestion Management Plan. 30. In order to ensure accessibility to the available transit services for employees, visitors and patrons of the Hospital, the following transit amenities shall be incorporated into the Master Plan project: Bus turnouts shall be installed if, and as required, by the City Traffic Engineer at all current bus stop locations adjacent to the project site. Bus turnouts shall be installed in accordance with standard design guidelines as indicated in OC17)'s Design Guide- lines for Bus Facilities. 31. Prior to issuance of a grading permit for any of the proposed Master Plan facilities, the project sponsor shall implement a pilot program approved by the City Traffic Engineer that monitors and manages usage of the Upper and Lower Campus service roads during non -working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e., 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by hospital employees, physicians, patients and visitors during non -working hours, and other methods by which to restrict use. The hospital shall also request that vendors not deliver (i.e., scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program shall be submitted to the City for review prior to issuance of the grading permit. If the results indicate that such controls do not significantly impact the operations of the hospital, and provided that requests for specified vendor deliv- ery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation im- pacts are significant, other mitigation measures would be investigated at that time to reduce service road impacts to the adjacent residential units. 32. Prior to issuance of approvals for development phases subsequent to Phase I, the applicant shall submit to the City Traffic Engineer for his/her review and approval a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data for the proposed parking rates. 33. Prior to the issuance of precise grading permits for the phase of Master Plan development that includes new, or modifications to existing, internal roadways (other than service roads), the project sponsor will prepare an internal circulation plan for 7 • • submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. 34. Depending on actual site build out, intersection improvements may be required at the Hospital Road (Upper Campus access) Placentia Avenue Intersection and at the WCH (Lower Campus access) intersection. The need for these improvements shall be assessed during subsequent traffic studies to be conducted in association with Mitigation Measure 25. 35. As each phase of the Master Plan is constructed, the project sponsor shall provide each new employee a packet outlining the available ridesharing services and pro- grams and the number of the Transportation Coordinator. All new employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital, as required by Regulation XV. 36. Prior to issuance of grading and building permits for each phase of development, the project sponsor shall provide evidence for verification by the Planning Department that the necessary permits have been obtained from the SCAQMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in that phase. If the new emissions, when added to existing project emissions could result in impacts not previously considered or significantly change the land use impact, appropriate CEQA documentation shall be prepared prior to issuance of any permits for that phase of development. Each subsequent air quality analysis shall be reviewed and approved by the SCAQMD. 37. Prior to the issuance of grading and building permits for each phase of development, the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design. 38. Prior to issuance of grading and building permits for each phase of Master Plan development, the project sponsor shall provide evidence that site plans incorporate the site development requirements of Ordinance No. 91-16, as appropriate, to the Traffic Engineering Division and Planning Department for review and Planning Commission approval. Requirements outlined in the Ordinance include: 1) A minimum of five percent of the provided parking at new facilities shall be reserved for carpools. These parking places shall be located near the employee en- trance or at other preferential locations. 8 2) A minimum of two bicycle lockers per 100 employers shall be provided. Addi- tional lockers shall be provided at such time as demand warrants. 3) A minimum of one shower and two lockers shall be provided. 4) Information of transportation alternatives shall be provided to all employees. 5) A rideshare vehicle loading area shall be designated in the parking area. 6) The design of all parking facilities shall incorporate provisions for access and parking of vanpool vehicles. 7) Bus stop improvements shall be required for developments located along arterials where public transit exists or is anticipated to exist within five years. The exact number of each of the above facilities within each phase of the Master Plan shall be determined by the City during review of grading and building permit applications for each phase. The types and numbers of facilities required of each phase will reflect the content of the Ordinance at the time that a permit application is deemed complete by the Planning Department. 39. If noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL, the project sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall, berm, or combination wall/berm) is the most common way of alleviating traffic noise impacts. 40. Prior to occupancy of Master Plan facilities, interior noise levels shall be monitored to ensure that on -site interior noise levels are below 45 CNEL. If levels exceed 45 CNEL, mitigation such as window modifications shall be implemented to reduce noise to acceptable levels. 41. Prior to issuance of a grading and or building permit the project sponsor shall demonstrate to the City that existing noise levels associated with the on -site exhaust fan are mitigated to acceptable levels. Similarly, the project sponsor shall demon- strate to the satisfaction of the Building Department that all noise levels generated by new mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards. 42. The City of Newport Beach shall send a letter to each emergency vehicle company that delivers patients to Hoag Hospital requesting that, upon entrance to either the Upper or Lower Campus, emergency vehicles turn off their sirens to help minimize noise impacts to adjacent residents. Hoag Hospital will provide the City with a list of all emergency vehicle companies that deliver patients to Hoag Hospital. 9 43. Prior to issuance of grading and building permits, the project sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement with- in the overall Master Plan. This plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscap- ing with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches and Recreation Department and approval by the Planning De- partment and Public Works Department. 44. Prior to issuance of a building permit, the project sponsor shall submit plans to, and obtain the approval of plans from, the City Planning Department which detail the lighting system for all buildings and window systems for buildings on the western side of the Upper Campus. The systems shall be designed and maintained in such a manner as to conceal light sources and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed elec- trical engineer, with a letter from the engineer stating that, in his or her opinion, this requirement has been met. 45. Prior to issuance of a building permit, the project sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. 46. Prior to issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof top of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the build- ing roof using materials compatible with building materials. 47. Prior to issuance of building or grading permits, the project sponsor shall make an irrevocable offer to dedicate and grade the proposed linear and consolidated view park as identified in the project description (Figure 3.2.1.) The project sponsor will dedicate land for a 0.28 acre consolidated view park and a 0.52 acre linear view park. 48. Prior to issuance of a building permit for any lower campus structure, the project sponsor shall prepare a study of each proposed building project to assure confor- mance with the EIR view impact analysis and the PCDP and District Regulations, to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan development. This analysis shall be submitted to and approved by the City Planning Department. 49. In the event that hazardous waste is discovered during site preparation or construc- tion, the project sponsor shall ensure that the identified hazardous waste and/or hazardous materials are handled and disposed in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 10 • • 20, Chapter 6.5), standards established by the California Department of Health Servi- ces, Office of Statewide Health Planning and Development, and according to the requirements of the California Administrative Code, Title 30, Chapter 22. 