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HomeMy WebLinkAboutHOAG_FLARE_SCRUBBER*NEW FILE* HOAG FLARE SCRUBBER MINUTE ORDER SCAQMD vs. HOAG MEMORIAL HOSPITAL PRESBYTERIAN Case No. 4444-1 On July 22, 1997 this hearing for a Stipulated Order for Abatement came before the Hearing Board. PRESENT: Edward Camarena, Chair Marti L. Klein, Vice Chair Joseph D. Auerbach, M.D Marcus E. Lewis Laurine E. Tuleja Representing the Petitioner: Allen D. Mednick, Senior Deputy District Prosecutor Representing the Respondent: Dennis O'Neil, Attorney at Law Witnesses for the Respondent: Louis Pandoifi, GEO Science Peter Foulke, Executive Vice President Testimony was received and the matter submitted. On motion of Ms. Klein, seconded by Mr. Lewis, unanimously passed, the Board issued a Stipulated Order for Abatement against Hoag Memorial Hospital Presbyterian, located at One Hoag Drive, Newport Beach, California, to cease and desist operation of its waste gas collection and .disposal system in violation of District Rules 402, 431.1 and the Health and Safety Code Section 41700, or comply with the conditions and increments of progress set forth in the order of the attached Findingsand Decision of the Hearing Board. The Hearing, Board shall retain jurisdiction over this matter until the District has confirmed to the Board in writing that compliance with all orders, conditions and increments of progress contained in this Order for Abatement has been achieved. The Board scheduled a Modification of the Order for Abatement for February 19,1998. SOUTH COAST AIR QUALITY MANAGEMENT (STRICT HEARING BOARD a i em Prepared by Peggy White Attachment: Findings and Decision of the Hearing Board '97 JUL 17 P 3 :42 BEFORE"THE HEARING BOARD OF THE SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT In the Matter of SOUTH COAST AIR QUALITY MANAGEMENT DISTRICT, Petitioner, HOAG MEMORIAL HOSPITAL PRESBYTERIAN, Respondent. Case No. 44441 STIPULATED ORDER FOR ABATEMENT AND FINDINGS AND DECISION OF THE HEARING BOARD . FINDINGS AND DECISION OF THE HEARING BOARD On June 13, 1997, the Executive Officer of the South Coast Air Quality Management District ("District or "Petitioner") filed with this Hearing Board a Petition for Order for Abatement (Stipulated) directed to Respondent, (hereinafter referred to as "HOAG" or "Respondent") with regard to alleged violations of District Rule 431.1 and potential violations of District Rule 402 and California Health and Safety Code Section 41700 by Respondent's operation of a gas collection and disposal system (flare) on the grounds of its hospital facility located at One Hoag Drive, Newport Beach, California 92663. This Petition for an Order for Abatement (Stipulated) was heard on July 22, 1997 pursuant to notice in accordance with the provisions of California Health and Safety Code 1 0 40823 and District Rule 812. Five members of the Hearing Board were present: Edward Camarena, Chairman; Marti L. Klein, Vice Chairman, Joseph D. Auerbach, M.D., Marcus E. Lewis and Laurine E. -Tuleja. Petitioner was represented by Senior Deputy District Prosecutor Allen D: Mednick. Respondent was represented by Dennis O'Neil, Esq of the'law firm of Hewitt & McGuire, LLP. The public was given the opportunity to testify but none did so. Prior to the hearing, the parties submitted a Stipulated Order for Abatement and Findings and Decision of the Hearing Board (Proposed). Evidence was received, and the case submitted. The Hearing Board finds and decides as follows: FINDINGS OF FACT Petitioner, South Coast Air Quality Management District, was and is organized and existing pursuant to Division 16, Part 3, Chapter 5.5 of the California Health and Safety - - Code, and is the sole -and exclusive local agency with the responsibility for comprehensive air pollution control in the South Coast Basin. 2. . Respondent is a non-profit public benefit corporation organized under the laws of - the State of California and it owns and operates a hospital facility located at One Hoag Drive, . Newport Beach, California 92663 (hereinafter referred to as the "Facility"). On the grounds of the subject Facility, HOAG operates a gas collection and disposal system (flare) for burning of underground gas which naturally migrates to and is collected from an area at or adjoining the Facility. The system is operated pursuant to District Permit to Operate number M4572. The main area of accumulation of such gases is in and around the intersection of West Coast Highway and Hoag Drive. It is believed that the original source of the gas is naturally occurring from the oil fields located approximately four miles north of HOAG's Facility. 4. On the grounds of the Facility, and within approximately 50 feet of the aforementioned flare, HOAG maintains a day care center which is attended by children below kindergarten age. 5. The gas burned in the flare at the Facility is untreated before burning and has a sulfur content substantially beyond the limits set forth in Rule 431.1. In the event the flare system malfunctions, the hydrogen sulfide emissions to atmosphere could present a hazard to human health in potential violation of Health and Safety Code Section 41700 and District Rule 402. 6. HOAG is not required to keep the flare in operation, but shutting down the flare would result in the accumulation and seepage of explosive gases in the residential neighborhoods and public streets near the Facility. The area has a history of residential fires - _associated with gas seepage from the ground. 7. HOAG is planning to move the subject flare more than 1,000 feet away from the day care center at the Facility and to repair and add control equipment (scrubbers) to eliminate any alleged potential violation of District Rules 431.1, 402 and Health and Safety Code Section 41700. 8. • Unless a District approved corrective plan is imposed, the District has alleged that the continued operation of the present system may result in violations of Rules 431.1, 402 and Health and Safety Code Section 41700. 9. As of today's date the District has not issued a Notice of Violation regarding the subject equipment and rules. /// E 0 10. HOAG claims that it is not in violation of any District rules and maintains that its operation of the subject equipment is a public service which "is necessary to prevent a health.and safety hazard in the general area. 11. Respondent intends to ensure and maintain compliance by the following: (a) Relocation of Flare: HOAG shall relocate the flare and related systems as set forth on the diagram and description annexed hereto and made a part hereof as Exhibit A. (b) Installation of Control Equipment: HOAG shall install the control equipment as more particularly set forth in the description annexed hereto and made a part hereof as Exhibit B. (c) Other Repairs and Modifications: HOAG shall make the further repairs and modification which are more particularly set forth in the description annexed hereto and made a part hereof as Exhibit C. (d) Increments of Progress: Respondent shall complete the above -mentioned improvements in accordance with the following schedule of increments of progress, unless Respondent obtains an order modifying said increments from the Hearing Board after a hearing held pursuant to a petition for such modification which Respondent may file herein: 4 �J Is u ACTION (i) File applications for -Permits to Construct and for all necessary approvals, including all required fees, with all applicable agencies. (ii) Obtain California Coastal Commission development permit. (iii) Solicit bids for construction of the improvements. (iv) Award construction contracts. (v) Issue Purchase Orders for materials and equipment necessary to complete modifications required hereunder. 5 DATE July 25, 1997 On or before January 1, 1998. Within 10 days after receiving all permits and governmental approvals. Within 10 days after receiving bids. Within 15 days after receiving bids. 0 9 (vi) Commence construction of improvements. (vii) Completion of construction. (viii) Test and balance system. Within 20 days after receipt of materials. Within 120 days after commencing of construction. Within 30 days after completion of construction. 12. HOAG shall timely file all necessary applications and fees with all appropriate governmental agencies and take all necessary action to enable it to timely obtain any and all necessary permits and approvals, to enable HOAG to meet all of the above increments of progress. HOAG shall give all necessary public notices at the earliest possible dates and shall �4 make its best efforts to have all necessary hearings conducted at the earliest possible dates. 13. The corrective actions contained in this Stipulated Order for Abatement have been agreed to by the parties and are designed to promote the subject equipment's compliance with Rules 402, 431.1, and California Health and Safety Code Section 41700 and will not result in the taking of property without due process of law. 14. Final compliance of the subject equipment with Rules 402, 431.1 and California Health and Safety Code Section 41700 is scheduled to be achieved in 1998, at a particular - _ date which cannot, at present, be ascertained. 15. Requiring compliance with the following conditions will not require the closing or elimination of Respondent's aforesaid Facility or the subject equipment. CONCLUSIONS 1. The.gas collection and disposal system (flard) (permit number M4572) located on the ground of Respondent's Facility, according to Petitioner may be in violation of District Rule 431.1 and may potentially violate Rule 402 and California Health and Safety Code Section 41700. Respondent claims there are no such violations. of law. 2. Steps are being taken to avert such alleged violations. 3. The following order will not constitute a taking of property without due process 7 4. Respondent has not by execution of this Stipulated Order for Abatement and Findings and Decision of the Hearing Board (Proposed) admitted to any wrongdoing or the violatiorf of any laws or District Rules. F3 ORDER FOR ABATEMENT THEREFORE, GOOD CAUSE APPEARING, the Respondent is hereby ordered to immediately cease and desist operating its gas collection and disposal system (flare) in a manner which would violate District Rules 431.1, 402 and Health and Safety Code Section 41700, unless HOAG complies with the following orders, conditions and increments of progress: - hereto. 1.- HOAG is ordered to relocate the subject flare as set forth in Exhibit A attached 2. HOAG is ordered to install the control equipment set forth in Exhibit B attached hereto. 3. HOAG is ordered to make the further repairs and modifications set forth on Exhibit C attached hereto. 4. HOAG is ordered to adhere to and achieve compliance in accordance with the following schedule of increments of progress, unless Hoag obtains an order modifying said increments from the Hearing Board after a hearing held pursuant to a petition for such modification which Hoag may file herein. 8 ACTION (i) File applications for Permits to Construct and for all necessary approvals, including all required fees, with all applicable agencies. (ii) Obtain California Coastal Commission development permit. (iii) Solicit bids for construction of the improvements. (iv) Award construction contracts. (v) Issue Purchase Orders for materials and equipment necessary to complete modifications required hereunder. DATE July 25, 1997 On or before January 1, 1998. Within 10 days after receiving all permits and governmental approvals. Within 10 days after receiving bids. Within 15 days after receiving bids. 0 (vi) Commence construction of improvements. (vii) Completion of construction. (viii) Test and balance system. Within 20 days after receipt of materials. Within 120 days after commencing of construction. Within 30 days after completion of construction. 5. HOAG shall forthwith conduct leak checks of all fittings, blowers and piping and shall, on or before August 15, 1997, secure the flare with a minimum of three (3) cables, repair all leaks and replace any gauges, connections or monitoring equipment related to the flare, which is corroded or not in full working order. 6. On or before August 22, 1997; HOAG shall install and maintain the following listed monitoring devices in good working order. Each respective monitoring device shall be calibrated to sound the alarm prior to the monitored gas reaching a level which presents a threat or hazard to human health or safety, or exceeds the level set forth in any applicable Federal, State, District or administrative laws or regulations. Said monitors shall be inspected and tested at least weekly. Records of such inspections and testing shall be maintained and be made available to District representatives upon request. (a) A 24 hr. COZ monitor with a continuous strip chart recorder, located in Hoag's child care center. The COZ monitor alarm shall be set to sound whenever the CO2 levels indicate that corresponding levels of SO2 will exceed any applicable limits or present a health or safety hazard. (b) A 24 hr. CH4 monitor, located in Hoag's child care center. (c) A 24 hr. H2S monitor, located in Hoag's child care center. (d) A 24 hr. H2S monitor located within 10 feet of the subject flare, on the east side of the flare. (e) A 24 hr. CH4 monitor located within 10 feet of the subject flare, on the east side of the flare. 11 I-] 7. HOAG shall visually inspect the flare and its related equipment not less than two times per day at least 8 hours apart. 8. HOAG shall monitor either by Drager tube or grab bag [pursuant to Rule 431.1(f)] or other means agreed to by the District in writing, the H2S levels of the gas going to the flare, at least every two weeks. HOAG shall record such measurements and make them available to the District upon request. 9. HOAG shall timely file all necessary applications and fees with all appropriate governmental agencies, to enable it to meet the above increments of progress. HOAG shall make its best efforts to obtain the necessary approvals on an expedited basis. 