50. Prior to construction of structures over or near the Wilshire oil well, Project Sponsor shall ensure that the Wilshire oil well, or any abandoned, unrecorded well or pressure relief well, is re -abandoned to the current standards. Abandonment plans will be submitted to the State Division of Oil and Gas (DOG) for approval prior to the abandonment procedures. The City's building official shall be notified that the reabandonment was carried out according to DOG procedures. 51. To further determine the source of the gas on the Lower Campus site, prior to issuance of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples to samples taken from the Hoag gas collection wells prior to site grading and construction. 52. A soil gas sampling and monitoring program shall be conducted for the areas to be graded and/or excavated. Systematic sampling and analysis shall include methane and hydrogen sulfide gas. Samples shall be taken just below the surface, at depth intervals within the removal zone, and at a depth below the depth of actual disturbance. (The individual(s) performing this initial study may be at risk of exposure to significant - and possibly lethal - doses of hydrogen sulfide, and shall be appropriately protected as required.) 53. A site safety plan shall be developed that addresses the risks associated with exposures to methane and hydrogen sulfide. Each individual taking part in the sampling and monitoring program shall receive training on the potential hazards and on proper personal protective equipment. This training shall be at least at the level required by CFR 2910.120. 54. If the analysis of the initial soil gas samples show unacceptable levels of hazardous constituents that have the potential to pose a health risk during construction activities, additional gas collection wells shall be drilled to contain and collect the gas. j 557 Continuous monitoring for methane and hydrogen sulfide shall be conducted during the disturbance of the soils and during any construction activities that may result in an increase in the seepage of the gases. The project sponsor shall maintain a continuous monitor in the immediate vicinity of the excavation, and a personal monitor, with an alarm, shall be worn by each worker with a potential for exposure. 56. A study of other hazardous constituents that may be present in quantities that pose a health risk to exposed individuals shall be prepared and evaluated prior to the 11 initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. 57� A study shall be conducted that characterizes the wells, the influent gas, and the Leffluent of the flare. This study shall characterize the gas over a period of time, to allow for potential fluctuations in concentration and rate. C58 A scrubber system shall be required to reduce the concentration of hydrogen sulfide in the influent gas. 59. In the event additional gases are to be collected from newly constructed collection wells as part of a measure to reduce exposures during construction, an evaluation of the capacity and efficiency of the present flare system shall be conducted prior to connecting any new sources. An automatic re -light system shall be installed on the flare system to reduce the risk of a potential release of high concentration of hydrogen sulfide. The system shall be designed with an alarm system that notifies a remote location which is manned 24 hours per day. 61. ' A continuous hydrogen sulfide monitor that would give warning of a leak of concentrations in excess of acceptable levels shall be installed in the vicinity of the flare. 62. A study of the concentration of potential hazardous constituents shall be conducted prior to initiation of the project to characterize the wastewater and any risks it may pose to human health prior to development. A stormwater pollution prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for Storm Water Discharges Associated with Construction Activity and shall comply with all the provisions of the permit, including,but not limited to, the development of the SWPPP, the development and implementation of Best Management Practices, implementation of erosion control measures , the monitoring program requirements, and post construction monitoring of the system. 63. Soil samples shall be collected from appropriate locations at the site and analyzed for BTEX and priority pollutants; if the soils are found to contain unacceptable levels of hazardous constituents, appropriate mitigation will be required, including a complete characterization of both the vertical and horizontal extent of the contamination, and a remedial action plan shall be completed and approved by the California Regional Water Quality Control Board. The project sponsor must demonstrate to the City of Newport Beach compliance with this measure prior to issuance of any permits for Phase I construction activities. 12 • • 64. Prior to the issuance of grading or building permits, the project sponsor shall evaluate all existing vent systems located on the lower campus and submit this data to the City Building and Fire Departments, the State Department of Conservation, Division of Oil and Gas, and the Southern California Air Quality Management District for comment. Additionally, any proposed new passive vents shall be evaluated by these agencies prior to the issuance of grading or building permits. If the vents are emitting detectable levels of hydrogen sulfide and/or toxins, the emitted gasses must be treated prior to discharge in a manner acceptable to these agencies. 65) If required by the Southern California Air Quality Air Management District, an air dispersion model shall be required in order to predict the cumulative effects of the emissions. Compliance with any additional requirements 'of the AQMD shall be verified through a compliance review by the district with written verification received by the Newport Beach Building Department. 66. Before the issuance of building permits, the project sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a manned remote location have been provided in building designs. This monitoring equipment must be the best available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. 67. Prior to issuance of a grading permit, the Project Sponsor shall ensure that the inferred fault traversing the site is trenched and monitored for gas prior to site grading and construction. If gas monitoring indicates a potential risk during grading, additional gas collection wells will be drilled to collect and contain the gas. 68. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage, based on the recommen- dations of a geotechnical engineer. 69. Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing gas collection system. 70. Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach, indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the founda- tion. Riser type vents will be attached to light standards and building high points. 13 Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geo- technical firm shall be retained to design such systems. 71. Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All materials of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gases. 72. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane gas sensors. Such sensors will be installed in areas of likely accumulation, such as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can be tied into fire alarm systems for 24 hour surveillance. 73. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the buildings' central air conditioning system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). (74.1 During construction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally, construction contractors shall be required to have a health and safety plan that includes procedures for work- er/site safety for methane. If dangerous levels of methane are discovered, construc- tion in the vicinity shall stop, the City of Newport Beach Fire Department shall be notified and appropriate procedures followed in order to contain the methane to ac- ceptable and safe levels. The Project Sponsor may remove the flare system, contain the gas and utilize the gas for Lower Campus facilities. During the containment process and removal of the flare, the project sponsor shall ensure that methane levels are monitored throughout the project area to ensure that this transition does not create an upset in methane levels or create odors or risk of explosion. t- 76. Prior to development on the Lower Campus, the project sponsor shall submit to the City of Newport within one year of May, 1992, plans to install a scrubber system to remove hydrogen sulfide from the influent gas to the flare. The design arid 14 construction of the system should be in accordance with the Best Available Control Technologies, and must be in compliance with SCAQMD (District) Regulation XIII, emission offsets and New Source Review. As required by the District, the project sponsor shall develop a sampling and analysis protocol for District approval to evaluate the impact the existing and post -scrubber emissions will have on the ambient air quality and on possible receptor populations. The required evaluation shall include analysis for criteria and toxic pollutants, and an evaluation of the potential risks associated with the emission of these pollutants (Rule 1401). Included in the plans for the design of the scrubber system should be a make-up gas source. 