10. HOAG shall promptly respond to any District requests for information and take all necessary actions to expedite the District's issuance of the necessary Permit to Construct - _and Permit to Operate. 11. HOAG shall maintain and supply upon District request all documentation needed to show compliance with any condition of this order. 12. Copies of all reports, letters, copies required under the foregoing conditions, orders and increments of progress shall be forwarded to the Stationary Source Division (Attention: Dan Russell, or to such other persons as the District may hereafter designate). 13. The operation of the subject equipment shall not be prohibited provided the orders, conditions and increments of progress set forth in this Order for Abatement are met at all times. This Order for Abatement is and shall be deemed without prejudice to the rights of the respective parties to assert, prosecute or defend against any alleged violations of District Rules or affirmative defenses regarding such alleged violations. 12 9 14. This Order for Abatement is subject to modification or revocation by the Hearing Board, upon appropriate findings, at a public hearing held upon ten day's notice. 15.. The Board has scheduled a hearing to consider the modification and extension of this Order for Abatement for February 19, 1998. The parties may remove said hearing from the calendar by joint written notice to the Board in advance of said hearing. ;.Respondent is ordered to file on or before -February 5, 1998, a petition for said modification and extension including a written report setting forth the status of compliance with all conditions and increments of progress contained in this Order for Abatement, the progress made toward completion of all required improvements, modifications and repairs and any revised schedule and increments of progress to achieve full compliance, including the reasons therefor. 16. The Hearing Board shall retain jurisdiction over this matter until February 28, 1998 or until the District has confirmed to the Board in writing that compliance with all orders, conditions and increments of progress contained in this Order for Abatement has been achieved, whichever occurs last. 17. This Order for Abatement, does not act as a variance and Respondent is subject to Rules and Regulations of the District. 13 11 Good cause appearing, it is so ordered. FOR THE BOARD/ Date Signed: A6ROVED AS TO FORM AND CONTENT: Dated: -7 — 11 — c(-7 Allen D. Mednick, Senior Deputy District Prosecutor HOAG MEMORIAL HOSPITAL PRESBYTERIAN et-- Dated: /6 97 Peter Foulke, Executive Vice President APPROVED AS TO FORM AND CONTENT: Hewitt & McGuire, LLP �% e By `A% Dated: r� 7 Dennis D. O'Neil, Attorney for Respondent 14 EXHIBIT A RELOCATION OF FLARE ' d •• •CC�pd.INtA • UE �, �.i- CdOMAY .I 9UPENI Ofl AVE11 -, ,'-• !! =- - - - - - - --------------------- • Sam, --------• 8 HOAG HOSPITAL xwnws� ---:------------------- _--------------- 1 _ �.:_' `�•..._.,. . '...__ `-_._�_�1-_,_ -_ __y,,,,,,,flflffG dfffffffffifffffffff® �,� —� w 71 SITE EXHIBIT A I r- AMENDED GAS FLARE LOCATION I © VAYLOR�d ASSOCIATES • • EXHIBIT B INSTALLATION OF CONTROL EQUIPMENT • The new equipment consists of two (2) bigwers, one of which is a 100% standby blower, and numerous safety, shutdown and monitoring features. It is designed for in- creased capacity,.175 CFM, with future capability to 200 CFM. A scrubbing system has been incorporated Into the system which will reduce the hydrogen sulfide concentration to less than 5.0 ppm. A blower package, designated as 'Blower Package No. 2", has been Incorporated into the system. The blower package will contain an MD Model 4009-81 L2E Gas Tight Blower running at 2615 rpm, 27.8 BHP, 2677 discharge'temperature, 26.7 psia relief pressure, or equivalent; affixed to a 30HP TEFC motor, high efficiency, Mill and Chem with space heater, or equivalent. Part of the existing blower package will be reused, i.e. suction scrubber, discharge silencer and miscellaneous items; however, the majority of components, including the blower and motor, will be new. Therefore, two (2) identical units will be made a part of the system. To minimize down time, the facility will be con- structed and commissioned prior to taking the existing blower and flare off line. The exist- ing blower package will then be upgraded and returned to the site for installation as "Blower Package No.1 ". - _ The sulfur removal process, SulfaTreat, is identified as a once -through conversion from hydrogen sulfide gas to iron sulfide. It is called a one step process because gas is passed through the scrubber tower and the hydrogen sulfide is removed with only one pass. SulfaTreat is a patented process which consists of the use of a proprietary iron com- pound to remove H2S from natural gas. As a result of the process, a solid residue is pro- duced. SulfaTreat is easily removed from the reaction vessel by washing with water. It is nonhazardous and can be used on site as fill material, road base or as a soil amendment. SulfaTreat reacts only with H2S and some mercaptans. No noxious by-products are pro- duced. CO2 does not increase consumption. The effluent gas will have the same compo- sition as the influent gas, minus hydrogen sulfide. The towers themselves are approximately 26' in height and 8' in diameter. The scrubber towers will each contain approximately 70,000 pounds of SulfaTreat, at a column height of 22'. After the sour gas has passed through the SulfaTreat column, the effluent gas will be free of hydrogen sulfide, excess liquids, and solids. The SulfaTreat usage.rates can be calculated according to lbs. of sulfur produced. Approximately 90 days of operation will necessitate the changing of one vessel. Approxi- mately 8,370 Ibs of H2S will have been removed during the 90 day cycle at a rate of 93 Ibs/day. The system incorporates a flare with an automatic flame safeguard system. The waste gas flare is intended to be a 6" size Varec Model 239A-06, or approved equal. The flare shall be equipped with two (2) NPT pilot gas lines to pilots located in the flare tip. A source, of liquified natural gas will be utilized for the pilot. The flare shall be capable of burning 5,000 to 20,000 SCFH*of waste gas. The flare will include a retrofitted refractory lined secondary stack used to shelter the flame from wind and conceal the burner flame. The secondary stack will be similar to the secondary stack shown on Vare.0 Drawing 20- 05007, Rev. B, except with Diminension C increased to 15'. The automatic pilot ignition system will be a retrofitted modified Varec 242UV. The system is.integrated with the plant programmable logic controller (PLC). The PLC will control and monitor all plant functions. In addition, all functions are available for remote monitoring and control from Hoag's re- mote monitoring site via a data highway. • .0. EXHIBIT C OTHER REPAIRS AND MODIFICATIONS A gas. detection system will be installed and is designed to monitorthe levels of methane gas and hydrogen sulfide gas in the atmosphere within the processing site. Within the processing site, sensors will be installed at three (3) separate locations. Indica- tor lights and a hom will be installed on top of the control panel and will be visible from all locations within the site. Sensors will be installed near the scrubber vessels, adjacent to the flare and to the south of the blowers. Each sensor will have a continuous analog read- out on the site control panel which will also be sent via a data highway to Hoag's remote monitoring system. Each sensor will have two (2) independently adjustable alarm points which will trigger -he sits alarm hnrn-and lights. The plant PLC will control and monitor all functions. In addition, all functions are available for remote monitoring and control from Hoag's remote rponiforing site via a data highway. The PLC will automatically start the standby blower if a failure occurs on the pd- mary blower. Selection of which blower package will be the primary and which will be the, secondary will be via a selector switch on the main control panel. Indicating lights on the main control panel will indicate all abnormal conditions. Flow meters will be. installed on -each inlet line and on the main gas line to the flare. For the scrubbed case, additional flow meters will be installed to measure the City Gas flow, the scrubbed or sweet gas flow to the flare and the total sweet gas flow to Hoag Hospital. The gas extraction system will contain two (2) gas extraction blowers, operating in- dependently. The blower packages utilize positive displacement blowers. Suction pres- sure is maintained by a discharge to suction pressure control valve set at 11.7 psia. The idea is to ensure more blower capacity than demand which will be adjusted, if required, with sheave changeout of the belt driven blower. Individual vacuum regulator valves will control the vacuum to each extraction well. - Because the discharge temperature of the blowers will be 375' F at 12 psic dis- charge, blower and plate cooling is required. This will be provided on each skid by a closed glycol/water circulation system with an air cooler. Each blower skid incorporates an inlet scrubber with a high liquid level shutdown, discharge high temperature shutdown, Inlet and outlet noise silencers and an automatic liquid blowcase to remove any conden- sate. In addition, the aftercoolor is required to cool the gas from 375' F to approximately 1207 for proper scrubber operation. • y STATE OF CALIFORNIA -THE RESOURCES AGEN CALIFORNIA COASTAL COMMISSION South Coast Area Office 00 Oceangate,.10th Floor Long Beach, CA 90802-4302 • (562) 590-5071 Y60' V PETE WILSON, Governor Filed: 7/18/97 49th Day: 9/5/97 180th Day: 1/14/98�j 0Staff: MV-LB iv Staff Report: 9/18/97 Hearing Date: 10/7-10/97 Commission Action: RECEIVED BY STAFF REPORT: PERMIT AMENDMENT PLANNING DEPARTMENT APPLICATION NO.: 5-92-368 Al CITY OF NEWPORT BEACH APPLICANT: Hoag Memorial Hospital Presbyterian OCT 11997 AGENT: Peri Muretta 78,90112t11zJ3AA6 PROJECT LOCATION: One Hoag Drive, Newport Beach, Orange County (formerly 4000 West Coast Highway) DESCRIPTION OF PROJECT PREVIOUSLY APPROVED: Installation of two gas flare "bubbler" scrubber tanks and relocation of the existing gas flare stack. The scrubber tanks were approved to be 24 feet high and the gas flare stack 31 feet high. Also approved was the replacement, in the same location, of an exiting gas line between Well #5 and the existing gas valves, including excavation of a 12-inch wide, 36 - 42 inch deep trench (10 cubic yards of cut and 2 cubic yards of fill). The project was proposed to remove sulfur compounds as required by the Southern California Air Quality Management District. DESCRIPTION OF AMENDMENT: Relocation and upgrade of an existing methane gas elimination system consisting of two 32 feet high gas scrubber units, a 35 foot high gas flare stack, two blower units, and replacement of gas lines to all existing wells. The proposed project would relocate the flare 1,000 feet away from the child care facility. Additional features of the proposed system include: monitoring systems; a second blower package which will provide backup capability; enclosure of the flare so that the flame is not observed when flaring is required; and increased capacity for methane gas scrubbing. LOCAL APPROVALS RECEIVED: City of Newport Beach Approval in Concept No. 1026-97. SUBSTANTIVE FILE DOCUMENTS: Coastal Development Permit 5-92-368 (Hoag); Coastal Development Permit 5-93-253 (Hoag); Development Agreement D-5-93-2 between Hoag Hospital and the City of Newport Beach; City of Newport Beach certified Land Use Plan. PROCEDURAL NOTE: The Commission's regulations provide for referral of permit amendment requests to the Commission if: 1) The Executive Director determines that the proposed amendment is a material change, • 5-92-368 Al (Noa, Page 2 w 2) Objection is made to the Executive Director's determination of immateriality, or 3) the proposed amendment affects conditions required for the purpose of protecting a coastal resource or coastal access. if'thi�applicant or objector so requests, the Commission shall make an Independb" determination as to whether the proposed amendment is material. 14 Cal. Admin. Code 13166. SUMMARY OF'STAFF'RECOMMENDATION: The staff recommends that the Commission determine that the proposed development with the proposed amendment, subject to the conditions below, is consistent with the requirements of the Coastal Act. Staff is recommending two special conditions. The first requires that measures to address soil corrosivity at the site be implemented as proposed. The second special condition requires that landscaping to screen the view from West Coast Highway be implemented as proposed. The Commission hereby grants an amendment to the permit, subject to the f conditions below, for the proposed development on the grounds that the development will be in conformity with the provisions of Chapter 3 of the Coastal Act of 19760 will not prejudice the ability of the local government having jurisdiction over the area to prepare a Local Coastal Program conforming to the provisions of Chapter 3 of the Coastal Act, and will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act. 1. Corrosion Control Measures All recommendations for corrosion control contained in the Soil Corrosivity Study prepared by M. 3. Schiff & Associates dated December 6, 1995 shall be implemented as part of the project. Landscaping around the proposed gas elimination system shall be implemented as proposed in the landscaping plan prepared by the Office of William Rabben, dated 6/11/97. Minor deviations to the approved plan may occur provided the landscape screen remains effective. 5-92-368 Al (Hoag) Page 3 11221 1 .