178.E The plans for the design of the new system will include a calibration and mainte- nance�/ plan for all equipment, and if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. 79. The project sponsor shall submit plans to the City of Newport Beach Building Department that demonstrate that the flare operation will be shut down within four years of August, 1992. The project sponsor must prepare and obtain approval from the SCAQMD to implement a sampling and analysis protocol for evaluation of the existing emissions from the flare after scrubbing (Mitigation Measures 75 & 76), and the effect of flare shutdown on ambient air quality. The methane gas source should be used, if engineering design allows, as a .supplemental source of fuel for the Hospital's boilers. If the gas is not usable, the flare shall be relocated. 8 ) The plans for the design of the new system will include a calibration and mainte- nance plan for all equipment, and if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arrestors. The project sponsor shall evaluate enclosing or placing new equipment underground. 81. Prior to installation of the scrubber system, the project sponsor shall develop a protocol for a study to evaluate the integrity of the control equipment and piping. The project sponsor must obtain agreement from the District on the protocol prior to initiating the study. 82. Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. 15 83. Before the issuance of building permits, the project sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous Materials and Waste Management Plan and its Infectious Control Manual have been modified to include procedures to minimize the potential impacts of emissions from the handling, storage, hauling and destruction of these materials, and that the project sponsor has submitted the modified plans to the City of Newport Beach, Fire Prevention Department, and the Orange County Health Care Agency, as required by the Infections Waste Act and AB2185/2187. 84. Project Sponsor shall continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as comply with all new regulations enacted between now and completion of the proposed Master Plan. 85. To the satisfaction of the City building official, the Project Sponsor shall expand existing hazardous infectious, radiological disposal facilities to add additional storage areas as necessary to accommodate the additional waste to be generated by the expanded facilities. The Project Sponsor shall provide evidence to the Planning Director that measures to ensure implementation and continued compliance with all applicable SCAQMD Air Toxic Rules, specifically Rules 1401,1403, 1405 and 1415, are being carried out. 87. The project sponsor shall submit plans to the City Building Department verifying that all roadways associated with the development of the Master Plan will be paved early in the project, as a part of Phase I Master Plan development construction activities. 88. The project sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures, which may include: High efficiency cooling/absorption units - Thermal storage and ceramic cooling towers - Cogeneration capabilities High efficiency water heaters Energy efficient glazing systems - Appropriate off -hour heating/cooling/lighting controls 16 I 1 ▪ Time clocks and photovoltaic cells for lighting controls Efficient insulation systems ▪ Light colored roof and building exteriors PL lighting and fluorescent lighting systems Motion detector lighting controls Natural interior lighting - skylights, clerestories Solar orientation, earth berming and landscaping 89. The project sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible. 90. In conjunction with the Critical Care Surgery addition , the Project Sponsor will place the overhead power lines located west of the Upper Campus underground if feasi- ble. ' 91. Prior to the issuance of grading permits, emergency fire access to the site shall be approved by the City Public Works and Fire Departments. 92. Prior to the issuance of building permits, the project sponsor shall demonstrate that final design of the project shall provide for the incorporation of water -saving devices for project lavatories and other water -using facilities. The project sponsor will also comply with any other City adopted water conservation policies. 93. Prior to issuance of grading permits, a master plan of water and sewer facilities shall be prepared for the site. The project sponsor shall verify the adequacy of existing water and sewer facilities and construct any modifications or facilities necessitated by the proposed project development. 94. Prior to the issuance of building permits, the project sponsor shall demonstrate, to the satisfaction of the City Fire Department, that all buildings shall be equipped with fire suppression systems. 95. Prior to issuance of building permits, the project sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding the project site shall be designated as fire lanes, and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire 17 Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. 96. Prior to issuance of a building permit, the project sponsor shall demonstrate to the City that the thermal integrity of new buildings are unproved with automated time clocks or occupant sensors to reduce the thermal load. 97. Prior to issuance of a building permit, the project sponsor shall demonstrate to the City that window glazing, wall insulation, and efficient ventilation methods have been incorporated into building designs. 98. Prior to issuance of a building permit, the project sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water heater, cooking equipment, refrigerators, furnaces and boiler units. 99. Prior to issuance of a building permit, the project sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. 100. The project sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported off site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. 101. In conjunction with the application for a grading permit, the project sponsor shall submit a construction phasing and traffic control plan for each phase of development. This planwould identify the estimated number of truck trips and measures to assist truck trips and truck movement in and out of the local street system (i.e., flagmen, signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak hours, extending the construction period and reducing the number of pieces of equipment used simultaneously. The plan will be reviewed and approved by the City Traffic Engineer prior to issuance of the grading permit. 102. The project sponsor shall ensure that all haul routes for import or export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such routes shall be included in the above construction traffic plan. 103, The project sponsor shall provide advance written notice of temporary traffic disrup- tions to affected areas, businesses and the public. This notice shall be provided at least two weeks prior to disruptions. 104. The project sponsor shall ensure that construction activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited between June 1 and September 1 to avoid traffic conflicts with 18 • • beach and tourist traffic. At all other times, such activities shall be limited to 25 truck (i.e., multiple axle vehicle) trips per hour unless otherwise approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be applied if traffic congestion problems arise. 105. The project sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. 106. Project sponsor shall ensure that all project related grading shall be performed in accordance with the City of Newport Beach Grading Ordinance which contains procedures and requirements relative to dust control, erosion and siltation control, noise, and other grading related activities. Prior to issuance of grading permits, the project sponsor shall demonstrate com- pliance with SCAQMD Rule 403 which will require watering during the morning and evening prior to or after earth moving operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAQMD approved chemical stabilizers should be spread on con- struction sites or unpaved areas. Additional measures to control fugitive dust include street sweeping of roads used by construction vehicles, reduction of speeds on all unpaved roads to 15 miles per hours, suspension of operations during first and second stage smog alerts, and wheel washing before construction vehicles leave the site. 108. Prior to issuance of any grading and building permit, the project sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing and transit incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. 