� . ,1 The applicant proposes the relocation and upgrade of an existing methane gas elimination system. The proposed system is comprised of two 32 feet high gas scrubber units, a 35 foot high gas flare stack, two blower units, and replacement of gas lines to all existing welts. Methane gas occurs naturally below the surface of the Hoag Hospital site and the Balboa Coves community directly across Coast Highway from the hospital site. The gas becomes hazardous if allowed to accumulate. It is believed that the original source of the gas is naturally occurring from the oil fields located approximately four miles north of Hoag's facility. There is an existing gas collection and burn —off system at the site. It collects the gas from both the Hoag site and the Balboa Coves area. The purpose of the existing flare is to prevent combustible gas accumulation. The purpose of the proposed scrubber system is to reduce the concentration of sulfur compounds being emitted. The Southern California Air Quality Management District (SCAQMD) has stated that shutting down the flare would result in the accumulation and seepage of explosive gases in the residential neighborhoods and public streets near the hospital. The area has a history of residential fires associated with gas seepage from the ground. The proposed project would remove sulfur compounds, principally hydrogen sulfide, to a level of 5.0 ppm from approximately 4,000 ppm in the existing feedstock gas: Under the current system, the gas burned in the flare is untreated (no removal of sulfur compounds) before burning and has a sulfur content substantially beyond the limits which are acceptable to the SCAQMD. In addition, the existing flare is located 140 feet west of Hoag's on —site child care center. On February 18, 1993, the Commission approved coastal development permit 5-92-368 which allowed an upgrade to the existing system. That permit was approved with two special conditions. The first special condition required that construction methods be employed that would not adversely impact the wetlands that previously existed at the site. (Note: Coastal development permit 5-93-253 allowed grading that resulted in the elimination of the wetlands. The hospital expansion that was approved under the master plan was found to be an incidental public service and adequate mitigation for the loss of the wetlands was provided off —site.) The second special condition required the applicant to provide screening around and adjacent to the gas elimination system to soften views from West Coast Highway toward the project. Development approved under the original permit was commenced prior to expiration of the permit but was not completed. The previously approved upgrade would have removed the sulfur compounds with wet chemical scrubber tanks. The methane gas would then have been flared or put to use by the hospital to produce -a portion of the hospitat'.s heating,and cooling needs. After the coastal development permit had been issued, the City of Newport Beach stopped work on the project and requested modifications to the approved plans. Prior to work being stopped, the following components of the project 5-92-368 Al (Hoais Page 4 had been completed: installation of a concrete containment system and two , tanks to contain scrubber chemicals; installation of a new gas extraction pipeline; and installation of new piping to connect the new manifold. The City reissued permits for the project on November 15, 1996; however, at that time, Hoag and the City were in the process of pursuing state legislation to fund the relocation of the flare and to install a system that would better meet the needs of the West Newport area by more efficiently extracting methane gas. The amendment application now before the Commission is for that upgraded system. The proposed project would relocate the flare 1,100 feet away from the child care facility. In addition; the proposed system will be able to collect the methane gas as needed for future development on Hoag's Lower Campus (Development Agreement D-5-93-2 between Hoag Hospital and the City of Newport Beach approved the master plan for future development of Hoag's Lower Campus. The development agreement was approved by the Commission on February 15, 1993). Additionally, the proposed system will have a new scrubber system chemistry which involves using nonhazardous dry chemicals as opposed to hazardous wet chemicals. Further, the proposed system will have increased pumping capabilities enhancing gaseous flow to the main hospital complex located on the Upper Campus, for energy utilization. Monitoring systems have also been added to the proposed project for increased safety and to allow monitoring of gaseous flows from each of the three on -site wells, as well as the two off —site trenches. The benefits of the proposed project over the existing and previously approved project include: gas utilization for energy generation; the proposed scrubbed system will use nonhazardous chemicals to remove the sulfur compounds from th gas whereas the previously approved system would have used wet chemicals which could constitute a risk of hazardous chemical spill; the flare will be relocated 1,100 feet from the child care center; and, the proposed project will allow compilation of gas production records on individual project components, where the existing and previously approved systems would not. In addition, the proposed system contains a second blower package which will provide backup capability to the system in the event of failure of the main blower; the proposed system includes enclosure of the flare so that the flame is not observed when flaring is required; enclosure of the flare will also enhance combustion efficiency; and the proposed project includes a system that has an increased capacity for methane gas scrubbing. 0. Hazards Section 30253 of the Coastal Act states, in part: New development shalt: (1) Minimize risks to life and property in areas of high geologic, flood, and fire hazard. (2) Assure stability an structural integrity, and neither create nor contribute significantly to erosion, geologic instability, or destruction of the site or surrounding area or in any way require the construction of protective devices that would substantially alter natural landforms along bluffs and cliffs. • 5-92-368 Al (Hoag) • Page 5 (3) Be consistent with requirements imposed by an air pollution control. district or the State Air Resources•Control Board as to each particular development. In the past, concern has been raised that an earthquake fault is located at the subject site. This was raised at the Commission hearing on the original coastal development permit, 5-92-368. Also raised at that time were issues of soil corrosivity and the presence of hazardous gases at the site. Much of the concern expressed at the time was based on information contained in the EIR prepared for the Hoag Master Plan. However, additional information, some of which was incorporated into the EIR, has provided clarification. 