109. Prior to issuance of a grading permit for each phase of construction, the project sponsor shall submit an analysis to the City Building Department that documents the criteria emissions factors for all stationary equipment to be used during that phase of construction. The analysis shall utilize emission factors contained in the applicable SCAQMD Handbook. The analysis shall also be submitted to the City of Newport Beach Planning Department for review and approval. } 110. The project sponsor shall ensure that low emission mobile and stationary equipment is utilized during construction, and low sulfur fuel is utilized in stationary equipment, when available. Evidence of this fact shall be provided to the City of Newport Beach prior to issuance of any grading or building permit. 19 The project sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained mufflers and kept in proper tune, The project sponsor shall ensure that construction activities are conducted in accor- dance with Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:00 p.m. on weekdays, and 8:00 a.m. to 6:00 p.m. on Saturdays. No person shall, while engaged in construction, remodeling, dig- ging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner that produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. 113. Subsequent to the approval of this Agreement by the Coastal Comnrission and the expiration of any statute of limitation for filing a legal challenge to this Agreement, the Master Plan, or the EIR, Hoag shall deposit Two Hundred and Fifty Thousand Dollars ($250,000) in an account, and at a financial institution, acceptable to City. The account shall be in the name of the City provided, however, Hoag shall have the right to access the funds in the event, but only to the extent that, Hoag constructs or installs the improvements described in (f) or (ii). Funds in the account shall be applied to the following projects (in order of priority upon notice to proceed served by City on Hoag): (i) The construction of a sidewalk and installation of landscaping in the CalTrans right-of-way along the west side of Newport Boulevard southerly of Hospital Road; (ii) The construction of facilities necessary to bring reclaimed water to West Newport and/or the Property; Any funds remaining in the account after completion of the projects described in (i) and (ii) shall be used by the City to fund, in whole or in part, a public improvement in the vicinity of the property. 114. Roof top mechanical equipment screening on the emergency room expansion shall not extend closer than fifteen feet from the west edge of the structure and no closer than ten feet from the edge of the structure on any other side. 115. Noise from the emergency room expansion roof top mechanical equipment shall not exceed 55 dBA at the property line. 116. The project sponsor shall pay 75% of the cost of planting thirty 24 inch ficus trees (or the equivalent) in the berm between the service road and Villa Balboa southerly of the tennis courts. Planting shall occur on Villa Balboa property. 20 117. Use of the heliport/helipad shall be limited to emergency medical purposes or the transportation of critically ill patients in immediate need of medical care not avail- able at Hoag Hospital. Helicopters shall, to the extent feasible, arrive at, and depart from the helipad, from the northeast, to mitigate noise impacts on residential units to the west and south. 118. For any building subject to the issuance of the building permit by the Office of the State Architect, Hoag Hospital shall submit to the State Architect a letter from the City of Newport Beach indicating that review of the construction plans has been completed and that the plans are in compliance with all City requirements. 119. Non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of the service/access road shall be operated only between the hours of 7:00 a.m. and 7:00 p.m. daily. 120. Within one year from the date of final approval of the Planned Community District Regulations and Development Plan by the California Coastal Commission, as an interim measure, the project sponsor shall implement an acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading doc area. The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implications of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code. 121. Prior to issuance of a grading permit for each individual phase of development (i.e., I, II or III) the project sponsor shall conduct a CO hot spot analysis for the subject phase of development. This analysis shall utilize the EMFAC7EP emission factor program for the build out year of the subject phase of development, and the CALINE4 CO hot spot model or the model recommended for such analysis at that time. The results of this analysis shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project build out CO analysis. 21 122. The methane gas facility and all building on the lower campus shall be subject to all laws and regulations applicable, including, but not limited to, the Federal Regulation contained in 29 C:FR 1910, the State Health and Safety Code, Division 20, Chapter 6.95, and the regulations of OSHA and the National Fire Protection Association. et Prior to the issuance of building permits on the lower campus, the project sponsor shall submit to the Newport Beach Fire Department a compliance review report of all the above referenced laws and regulations. 123. The design of the critical care/surgery addition shall incorporate screening devices for the windows which face the Villa Balboa area for the purpose of providing privacy for residents, so long as these screening devices can be designed to meet the Hospital Building Code requirements regarding the provision of natural light to the facility. C\...petty-t\ed\dr142.mit 22 4 t • 1990 So. Bundy Dr Fourth Floor Los Angeles California 90025 310.826,2100 FAX 826.0182 Nadel Architects Inc Architecture Planning Inferiors June 24, 1997 Ms. Genia Garcia Associate Planner City of Newport Beach 3300 Newport Blvd. P. O. Box 1768 Newport Beach, CA 92658-8915 Re: Hoag Hospital Support Services Building NADEL No. 97-071.00; Hoag No. 1251.56 Information Requested in our June 12,1997 Meeting Dear Genia: Enclosed are two detail studies and a revised site -line study for your review and comment which address the following issues: 1. The decorative trellis and setback line. 2. The height zone dividing line. Please review these studies and let me know whether the project is in compliance with the Hospital's Specific Plan and Mitigation Measure 48. Thank you for your assistance in this matter. Very truly yours, NADEL ARCHITECTS, INC. avid K Vice Presien cc: Peri Muretta Leif Thompson - Hoag Hospital Greg McClure - Hoag Hospital Don Dildine - Nadel Architects, Inc. Enclosures DJ:ht Jacobson\garcla.624 .111111111111 flai 15' tailtStA fit111.01146 SEIBACA PLUS ARIACULE0011 NT 20' Ati0 HIGHWAY ••• • Iv EIHIILL LH • • %it PETAIL OF 70i-42 LINE CORNER OF BUILDING AT A AND 9 • SCALE: 1%5' • N06-100-00 JUNE 20, 1997 i • • • • M04f Cable- GK► 045 VW;e- 0 It. trib1/25 y , j�l�etback i • E$ttfSior+ of eat. wioJay w '•I 9Lt5Ja \\\\\;\\\\\ perm(. SOUTHEAST ,;CORNER OF BUILDING AT Z AND 25 SCALE: r:6`:: : NO6-100-OO. : JUNE. 20; 1997 SEP—OS-1996 15:41 CHCG ARCHITECTS INC. 0 ARCHITECTS 818 568 8026 P.01 TRANSMITTAL To: Ms. Gina Garcia Date: August 28,1996 City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 From. Dwight Broadneaux, Project Architect, AIA ;> Copies to: Project: Hoag Memorial Hospital Presbyterian Support Services Building Protect No.: 95713 We are transmitting "Herewith ❑UnderSeparaleCover 5250 G/ 0 Mail ❑ Sedate UPS ❑ Pick Up El Delivery 0 Overnight 0 Other IN FAX 714 644-ago$ Pages.` (( Copies Date Description 1 EA 08-28-96 Roof plan of the Office Building, South Elevation of the Office Building, Cut Sheets and Elevation of the Exhaust Fans 7 K-'4' (V001411lc-r M7 ‘7,41t,c, l` T /t>'td Remarks We spoke last week regarding the number of roof mounted exhaust fans that would be required for this project to exhaust the building in case of an methane gas alarm. Please review the documents submitted and let us know if the exhaust fans on the roof will be permitted and If they will require screening. If you have any questions or need further clarifications, please do not hesitate to contact me. IA \I\ 4(6 hw + 13S WEST GREEN STREET SNIPE 200 PASAUENA CA 9110S 818 568 1426 818 568 8016 FAX • F`,tfMINlPR0JE01\95713M288713.WPn arte/96 C t> SEP-05-1996 16:2? CHCG ARCHITECTS INC. 818 568 8026 P.05 Z1 tat Lfr -r tih.AL'S Vb.N T[LA OR BELT DRIVE — DIMENSION DATA N. 0 .,N. I I� \v07kFyi\ I I \ 1 1 1800 �'� Mac . t }� �► . 1 ;' 1 -r 5 \ \ 120,1' ±IN- 1 i I f IN i i� 000 i I • .. �1 • a4 hksyq I ox 1 5- 4830 oo BPM+L \ VA •e 4000 2000 3000 4000 5000 S000 7000 8000 90 i10-3/048-221 6 both Sid% FOUNDATION PLAN FLOW (C.F.M.1 0 Were, EST' 28 Auer. I011c0 I.PB DIMENSION DATA /' A.LD. 8•LD, I T.SC1.( 1 ABOVE CURB J1 I 1 J 1 1- II ; W W ITH INVERTERS MAX MOTOR FRAME APPROX. SNwIpT'G. 14 30 i 22 1� 42 j 50.15116 4C'�r4 lac 1 302 td.8rS2 L1..✓_.. lig. LA Lk] -eUnit S• EINr 50/Z0'd 1.26( 95L 'ON X3 �� > CNIUN 3 UWUAI}i�S! U IG:OI W gg6 1S`�11 SEP-05-1996 16228 CHCG ARCHITECTS INC. • 818 568 8026 P.06 5a1 •s•-a WY M. OF BLOC. TYPICAL EXHAUST FAN ® ROOF °^4 v-v - 1/Y lib Am' to.I11C 4061 'dn. 1-(r G�l .161( TOTAL P.06 SEP-05-1996 16:26 CHCG ARCHITECTS INC. 818 568 8026 P.04 LO-PRO ROOF EXHAUST VENTILATOR The Loren Cook LO-PRO Roof Exhaust Ventilator features a low profile design and has been design- ed for a variety of applications from general ven- tilation to restaurant hood exhaust. The centrifugal fan has a blower type double discharge scroll. This unique scroll design results in higher volumes of air and static pressures than the con- ventional roof exhaust ventilator. The LPD (direct drive) and LPB (belt drive) ven- tilators are constructed of heavy gauge galvanized steel and designed for maximum weather protec- tion. Easy access is available by means of a hing- ed cover on all LPD fans and sizes 100 thru 300 LPB fans. Sizes 330 thru 540 LPB fans have a removable cover as standard. This allows service and inspection of the wheel, shaft, bearings and motor. The LPD in sizes 100 thru 165 and LPB in sizes 100 thru 300 are standard with a hinged wheel ac- cess door. Sizes 330 thru 540 LPB fans are stan- dard with a removable wheel access door. This Drives are sized for 165% of motor horsepower and are of the cast iron type. They are variable pitch through 5 horsepower. Motors are heavy duty, sealed ball bearing type. All motors - are located outside Of the airstream and away from con- taminants. Motor compart- ment has fresh air ventilation across motor. feature allows complete and easy cleaning of the wheel, fan housing interior and access for clean- ing ducts. The all aluminum centrifugal blower type wheel features non -overloading backward inclined blades and a tapered inlet shroud. This design when coupled with a streamline inlet, results in both In- creased airflow and efficiency, while maintaining low noise levels. All LPD and LPB Roof Exhaust Ventilators are licensed to bear the AMCA Seal for both air and sound. All LPD and LPB Roof Exhaust Ventilators are available as U.L 705 listed models. When listed models are required, specify Type LPDU or LPBU. All LPB Up -Blast Roof Exhaust Ventilators are U.L. and U.LC. listed for restaurant hood applications. All LPB ventilators have ac• cess covers which allow easy service and inspection of the wheel, shaft, bearings and motor. On sizes 100 thru 300 the access cover is hinged and on sizes 330 thru sae a removable access cover Is standard. «iI i All LPB ventilator housings are fabricated of heavy gauge galvanized steel, eV -tin seer ?atilti" rArts -Far 4 'U Ah%ly. al Optional prefabricated curbs are available in sizes to march the unit. t-S McM.. 5tir1 uM ss G i iSn SEP-05-1996 16:25 CHCG ARCHITECTS INC. • C CG • 818 568 8026 P.01 -t®n.v ARCHITECTS TRANSMITTAL To: Ms. Gina Garcia Dale: August 28, 1996 City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 From: Dwight Broadneaux, Project Architect AIA !/r "� Copies to: Project: Hoag Memorial Hospital Presbyterian Support Services Building Project No.: 95713 5l6D [Mall ❑ Surface UPS 0 Pick Up 0 Delivery 0 Overnight 0 Other 'FAX 714644-$20VPages 6 Copies Date 1 EA Remarks We are transmitting Herewith ❑ Under Separate Cover Description 08-28-96 Roof plan of the Office Building, South Elevation of the Office Building, Cut Sheets and Elevation of the Exhaust Fans- da We spoke last week regarding the number of root mounted exhaust fans that would be required for this project to exhaust the building in case of an methane gas alarm. Please review the documents submitted and let us know if the exhaust fans an the roof will be permitted and if they will require screening. If you have any questions or need further clarifications, please do not hesitate to contact me. 135 WEST GREEN STREET SUITE 100 PASADENA CA 91105 818 5681428 818 568 8026 FAX F.°ADMINIPROJEC11957131T3288713 WPD e/29/96 CC) `_- SEP-06-1996 15:42 CHCG ARCHITECTS INC. 818 568 8026 P.03 �u LVU KiiciF EXHAUST VISTELATOPi BELT DRIVE — DIMENSION DATA 3.3 r r" \---- I 1 1 i JJ 1 ' a I i_ iiiAmmn �-0_ '74111111M111 Or 2 1.5� idR1.fdlTiM__ , `�i , n 000 ppm �. sarm � G, y a ilk os. .�� ' • p' atvb�.y� vie.: -� ... .., I� e ' rmot\ allelliwtwat 2T0-Le244-221 54-21/32 6 min sides 41-3/32 3-11/16 FOUNDATION PLAN FLOW IC.F.M.) 7000 9000 mnser aXtssr rM 28 IcliC, .-....,.......—.— A.LD. . —...-. D-1.0. f T40.1 . H I i ABOVE I CURB ) L. 1 I W W ' watt DIVERTERS M hum MOTOR FRAME APPRox. sHIP'G. WT. 14.9132 14 30 I 22 I l 42 60.15116 95-3/4 1841 J 302• 'JIM° 'd • L260 9SL 712. 'OH Aid / ON1U}I Z 917U.IA::;S! We IMINOW 96' 1-MC Maw €Leyfrrc!q .p''r ice ^D 5111 a1 }ki fratia Mon. g �tfwr W 1STi7 L SSS IN 1 ■ ---rrrrr; I1U SZ:9T 966T-So-d3S — • 9'9 In v /79 V t SEP-06-1996 15:42 CHCG RRCHITECTS INC. 818 568 8026 P.02 LO-PRO ROOF EXHAUST VENTILATOR The Loren Cook LO-PRO Roof Exhaust Ventilator features a low profile design and has been design- ed for a variety of applications from general ven- tilation to restaurant hood exhaust. The centrifugal fan has a blower type double discharge scroll. This unique scroll design results in higher volumes of air and static pressures than the con- ventional roof exhaust ventilator. The LPD (direct drive) and LPB (belt drive) ven- tilators are construdted of heavy gauge galvanized steel and designed for maximum weather protec- tion, Easy access is available by means of a hing- ed cover on all LPD fans and sizes 100 thru 300 LPB fans. Sizes 330 thru 540 LPB fans have a removable cover as standard. This allows service and inspection of the wheel, shaft, bearings and motor. The LPD in sizes 100 thru 165 and LPB in sizes 100 thru 300 are standard with a hinged wheel ac- cess door. Sizes 330 thru 540 LPB fans are stan- dard with a removable wheel access door. This Drives are sized for 16S% of motor horsepower and are of the cast Iron type. They are variable pitch through 5 horsepower. Motors are heavy duty, sealed ball bearing type. All motors • are located outside of the airstream and away from con- taminants. Motor compart• ment has fresh air ventilation across motor. feature allows complete and easy cleaning of the wheel, fan housing interior and access for clean- ing ducts. The all aluminum centrifugal blower type wheel features non -overloading backward inclined blades and a tapered Inlet shroud. This•design when coupled with a streamline inlet, results in both in- creased airflow and efficiency, while maintaining low noise levels. All LPD and LPS Roof Exhaust Ventilators are licensed to bear the AMCA Seal for both air and sound. All LPD and LPB Roof Exhaust Ventilators are available as U.L. 705 listed models, When listed models are required, specify Type LPDU or LPBU. All LPB Up -Blast Roof Exhaust Ventilators are U.L. and U.LC_ listed for restaurant hood applications. All LPB ventilators have ac• cess covers which allow easy service and inspection of the wheel, shaft. bearings and motor. On sizes 100 thru 300 the access cover is hinged and on sizes 330 thru 540 a removable access cover Is standard. All LPB ventilator housings are fabricated of heavy gauge galvanized steel. £ **pig- rAKK r 0 Optional prefabricated curbs 4/0. 1411C90 are available in Sizes to match the unit. HiV Mem. ilusr sr fog........ �I'cj�.lLL.E'S 61 - 9s1lS c • 0 0 SEP-06-1996 15:43 CH�RRCHITECTS INC. 818 568 8026 P.04 r-d a5r-tr $C/"l4Z"� MM. Hr. OF 0tae. e4s•-e I/r Y T.O. [ow. q1 air -To I%i 7 CORO +aY-2 I/Y T.64 TYPICAL EXHAUST FAN ® ROOF SCALE: r-t - 1/2* tre 6eE fACoE P»c.0 [0IV4 L 1 ail A71DNI gal 27) A-v0. t1lCo 4frWC sezxhaes - W )C1 i3 TI]TWL P.04 Project Memorandum CHCG Pfatecilinc 135 West Green Street Suite 200 Pasadena, California 91105 Fax 818 568 8026 Tel 818 568 1428 Date: January 29, 1996 Project: Hoag Memorial Hospital Presbyterian Support Services Building To: Mr. Leif Thompson From: David L. Goodale'p41 subject: Meeting of January 25, 1996 Present: Gina Garcia - City of Newport Beach/Planning Peri Muretta David Goodale - CHCG Architects Project No: 95713 Project Memo No: 30 ❑ Telcon 1111 Conference Location: City of Newport Beach Copies To: Greg McClure Gina Garcia 30.01 The purpose of this meeting was to review the Support Services Building Schematic Design, with specific concern that the required Coast Highway setbacks be reviewed for the building's south elevation. 30.02 Gina Garcia's response to the overall design was favorable. Her review of the south facade and its setback requirements was conditional on soliciting Pat Temple's input. 30.03 CHCG presented the south facade in the context of a design approach that relates to Mediterranean and Craftsman style architecture, hence the effort to give the building a vertical presence while still meeting setback requirements. The setback requirements are met by combining a 'freestanding' colonnade with wall/glass line set back further than required to achieve average required setbacks. Additionally, CHCG felt that a literal diagrammatic take on the required setbacks (a pure stairstep setback) would provide no shadow, relief or interest to the important south facing elevation. 