1. Faulting The applicant has submitted a Summary of Fault Investigation, Lower Campus, Hoag Hospital, prepared by Leighton and Associates, Inc. on October 21, 1996. The Fault Investigation studied the subject site and reviewed previous reports on the geology of the area as well as aerial photographs of the site. The Fault Investigation states: "Based on our observations of the recently cut slope and review of prior mapping along the slope before fill was placed along the east side of our study area, it is our opinion that although faults are present in the Miocene age bedrock, they do not offset earth materials younger than 11,000 years old. Therefore, the faults are not considered active under the State of California Alquist-Priolo act." The staff report for the Commission's approval of the original permit made the following findings: "Additional consultants (Law/Crandall, Inc., January 27, 1993) point out that "detailed studies by the California Division of Mines and Geology (1988) indicate that no active or potentially active faults occur beneath the site. The studies are based on detailed review of aerial photographs and fault trenching studies by others in the site area" and "the site is not located within an Alquist-Priolo Studies Zone designated by the - State of California for fault rupture." Numerous studies of the area have not revealed the presence of an active fault at the subject site. The proposed project is required because -of the need to eliminate the methane gas at the site. The proposed project will improve the existing method of removing the methane gas. The consultants have indicated that the proposed project is feasible from a geotechnical standpoint. Therefore the Commission finds that the location of the proposed project does not create significant hazard with regard to earthquake faulting. 2. Soil Corrosivity The soils at the subject site have been found to be corrosive. The presence of corrosive soil means there is potential for metal pipes placed within the soil to corrode. A Soil Corrosivity Study was prepared for the subject site by M.J. Schiff & Associates, Inc. on December 6, 1995. The study found that the soil at the subject site is classified as severely corrosive to ferrous metals, aggressive to copper, and deleterious to concrete. The study contains numerous recommendations for corrosion control, including: abrasive blasting underground steel and cast and ductile iron utility piping and applying a high quality dielectric coating; bonding underground steel and iron pipe with 5-92-368 Al (Ho* Page 6 rubber gasketed, mechanical, grooved and, or other nonconductive type joints ) for electrical continuity; applying cathodic protection to steel and iron piping; and other measures. The study found that no special precautions, from a corrosion viewpoint, are required for plastic piping placed underground. The applicant has proposed to incorporate all the recommendations for corrosion control contained in the Soil Corrosivity Study prepared by M.J. Schiff & Associates dated December 6, 1995. As a condition of approval the recommendations for corrosion control shall be incorporated into the project. This condition will assure that this aspect of the proposed proect is carried through. With incorporation of the corrosion control measures included as a part of the proposed project', adverse impacts due to corrosive soils will be mitigated. Therefore, the Commission finds that as conditioned, the proposed . project will not create undue hazard due to soil corrosivity. 3. Hazardous Gases Methane gas occurs naturally at the subject site and vicinity. There is existing now and has been for more than 20 years, various free burning flare type devices in operation to mitigate the danger from combustible gas accumulation. The existing flare does not treat the gas before it is burned. The sulfur content of the flared gas is substantially beyond the limits set by SCAQMD. Shutting down the flare would result in the accumulation and seepage of explosive gases in the residential neighborhoods and public streets in the _vicinity. A letter from SCAQMD (attached as exhibit C) supporting the proposed project �) states: "Pursuant to the California Health and Safety Code, the South Coast Air Quality Management District ("District") is the agency with primary responsibility for comprehensive air pollution control in the South Coast Basin. As such, the District believes it is in the public interest for the proposed project to obtain all necessary governmental and agency evaluations at the earliest possible date. Upon completion, the project should reduce levels of H2S in the gases going to the subject flare. This in turn, it will reduce S02 emmissions after burning. Upon completion of the upgrades, the system is expected to be more effective and reliable in its control of underground gas seepage in Hoag's vicinity. It is also in the best public interest to move the flare further away from Hoag's child care center to reduce potential human exposure to gases involved." The methane gas that occurs naturally on the site must be safely eliminated to assure public safety in the area. Currently the gas is collected through underground vents and burned off through the exiting gas flare stack. The proposed project will be a safer, cleaner method to eliminate the naturally occurring gas. The SCAQMD has.required that the improved methods be employed. Therefore, the Commission finds that the proposed project is consistent with Section 30253 of the Coastal Act which requires that new development be consistent with requirements imposed by an air pollution control district. • 5-92-368 Al (Hoag) • Page 7 0 C. Public Views Section 30251 of the Coastal Act states: The scenic and visual qualities of coastal areas shalt be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize the alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. New development in highly scenic areas such as those designated in the California Coastline Preservation and Recreation Plan prepared by the Department of Parks and Recreation and by local government shall be subordinate to the character of its setting. A public view park exists in the area atop the bluff adjacent to the subject site. The view park offers a panoramic view of Newport Harbor and the ocean. There is a public bicycle trail along the bluff top, between the public park and a large condominium development. None of the proposed development will exceed the height of the bluff. The top of the enclosed flare is proposed to be 35 feet high and the top of the gas scrubber units are proposed to be approximately 32 feet high. The top of the adjacent bluff in this area is more than 40 feet high. The maximum height for structures in this area of the approved master plan (as reflected in the development agreement) is 53 feet. Because the height of the proposed structure is lower than the height of the adjacent bluff, the proposed development will not obstruct views from the public blufftop park. The site is also adjacent to, on the inland side of, West Coast Highway. The City's certified Land Use Plan does not identify this section of Coast Highway as a coastal scenic area. However, Coast Highway One is considered a scenic highway. The scrubber system will be visible from Coast Highway. The proposed development should avoid creating an industrial look as viewed from Coast Highway. To minimize adverse impacts to public views from Coast Highway, the