30.04 Gina Garcia found this approach to be consistent with the intent of the setback requirements, which is to provide interest and relief to the building facade, and not have it crowd Coast Highway. She felt that the top of the free-standing colonnade should be open to best capitalize on the effects of the light, and the general perception of openness, relative to intent. 30.05 In terms of literal calculations, CHCG presented its interpretation that the average should be taken by calculating the relative setbacks of all visually exposed elements in elevation view. Gina Garcia indicated that she would take CHCG's wall profiles and calculations and review them with Pat Temple in order to provide response. CHCG left 'perspective sketches, wall profiles, calculations, and site plan with Gina Garcia. 30.06 On Friday, January 26,1996, Peri Muretta, in phone conference with Gina Garcia, indicated that Gina had met with Pat Temple, and that the Schematic Design appeared to be acceptable in meeting setback requirements. EMDMINPROJECT957131PM30.713.WPD RECEIVe1) faY PLANNING DEPARTMENT, CITY OF NEWPORT'BEACH AM FEB 011996 PM 71819i 10►1111211121 %41 u i 6 Ms. Patricia Lee Temple, Advance Planning City of Newport Beach 3300 Newport Boulevard, P.O. Box 1768 Newport Beach, CA 92658-8915 subject: Hoag Memorial Hospital Presbyterian Support Services Building CHCG Project No. 95713 CG ARCHITECTS 1• RECEIVED BY Manager PLANNING DEPARTMENT CITY OF NEWPORT BEACH OCT 18 1996 PM I911001112111213j41516 A October 15,1996 Dear Ms. Temple: The purpose of Hoag's proposal to construct the Support Services Building per subject project is to consolidate all the various departments vital to providing support to the functions at the Hospital's Campus. To consolidate all the departments in the proposed new building required that a maximum net square footage be provided at the site that complied with the building height limit and setback requirements. Architectural limitations such as location of fresh air Intake and limited square footage negated the use of an economizer cycle at the HVAC system for methane gas exhaust. (An economizer cycle was used at the adjacent Cancer Center for methane gas exhaust). Only two of the exhaust fans shown at the attached Roof Plan dated August 28,1996, will be operable at all times for typical building and toilet rooms exhaust. The remaining fans shown will be used only in the case of a methane gas alarm or fire In the Data and Communications Centers. Also see attached letter dated October 4, 1996, from our Mechanical Engineer, Tsuchiyama & Kaino, for additional Information regarding the use and quantity of exhaust fans on the roof. There is no option to the use of the rooftop exhaust fans to purge the building during a methane gas alarm that satisfies both the programmatic and Planning Department's requirements for the project. Ms. Gina Garcia, in your department, asked us to notify you of our proposal to install a significant number of exhaust fans on the roof. We would like to confirm that the use of the fans will be in compliance with Mitigation Measure 46. Please review the enclosed documents and let us know if the fans on the roof will be acceptable and, if so, they will require screening. If you have any questions or need further clarification on any item, please do not hesitate to contact me. Sincerely, CHCG Architects . Dwight Broadneaux, AIA 1 ,(6*Zi/9a 1• Leif Thompson Hoag Memorial Hospital Presbyterian Support Services Building Project No. 95713 Copies to: Lelf Thompson, AIA, Hoag Hospital Greg McClure, Hoag Hospital Peri Muretta, Hoag Hospital Larry Sun, Tsuchiyama & Kaino Enclosure DAB:sac F\ADMINWROJEC1495713W150713.WPD 10/15/96 C CG ARCHITECTS 135 WEST GREEN STREET SUITE 200 PASADENA CA 91105 818 568 1428 818 568 8026 FAX PRINCIPALS Roger Owen Cocke, Architect Armando L. Gonzalez, Architect David M. Hopkins, Architect David L. Goodale, Architect tomes, 1 Smith, Architect MEMBERS OF THE AMERICAN INSTITUTE OF ARCHITECTS Page 2 TSUCHIYAMA & KAINO Consulting Mechanical Engineers Principals Victor M.Tsuchlyama, PE. Kenneth K. Kaino, P.E. October 4, 1996 Mr. Dwight Broadneaux CHCG ARCHITECTS 135 West Green Street, Suite 200 Pasadena, California 91105 Subject: Hoag Memorial Hospital Presbyterian Support Services Building Roof Mounted Equipment CHCG ;OCT 1 C 1/96 Senior Associates Thomas S. Kaya Lany Sun. P.E. Associates Stanley S. Sato Cod L Noll Roper Carter Dear Dwight: Pursuant to your request, the following addresses concerns regarding the amount of mechanical equipment located on the roof of the subject project. 1. Every effort has been taken to minimize the amount of equipment on the roof. Air handling units and outdoor air fans are located in fan rooms in the building. The chiller, boiler and associated pumps are located in a screened equipment yard on grade. 2. The mechanical equipment which remains on the roof are building exhaust fans and methane purge exhaust fans. Code restrictions relating to duct routing and discharge locations requires that these be located on the roof. 3. The number of fans is a result of maintaining fan sizes which will not exceed building height limitations. The multiple fans are also located to maintain uniform ventilation throughout floors requiring methane exhaust and to maintain an aesthetically acceptable pattern on the roof. 4. The adjacent Cancer Center Building' utilizes an economizer cycle In the building air handling systems to provide methane exhaust. Due to the architectural limitations at the fan rooms and additional cost impacts, an economizer cycle is notprovided in the Support Services Building. As a result, the independent methane exhaust fans are required at the roof. If there is any further information you may require, please contact our office. Sincerely, TS HIYAMMA &) KAINO Larry Stln, P.E. Senior Associate LS/jm 17877 Von Karman Avenue • Suite 100 • Irvine • California 92614 • (714) 756-0565 • Fax: (714) 756.0927 co —❑ a t h ■ 07eg �1LS(, 4 --19"'-14° W9'I 'w-I' , O 4.0 '-4 'e•lta' 00 N t CZ) •111471-- L t • ralln -----N 1 I 1 1 N a -AUVA919 —1 0 M i9i ath e a Mimeg 0 at la .7T1 Illy ark ;Uri / • • • 9-ls O 300 t/ e911 -a1-9 4-102 -c S M35 t.1.05 9-21, O 3OCro 4 O 3000 •1t 3 U0 - j'U acr2J 41. Ta /01 i ®' i c-- /y • at -WSJ 79 • s t/ LO-PRO Rqiii EXHAUST VE1SLaroR The Loren Cook LO-PRO Roof Exhaust Ventilator features a low profile design and has been design- ed for a variety of applications from general ven- tilation to restaurant hood exhaust. The centrifugal fan has a blower type double discharge scroll. This unique scroll design results in higher volumes of air and static pressures than the con- ventional roof exhaust ventilator. The LPD (direct drive) and LPB (belt drive) ven- tilators are construdted of heavy gauge galvanized steel and designed for maximum weather protec- tion. Easy access is available by means of a hing- ed cover on all LPD fans and sizes 100 thru 300 LPB fans. Sizes 330 thru 540 LPB fans have a removable cover as standard. This allows service and inspection of the wheel, shaft, bearings and motor. The LPD in sizes 100 thru 165 and LPB In sizes 100 thru 300 are standard with a hinged wheel ac- cess door. Sizes 330 thru 540 LPB fans are stan- dard with a removable wheel access door. This Drives are sized for 165% of motor horsepower and are of the cast iron type. They are variable pitch through 5 horsepower. Motors are heavy duty, sealed ball bearing type. All motors • are located outside of the airstream and away from con- taminants. Motor compart- ment has fresh air ventilation across motor. feature allows complete and easy cleaning of the wheel, fan housing interior and access for clean- ing ducts. The all aluminum centrifugal blower type wheel features non -overloading backward inclined blades and a tapered inlet shroud. This design when coupled with a streamline inlet, results In both in- creased airflow and efficiency, while maintaining low noise levels. All LPD and LPB Roof Exhaust Ventilators are licensed to bear the AMCA Seal for both air and sound. All LPD and LPB Roof Exhaust Ventilators are available as U.L. 705 listed models. When listed models are required, specify Type LPDU or LPBU. All LPB Up -Blast Roof Exhaust Ventilators are U.L. and U.L.C. listed for restaurant hood applications. <3 I All LPB ventilators have ac- cess covers which allow easy service and inspection of the wheel, shaft, bearings and motor. On sizes 100 thin 300 the access cover is hinged and on sizes 330 thru 540 a removable access cover is standard. All LPB ventilator housings are fabricated of heavy gauge galvanized steel. 4 ex +usr rAhis rap r eberiao 11"16p� Optional prefabricated curbs are available in sizes to match the unit. Heir, MEM. � V g 'M r I roes 13 614C6r tt. 210 LPB ROOF EXEC JST 1� ELATOR .1T DRIVE — DIMENSION DE, 1p O: 4 ' ti 0^�FM • i 1 _ a1 I--..i.�I \ I I�, \ offa \ ,20. .. I C I ,► . 000,�,Rpm a•'1, 1 . IN5yA 1 .-a . 11 ... RP. �i• 00 0 1000 2I0-IYB$e-221 2000 3000 4000 LTSO.^1 54-21/32 ,7•t/1 6 `oom sits { 41.3/32 t 3-11 /16 FOUNDATION PLAN FLOW (C.F.H.) B000 0 6(x e&v5C3� Ora/ ft )1-twig(' !N ►��*Tel at4. 1P T (m1 28 Auer. l I I.ra UIMCfOIV.1 MILMILB•1.D. eons^ r / T•SQ.1-SQ.(1 11 ABOVE H i CURB I I ) L 1 I W W WITH INVERTERS MAX. MOTOR FRAME APPROX. SHIP'G. I WT. 14.9/32 14 30 1 1 22 If 42 I 50.15/16 953/4 184T I 302 I ,•0/ZO 'd LEEO 9SL rbl. ION Xa.d 2- •1 • 'SuFr Sa c ONIOA 2 ?WUAI11:2,S1 U 1bi0t W 6 " " I .cl+ca 1+. cis riice.. IP WX 10 Y YA% HI. CC BLOC. TYPICAL EXHAUST FAN ® ROOF SeaL. P-C - 1/Y (Jaye': SEE PAaE C4) fuW- en-,4>►Toi4 L :NP1-MA?ZOnl. Zv kto. t�ilw SJffler ```s 614 W °I S1 t'3 6 • HOAGHoag Memorial Hospital Presbyterian 301 Newport Boulevard, P.O. Box 6100 Newport Beach, California 92658-6100 Phone 714/645-8600 HOSPITAL May 24, 1996 Mr. Raimar Schuller Building Director City of Newport Beach 3300 Newport Boulevard P.O. Box 1768 Newport Beach, CA 92658-8915 Re: Hoag Project #1250.79 Lower Campus Support Services Building Subject: Plan Review Dear Mr. Schuller: Katttvty the PLANNING DEPARTMENT tr-v OF NEWPORT BEACH MAY 2 8 1996 AM 718191101111]21112131415i6 Hoag Hospital is in the process of completing its construction documents for the Support Services Building, an approximately 80,000-square-foot building, and its associated approximately 140,000-square-foot parking structure. We received approval -in -concept from the City for this project on May 21, 1996 and have subsequently submitted an application to the California Coastal Commission for a Coastal Development Permit. Our target date for submittal of the project to the City for grading, building and associated permits, is August 1, 1996. Because of the relatively large scale of the project, we wanted to notify you when we would be submitting plans to the City, and also to let you know that we will help in any way we can to reasonably expedite the review process. I would like to discuss this project with you, at your convenience, to determine how we may assist you in ensuring that this project will be reviewed in an expeditious manner. Thank you in advance for your consideration. My phone number is (714) 646-8901. Sincerely, / Leif N. Thompson, AIA Vice President Facilities Design and Construction LNT:ksc c: Genia Garcia, Associate Planner Armando Gonzalez, CHCG Architects Inc. Faysal Jurdi, Chief Plan Check Engineer Greg McClure, Project Manager Peri Muretta, Consultant File: 1250.79-38.20-R.SCHU LLER.LTR A NON•PROFLT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS VHA WAWA kne msIMNolk SUPPORT SERVICES BUILDING FOR HOAG MEMORIAL HOSPITAL AGENDA FOR CITY OF NEWPORT BEACH MEETING - AUGUST 29, 1995 Overview of Building A. Building Characteristics B. Methane Issue II. PCDP&DR - Requirements A. Verify previous interpretations. 1. 20% open space requirements - entry road at PCH is °open and unoccupied by buildings". 2. Maximum buildable height - follow MSL numbers only, "above proposed grade" numbers are irrelevant. 3. Building height measurement - "finished grade" - "run with the slope of the land'. B. 1. Articulation setback measured from property line. 2. Articulation in design of parking structure through 'openness". III. Review of concept for conformance. A. Glassy groved lobby set back at end of office block. B. Parking ramp as landscaped site wall. Ye' 1 lb HOSPITAL SUPPORT SERVICE, SQUAREFOOTAGES Sheet A1.03A Conference Level Office Gross -16,284.40 sq.ft. Entitlement Gross 14,737.54 sq.ft. (includes 815.00 sq.ft. admin) First Floor Plan Office Gross Entitlement Sheet A1.04A Second floor Office Entitlement Third Floor Gross Entitlement 21,008.06 sq.ft. 20,045.97 sq.ft. (includes 1,502.00 sq.ft. of support) 25,117.90 sq.ft. 23,877.36 sq.ft. (includes 6,594.00 sq.ft. of support) 24,106.77 sq.ft. 22,923.91 sq.ft. (includes 7,725.00 sq.ft. of support) Conference Level First Floor Second Floor Third Floor Total: Gross 16,284.40 sq.ft. 21,008.06 sq.ft. 25,117.90 sq.ft. 24,106.77 sq.ft. 86,517.13 sq.ft. P-4 Parking 25,651.33 Gross sq.ft. 25,274.50 Entitlement sq.ft. P-3 Parking 25,713.19 Gross sq.ft. 25,033.70 Entitlement sq.ft. P-2 Parking 25,845.64 Gross sq.ft. 25,028.07 Entitlement sq.ft. P-1 Parking 26,211.71 Gross sq.ft. 25,521.21 Entitlement sq.ft. Roof Parking 25,763.62 Gross sq.ft. 25,176.45 Entitlement sq.ft. Entitlement Gross 14,737.54 sq.ft. 20,045.97 sq.ft. 23,877.36 sq.ft. 22 923.91 sq.ft. 81,584.78 sq.ft. • • Parking P4 25,651.33 sq.ft. 25,274.50 sq.ft. P3 25,713.19 sq.ft. 25,033.70 sq.ft. P2 25,845.64 sq.ft. 25,028.07 sq.ft. P1 26,211.71 sq.ft. 25 521.21 sq.ft. Total: 103,421.87 sq.ft. 100,857.48 sq.ft. Roof Top (not included) 25,763.62 sq.ft. 25,176.45 sq.ft. Square Footage By Use Entitlement Conference Level Office 13,922.53 sq.ft. 16,284.40 sq.ft. Admin. 815.00 sq.ft. Total: 14,737.54 sq.ft. Entitlement First Floor Office 18,543.97 sq.ft. Support 1,502.00 sq.ft. 20,045.97 sq.ft. Second Floor Office 17,283.36sq.ft. Support 6,594.00 sq.ft. 23,877.36 sq.ft. Third Floor Office 15,198.91 sq.ft. Support 7 725.00 sq.ft. 22,923.91 sq.ft. Office 18,543.97 sq.ft. 17,283.36 sq.ft. 15,198.91 sq.ft. 51,026.25 sq.ft. Support 1,502.00 sq.ft. 6,594.00 sq.ft. 7,725.00 sq.ft. 15,821.00 sq.ft. P i• P4 25,274.50 sq.ft. P3 25,033.70 sq.ft. P2 25,028.07 sq.ft. P1 25,521.21 sq.ft. Total: 100,857.48 sq.ft. Office: 51,026.24 sq.ft. Support: 15,821.00 sq.ft. Parking: 100,857.48 sq.ft. Total: 167,704.72 sq.ft. Fees Conference Office: 16,284.40 First Floor Support: 1,502.00 Office: 19,506.06 Second Floor Support: 6,594.00 Office: 18,523.90 Third Floor Support: 7,725.00 Office: 16,381.77 Office: 16,284.40 19,506.06 18,523.90 16.381.77 Totals: 70,696.13 Support 1,502.00 6,594.00 7,725.00 15,821.00 oPar; SS ST (a .4 7 Lakiet, /4 saishzo 7,75,-- ev,,, kg, D6 d2o o (5P7 457 l z 90 677. �v�a/ate- 9/ 0i 5 s, ems z 0 49Z'59 / P7L5Y 4s-aaza ,a7 01 ‘±-79/„ / I'L5W3.97 /moo, co moo) 7 .YAK &$ 277,2 ,7.&,5,77 r 9#' Py s; /o'' /702 c/(20 'ireild (AlciAL Ifre /4 ,8.5 /8 903' 8� / • F/ I �s I , _r_ � y,;lv , 7as ,a. GUI- ' t f jj �,� o0/,i UI 5111)(46/1 iti r f rip • 3 Floor Support PP Administrative Total Haag 9 Ho4Ithgreng Fair Share Trips Fair Share'Trips (s.f.) (s.f.) Supp rt Administrative Support Administrative / (s.f.) (s.f Conf. (6,284:� 81$.00 139 i.0 / 815)00 2,361.40 J '/Je 212 37 First 4 54 2:60>' 19,506.06 , 02.00, 18,544,00 { - - ) 20 878 Mezz. 5,213.51 \ 4,730.90 `' 483.51 68 0 Second 6,594.00 18,523.90 / 6,594100 18,524.00 i - 86 834 Third 7,725.00 16,381.77 / 7,725.00 15,199.00 - 100 737 Totals 37,318.91 '55,226.73 9545.64 3,4;474.00 53,082.00 2,844.91' E485' ("2485 S oda&butel vla ruf L i /3)9D3 /69/5004 /4 7/7 6 O)641s,97 Q9 107 7/12C - /s/ fl a,' a/ ydivan\hoag\ supportservicestrip\s eetl JeAppb-st) (4,,,„,liduu2 4.10.98 • • Floor Support Administrative Total Fair Share Trips Fair Share Trips Fair Share $_ ',Fair Share $ (s.f.) (s.f.) (s.f.) Support Administrative Support Administrative Conf. 16,284.40 815.00 212 37 $27,027.38 $4,682.30 First 1,502.00 19,506.06 20 878 $2,492.88 $112,065.24 Mezz. 5,213.51 68 0 $8,652.91 $0.00 Second 6,594.00 18,523.90 86 834 $10,944.13 $106,422.58 Third 7,725.00 16,381.77 100 737 $12,821.26 $94,115.73 Totals 37,318.91 55,226.73 92,545.64 485 2485 r $61,938.57, f $317,285.a5 \Jdivan\hoag\ supportservicestrip\sheet2 UNITS TYPE DAILY RATE DAILY TRIPS Table C - Hoag Hospital Phase I Trip Generation PEAK PERIOD TRW GENERATION RATE AM AM PM PM IN OUT IN OUT PEAK PERIOD TRIP GENERATION AM AM 'PM PM IN OUT IN OUP PEAK HOUR TRIP GENERATION RATE AM AM PM PM IN OUT IN OUT ISA Astodates, Inc PEAK HOUR TRIP GENERATION AM AM PM PM IN OUT IN OUT UPPER CAMPUS Outpadent Services 25.0 TSF Inpadent Services 115.0 'ISP Support Services 0.0 TSF Administrative 0.0 TSF 29.90 748 15.74 1,810 13.00 0 45.00 0 2.00 0.84 1.34 2.12 50 21 34 53 1.60 0.62 0.62 0.88 184 71 71 101 3.80 0.60 1.20 3.40 0 0 0 0 1.20 0.40 1.60 5.00 0 0 0 0 1.00 0.42 0.67 1.06 25 11 17 27 0.80 0.31 0.31 0.44 92 36 36 51 1.90 0.30 0.60 1.70 0 0 0 0 0.60 0.20 0.80 250 0 0 0 0 Proposed Upper Campus Project Trip Genendon (Phase I) 2,558 234 92 105 154 117 46 52 77 LOWER C A M P U S. 7 Outpatient Services 115.0 TSF Inpatient Services 0.0 TSP Support Services 55.0 TSP Administrative ' 30.0 TSP 29.90 3,439 15.74 0 13.00 715 45:00 1,350 2.00 0.84 1.34 2.12 230 97 154 244 1.60 0.62 0.62 0.88 0 0 0 0 3.80 0.60 1.20 3.40 209 33 66 187 1.20 0.40 1.60 5.00 36 12 48 150 1.00 0.42 0.67 1.06 115 48 77 122 0.80 031 031 0.44 0 0 0 0 1.90 0.30 0.60 1.70 105 17 33 94 0.60 0.20 0.80 2.50 18 6 24 75 Proposed Lower Campus Project Trip Generation (Phase I) Total Proposed Project Trip Generation For Phase I 5,504 8,062 Source: 1. City of Newport Beach General Platt Traffic Analysis, Austin Foust Associates, July 1988. 2. Traffic Survey of Hoag Health Center, ISA Associates, 1989. 3. Hoag Memorial Hospital Puking and Trip Generation Survey, Newpoa Traffic Chilli", 1985. 