applicant has proposed to install landscaping around the scrubber system to screen it from view. The landscape plan submitted by the applicant includes trees that will grow to maximum heights of 30 to 40 feet with spreads ranging from 20 to 40 feet. The types of trees proposed are Red Flowering Gum, New Zealand Christmas Tree, Cajeput Tree, and Jacaranda. In addition, the applicant has proposed to include the following shrubsin the landscaping plan: Canberra Gem Grevillea, Sweet Scented Hakea, and, Myporum. The landscaping is proposed on all sides of the scrubber system except at the access point from the parking tot (see exhibit V . As a condition of approval the proposed landscaping shall be incorporated into the project. This condition will assure that this aspect of the proposed project is carried through. With implementation of the landscaping assured as a part of the proposed project, adverse impacts to public views will be mitigated. Therefore, the Commission �. finds that as conditioned, the proposed project is consistent with Section 30251 of the Coastal Act regarding public views. 5-92-368 Al (Hoag Page 8 D. kcal Coastal Program OF Section 30604(a) of the Coastal Act provides that a coastal development permit shall be issued only if the proposed development would not prejudice the ability of the local government having jurisdiction to prepare a local coastal program (LCP) which conforms with, and is adequate to carry out, the Chapter 3 policies of the Coastal Act. The Newport Beach LUP was certified on May 19, 1982. The proposed development is consistent with the certified Land Use Plan land use designation for the siteThe proposed development, as conditioned, has been found to be consistent with the Coastal Act, including the hazard and public views policies of the Coastal Act. Therefore, the Commission finds that the proposed development would not prejudice the ability of the City of Newport Beach to prepare a local coastal program consistent with the Chapter 3 policies of the Coastal Act. Section 13096 of Title 14 of the California Code of Regulations requires Commission approval of coastal development permits to be supported by a finding showing the permit, as conditioned, to be consistent with any applicable requirements of the California Environmental Quality Act (CEQA). Section 21080.5(d)(2)(i) of CEQA prohibits a proposed development from being approved if there are feasible alternatives or feasible mitigation measures available which would substantially lessen any significant adverse impact which the activity may have on the environment. The project as conditioned has been found to be consistent with the Chapter 3 policies of the Coastal Act, including the public views and hazard policies of the Coastal Act. in addition, the proposed project will improve the air quality in the vicinity by substantially reducing the sulfur content released into the air by the gas flare. Further, the project will upgrade the existing system which prevents hazardous gases from accumulating. There are no feasible alternatives or feasible mitigation measures available which would substantially lessen any significant adverse impact which the activity may have on the environment. Therefore, the Commission finds that the proposed project can be found consistent with the requirements of the Coastal Act to conform to CEQA. 9334 LJ .A. I• �ft VICINITY MAP 1 mmwm. `. HOM NOS�L '' South Coast Agg Air Quality Management District 21865 E. Copley Drive, Diamond Bar, CA 9.1765-4182 i." (909) 396-2000 • http://www.agmd.gov July 18, 1997 Via Facsimile and Mail RECHVED JUL 211997 CALWORNIA COASTAL COMMISSION Meg Vaughn, Staff Analyst California Coastal Commission 200 Oceangate, 10th Floor Long Beach, CA 90802-4302 Re: Hoag Memorial Hospital Presbyterian; Flare Relocation and Installation of Control Equipment; Coast Development Permit Amendment Application #5-92-368A1 Dear Ms. Vaughn: The purpose of this letter is to request that the California Coastal Commission expedite, to the maximum extent possible, its review and evaluation process regarding Hoag Memorial Hospital Presbyterian's ("Hoag") project to relocate and improve its gas flare and install air pollution control equipment to clean the flared gases. Pursuant to the California Health and Safety Code, the South Coast Air Quality Management District ("District") is the agency with primary responsibility for comprehensive air pollution control in the South Coast Basin. As such, the District believes that it is in the public interest for the proposed project to obtain all necessary governmental and agency evaluations at the earliest possible date. Upon completion, the project should reduce levels ofH2S in the gases -going to the subject flare. This, in turn, it will reduce S02 emissions after burning. Upon completion of the upgrades; the system is expected to be more effective and reliable in its control of underground gas seepage in Hoag's vicinity. It is also in the best public interest to move the flare further away from Hoag's child care center to reduce potential human exposure to gases involved. The District joins Hoag in its request that your commission hear this matter at its next scheduled hearing. By expediting this matter, it should speed the installation of control equipment, reduce emissions of air contaminants and promote public health and safety. Exk-,- r-� t: f Cry. 5-q;-Z 3(cn Al AQMD Le- 1947 • 1997 YEARS OF PROGRESS TOWARD CLEAN AIR Meg Vaughn • _Z- 7/18197 If you have any questions, please contact Allen Midnick at (909) 396-3461. Thank you for your cooperation Affairs ADM:prt aWaa6op.doc cc: Dennis O'Neil, Esq. Peter Faulke, Vice President Peri Muretta, Consultant Lupe Valdez Peter Mieras 01 �I CA AG`Mb Le+•ktr /� A/), 0 SECTION 4-A PLAN s�rr.rs' • SICIIT VIEW SECTIONS CO SULFUR-rRFgTMIINT SYSTEM (NORTHWEST CORNER PARKING llfT� HoAC IOUER CAMPIIt {I19-too-t4 MW lot NG17 PU M M 1•YY.NrY �Yr• •Yr M N Y ww• N Y ..r..rr rrr� •� i r r • w��.rr•rrw.rrn.r•rir•rr�•rrr • rr rrrr�� r r • rr •• •• •..���n•rrr+.rrr•w•.r.r•rrw rrr • rr _r_ r r • � ��• n....r rrrnn.r1.wr•.rw•w•rrr..•. • .r..r.r r�r.r� r r = r rrr• rr�.rn .nr • .rr. •rrwrr.r r • �..r. rr.•rr� _ r =nrrwirr.rrwr • ra�r.rrr r s • �� w+rwr++ r t-rwr.wrrr.•r� •rr._..r .�r....r. r r r u•rr..w .•• w.+rsr.�.