'ISF-Thousand Square Feet O6+Sep91 (CNE80glPNASEN'GEN.IPQ') 475 142 268 581 709 234 373 735 238 71 134 290 355 117 186 368 ISA Atmciul; Inc Administrative/Support Services To estimate the number of trips generated by the administrative/support services, trip generation rates in the Austin -Foust Associates, Inc. (AFA) City of Newport Beach General Plan Tra-87c Analysis (NBGPTA), July, 1988, are used. As the administrative functions of a Hospital are similar, to medical office operations, the medical office rates were deemed acceptable to reg_re_- sent administrative functions. Hospital support Faces were determined to function similar to general office, and therefore general office rates were used to represent support services. It should be noted that the use of the NBGPTA rates reflects a worst case scenario. As this method assumes a high peak hour trip making activity, and therefore the more conservative trip making assumptions are maintained. It should be noted that Hoag Hospital currently operates programs that encourage non -single occupant vehicle trips. For employees of the Hospital, these programs include incentives for carpooling,'purchase of bus passes, stipends and cash incentives for bicycle use, and other forms of alternate modes of travel. Visitors and recurring patients are offered a van service to and from the hospital. The OCTD bus services also serve the Hospital cam- pus with stops along Hospital Road. Therefore, the trips generated accord- ing to industry and surveyed rates reflect a worst case scenario as the effects of the alternative modes of travel are not reflected. The resulting Master Plan Phase I project daily, peak period and peak hour trip generation is presented in Table C. As seen in the Table, the Phase I project will generate approximately 8,100 average daily trips, 940 AM and 1,100 PM peak period trips and 470 AM and 550 PM peak hour trips. Pbase I - Trip Distribution and Assignment Trip distribution percentages have been developed based on zip code data of Hospital employees and historical data of patient origins supplied by Hoag Hospital. This data is used to develop general origins/destinations of em- ployees, and patients to the Hospital. Route selection is determined from logical travel corridors and minimum time paths to/from the Hospital. Figures 2 and 3 illustrate the trip distribution percentages for the Hospital • • Lrenssoaauf Inc. Project Impacts According to CEQA, a significant traffic impact is one which causes an increase in traffic that is substantial in relation to the entire traffic load and capacity of the circulation system. Trip Generation Project trip generation is the number of proposed units multiplied by the appropriate trip generation rate per unit of development. For purposes of this analysis, the trip generation rates for the Master Plan Phase I project are based on trip generation surveys of similar type uses conducted by ISA, on research of historical traffic counts at Hoag Hospital and on rates identified for conventional uses in the Austin -Foust Associates, Inc. (AFA) City of New- port Beach General Plan Traffic Analysis, July, 1988. These rates have been reviewed and approved by the City of Newport Beach Traffic Engineer. A brief discussion of the proposed trip generation rates is provided below. Inpatient Services The trip generation rates for inpatient services are based on historical traffic counts at the Upper Campus of Hoag Hospital. These inbound and out- bound movements were collected by Newport Traffic Studies in 1985 and in 1990, and reflect the ingress/egress to the overall Hospital facility, the doctor parking lot, the rear parking structure and the emergency room parking area. To arrive at the inpatient peak hour and peak period trip generation rates, the overall Hospital facility inbound and outbound movements were reduced by the amount of traffic into and out of the physician and emergency room activity. As the Phase I inpatient project is described in terms of square footage, the resulting number of inbound and outbound trips during the peak period and hour were divided by the square footage of the existing Hospital to arrive at rates per thousand square feet. Outpatient Services The outpatient trip generation rates are based on a 1989 LSA traffic survey of the Hoag Health Center located at the southeast corner of Barranca Parkway/ Creek Road in the City of Irvine. Uses at the Hoag Health Center include an outpatient surgery center, an outpatient emergency center, an X-ray facility, an ultrasound facility, CAT scan, a medical laboratory and medical offices. Inbound and outbound traffic volumes were counted at the facility over a 12 hour period on an average weekday, the morning and evening peak periods and peak hours were determined, and the resulting number of peak trips were divided by the total square footage of the Hoag Health Center. 09/27/910:\CNB803\TRAPFIC•RP1) 10 I r l 1 II 1,+gl NT:ZONES M TOWER ZONE —MAXIMUM BUILDING HEIGHT 235 ABOVE MEAN SEA LEVEL MIDR SE ZONE — MAXIMUM BUILDING HEIGHT 140' ABOVE MEAN SEA LEVEL. PARKING ZONE— MAXIMUM BUILDING HEIGHT 80'ABOVE MEAN SEA LEVEL. EXCLUSIVE OF ELEVATOR TOWER. LOWER SUB- AREAS A.B.G.F ANDG • NO BUILDING SHALL CAMPUS ZONE — EXCEED THE HEIGHT OF THE EXISTING SLOPE OR THE RANGE OF MAXIMUM BUILDING HEIGHTS INDICATED. SUB -AREAS DAND E- MAXIMUM BUILDING HEIGHT 57$ FEETABOVE MEAN SEA LEVEL A I BUILDING HEIGHT SUB AREAS 1 TYPICAL RANGE OF BUILDING HEIGHT, ABOVE PROPOSED GRADE (65) +72 TYPICAL RANGE OF MAXIMUM BUILDING HEIGHTS, MEAN SEA LEVEL (MSL) AVERAGE SLOPE ELEVATION OTHER DESIGN ELEMENTS ACCESS INTERNAL CIRCULATION 08 ACRE VIEWPARK CONSOLIDATED VIEWPARt 0.28 ACRES(12368S.R) 10% OF FRONTAGE ALONG LINEAR VIEWPARK WITHIN ZONES AAND B, SHALL PROVIDE OPEN VIEW CORRIDORS BETWEEN BUILDINGS 20' WIDE LINEAR VIEWPARK 052 ACRE (22480 S.F.) 20' MINIMUM BUILDING SETBACK (56) O • -9- POWER PLANT/ MERGER BUILDING SETS EDGE OF EXIST/ CRIRCA 1$ NIMUM ittnwinc 1115f ETBACK n 1:� 1fll� ,MNMUM WING CK DEVELOPMENT CRITERIA HOAG MEMORIAL HOSPITAL PRESBYTERIAN ®,...a`"Amonor EXHIBIT 3 Nade Architects Inc + 54' MSL SIGHTUNE MEASURED FROM 4' ABOVE VIEWPARK EXISTING CONDOMINIUMS CENTERLINE OF LINEAR VIEWPARK EXISTING CANCER CENTER PROPOSED PARKING STRUCTURE HORIZON LINE + 45' MSL TOP OF LIGHT STANDARD + 35'-8" MSL TOP OF WALL J SIGHTLINE TO BLUEWATER VIEWS 2.07X 1 o Y a a WEST COAST HIGHWAY EXISTG. 1O'-C HIGH WALL 3 SITE SECTION: MAX. BLDG. HT. AT +45' ABOVE MEAN SEA LEVEL SCALE: 1" = 100'-0" X713—CC + 58' MSL SIGHTLINE MEASURED FROM 4' ABOVE VIEWPARK EXISTING CONDOMINIUMS CENTERUNE OF LINEAR VIEWPARK EXISTING CHILD CARE CENTER PROPOSED BUILDING + 51' MSL TOP OF STAIR TOWER (BEHIND) HORIZON LINE SITELINE STUDY + 48' MSL TOP OF PARAPET HOAG DRIVE ROQF SIGHTLINE TO BLUEWATER VIEWS 2.07X 7-2-SITE SECTION: MAX. BLDG. HT. AT +51' ABOVE MEAN SEA / SCALE: 1" = 100'-0" X713—CC PROPER // • LEVEL 0' WIDE LINEAR VIEWPARK EX STING CHILD CARE C 1 N T E R 1 11111111 11 1111_�1.1111f 117, ITS t1 rRllltllRl"IYIORIItinta IpW w' l WEST GOA S\ T HIGH SITE PLAN SCALE: 1" = eo =o• SCALE: = 80'-0" r PAR KIN G A r ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCHPTECT AND THE SAME MAY NOT BE DUPLICATED, USED DR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. CO!YRIGHT "NADEL ARCHITECTS INC.' ALL RIGHTS RESERVED.' C.= PROJECT SITE west PACIFIC OCEAN VICINITY MAP 1 Architecture 1990 8. Bundy Dr. Planning Fourth Floor Interiors Loa Angeles. California 90025 310. 826,2100 Fax 310.826.0182 REVISIONS n A n n HOAG HOSPITAL SUPPORT SERVICES BUILDING HOAG PROJ. NO. 1251.56 ONE HOAG DRIVE BUILDINGS 42 & 44 NEWPORT BEACH, CALIF. SITELINE & BUILDING HEIGHT STUDY SCALE : AS NOTED DRAWING ISSUE DATE NOVEMBER 24, 1997 TNP JOB NO. 97-071 PLOT FACTOR: 1'e1' FILE: 1997\97071 \At.08.DWG +54'1151 SIGHTIINE MEASURED FROM 4' ABOVE VIEWPARK MUM CONDOMINIUMS COSTING CANCER CENTER PROPOSED PARKING STRUCTURE HORIZON LINE 1 + 45' 14SL TOP OF LIGHT STANDARD + 33'-6' 115L TOP OF WAIL 3 / SITE SECTION AT +45' MSL MAX. BLDG. HT. SCALE: 1" = 100'-0" + 48' MSL TOP OF PARAPET X713—CC cpSITE SECTION AT + 51MSL MAX. BLDG. HT. SCALE: 1" = 100'-0" X713—CC SOMME TO BLUEWATER VIEWS 2.07% DOSIG 10'-C NCI WML WEST COAST HIGHWAY + 51' MSL TOP OF STAIR TOWER (BEHIND WEST COAST HIGHWAY PE/ 7 //// // 1SITE PLAN SCALE: 1" = 80"-0" 20' ' UNEIR VIEWPARK IIIIT�P11111111 1111111IA 111� X713—SPL WEST COAST 14 1 0 R W A T HORIZON UNE SITELINE STUDY SIGRIIIE TO BUWATER VIEWS 2.07% 7 C 7, .7 PROJECT SITE qsl /CAIN y PACIFIC OCEAN VICINITY MAP J4" O OpJv ALL DRAWINGS AND WRITTEN MATERIAL APPEARING HEREIN CONSTITUTE THE ORIGINAL AND UNPUBLISHED WORK OF THE ARCH'TECT AND THE SAME MAY NOT BE DUPLICATED, USED OR DISCLOSED WITHOUT THE WRITTEN CONSENT OF THE ARCHITECT. COLYRIGHT "NADEL ARCHITECTS INC" ALL RIGHTS RESERVED 1 1 1 Architects Inc ArcNtectlfe 1990 3. "Indy Dr.; Planning Fourth Floor Interiors Los, Angeles, California 90025 . 310..828.2100 Fax' 310.828.0182 REVISIONS:. A n A A A HOAG HOSPITAL SUPPORT SERVICES BUILDING HOAG PROJ. NO.'1251', 6', PLOT FACTOR: I'"1' FILE: 1997\97071 \A1.0& D WC ONE HOAG DRIVE BUILDINGS 42 Sc 44; NEWPORT BEACH, SITELINE it BUILDING HEIGHT STUDY SCALE : NOTED': DRAWING ISSUE DATE XX;XX,1997 TNP JOB NO. 97-071- SHEET, OF XXX, 1` •T.