�� ".._ _r..r L r�♦�.r..rrw�rrwwrw �..r• ' r ...r.r.r.r rt�__ a i! 1 II 9 COASTAL DEVELOPMENT PERMIT AMENDMENT 5-92-368 Al LETTERS RECEIVED IN OPPOSITION EXHIBIT F 0 NEWPORT BEACH TOWNHOUSE OWNERS' ASSOCIATION C/O Gill Management 2872 West DeVoy Drive Anaheim, California 92804 September 1,1997 California Coastal Commission D C C' p I Attn.; Meg Vaughn South Coast Area Office SEP 51997 200 Oceangate, loth Floor Long Beach, California $08024302 CALIFORNIA COASTAL COMMISSION ' Re: Permit Application 642-366•Al Dear Meg; On behalf of Newport Beach Townhouse Owners' Association, I must strongly protest the proposed relocation of the methane gas flare stack. The proposed site is right by our twenty-eight homes. Our homes look directly at that bank, and further would be negatively impacted by the sulfur and methane smell as we are directly downwind. These emissions would come in the only ventilation windows in two of three bedrooms In } our homes. The authorization to place the burner as proposed would make it unsafe to open the windows in our homes. We beseech the commission to not allow this change to be approved on this calendar. Our community has been very hard hit with the widening of the coast highway (we lost our entrance and parking), we lost 126 feet of seawall in a catastrophic uninsured loss. The resulting Increased highway noise levels coupled with the assessments for repairs to the seawall and six homes damaged by the loss, have made it almost Impossible for owners to sell their homes. Many let their units go back to their lender, others have -had no choice but to rent them out. PLEASE, our community can not take the additional stigma of hazardous, smelly emissions. Your help on this will be greatly appriclated. Sincerely, Allyson Bolin Vice President cc: Homeowners Ex"c ao F-, 0 0 WILLIAM MILLER TEL No.714-642-6134 Tuesday, September 02,1997 Meg Vaughn CalKmmin coastal Commission P.O. Box 1450 200 ocesngate,101h Floor Lana Beach, CA 90802-4418 Dear Meg Vaughn: Sep 4.97 9:36 No.007 P.02 i received a hearing notice referarwe permit 0-92-US-Al applied for by Hoag Memorial Hospital. This project is of vest concern to the residents of West Newport Beach as it will DIRECTLY impact our quality of life. The project consists of relocating an existing methane gas elimination system which amlta thObnoxious years thaodors havte lived in thelar to rotten area without any public dstem is ictating on of health risksK% current . The sames. The sys as on and h modifications for modifications to promote public health and safety can Also be made where it Ile now located. In it's current loosilon h impacts a minimum number of residents ad any relocation will have a much wider impact on the communhy affecting significantly graelar numbers of people. I strongly urge "this project not be allowed. The day center described in their request operates 5 days a week 6-10 hours per day providing day care for the children of hospital employes, it's reiooation will transfer that exposure to a multitude of families 24 hours a day seven days a week. The fumes will blow directly into fwc of my three bedrooms where my grandchildren sleep and play and be located leas than 100 yards away from my home. I object to being notified of such An Important Issue less than two weeks before the � 1 hearing' M ts also unreasonable to oondiuol a hearing on euotr an Important issue at the oppmsi► where the project is to be located, it is extremely difficult for local opposition to attend without algnifluenl expense and extreme inconvenience. it is also obvious that this works to the advantage of the Hospital. I can't imagine what possessed someone to think that this issue should be a consent calendar -this only one consenting is the Hospital again along with It's political supporters. project be removed from the consent calendar. it is requested that this hearing be transferred to Newport Beach where local residents can attend and be represe-Med. It b requested that at least two weeks notice be Given prior 10 a new hearing- 8 is requested that this project not be allowed until a fair, impartial, end reasonable hearing can be oohduoted. These requests are certainly reasonable and anything less would certainly taint the CAIBomia Coastal Commission's objectivity In deciding these Important public Issues. SZia William Miller Resident at:4406 bleat Coast Highway Newport Beach, CA 92063 (T14)84fr92t2 I.G. P. 0. WX $24 �tI �Cl:r Q1 l0740 714-873-4843 975.8210 IJATis �Reotr ±.+��e Page I of 3 Pax i ssz-K+e_sglA"' 20: MtTmXN2]► CnST12, cbMtTBl1201t ATTN: RX: rs.R2_fl:tr_ _ eeT.Ttn .ng by mha I cwmT L mopTorm . DXAR MS.VAyOYM: THE Ht"I10 ON TU ABOVE PERMIT TO RSLOCATS TU PMTRAWE OU RLIMMTIOK WOO J+U AAVx A DAM IROUSLY ADVZRXX !b! er IN TM8 .RNSIDIM or WM RENPORT an=. TU ODOR W= 22 COMM IN THR WIl0ON9 NMI PEOPLI LIVP. 32 OM CO!"INIUM COMPLEX TRI nEDROWA ARE TO TAE STRUT AND COMIXMID WITS TSE NOISE IRON COAST RIGMY IT MILL Ai ALMOST IKPOSSIM FOR � PEOPLE TO 129102 IN THR COMFORT WHICA WE BAD %= RIORT TO ZXPBCP WhM PURCMBING PROPS= IN Tall AM. WE SAVE SIIFFERSD 788 IAILMS OF OUR BRA WALL AND DiAK%al To SIX 4oms MUCK us am XXTUMELT COSTLY. IF TAE ComilSIOM 8HOVLO ALLOY 7EI6 PERMIT IT WILL LEAVE M PROPXM LISS AMM DESIRABLE AND SAVE NO VALUE. THIS WOVLD ss A MY WAVE MMTICE TO ALL RASIDENTS IN NAST XXRPORT. IT I8 OF GMT M I rylpx M TBIS tts?o IM Is ssIMG BLD BTAIDRBDs of MILTS FROK M MPORT SO IT 18 NOT FEASIBLE FOR TAE RESIDENTS AFFECTM TOTTXND AND MU THE MORT MOTIClk OF SMm A CRITICAL, MATTBR?? Il. 0. FALCO= MwpoRT TOWASM f Ll CM'd d1U1 $eptemba 03,1997 ltfeg VMnghn Caufarnia Ccatal Commit Iola 200 Oceattgate, loth floor Lang Beath, CA 909024416 RE: Hearing notice fefe ftoo permit #5-92-368 AI Ducar Meg Vangluy I have a serious objection to the above-mentioucd pentrit submitted by Hoag Memorial. hospital. I recently purebased a townhouse in west Ne-sport Beecit, 100% wmwme of tmy „wh pMpouh, The proposed site is hear my house and I feel that it will have it detrimenui effect 40 our community. The nearby area is saturated %ith childirn and they will be negativel; Y impaoted by the sultbr and methane small released t�y to ea:: flue stook. If I was aware of suc h a move, I would not have invested my life aatIng into !is house. I do not have the oboice :f retaoadna and believe that big business is SOMIA& *-cu %.-I t the cost of indlvldttats. Due to our close proximity to the new proposed site, our homes will be dimtiy ai Fecte d by the move. The annoyar,00 of the "Stench" will place extreme dif wuhy ou the a =w L3inp commw*. The relocation will dramatically kmrease the manba of people afl'eci (A by tba fames. The proposed move does not make now and I would like to opm this Isar a for discussion. Unfortunately, we were only tc=AY informed of the move and have rat had ample titre to respond to the proposal. I plead vi t3r you and the Celifarnia Costal Comaisskn to act in the bast interest of the citizens and give us an opportunity to display our displeasu ti n in an open fasum. I believe that an issue of this importance should be presented to the members ofoi r community_ By moving the heating to Newport Brach (or a nearby atria) Iocal reside will be able to atxnd and voice their opinions. I know that i speak for the whole community when I srm c that this relocation is not in the bast interest of Ne%wrt Eeaoh Your help is grady appreciated and you mi rodeh me at (714) 722-9465 if you Iniv any quwtioes or comments. Sincerely, Dean 1•Ialdl Jr. CC: FOO Wilson CRPITOLOFFICE Si CapMd P.O. Box 942649 Saftmenlo, CA 94249.OMI DNITIVCT OFFICE ISM MacArthur Blvd, Suits 220 kvkM, CA M15 (774) 863-7070 September 4,1997 f�Califitruin �:tsfohtt�» Ms. Meg Vaughn Coastal Program Analyst California Coastal Commission South Coast Area 200 Oceangate, I Oth Floor Long Beach, CA 90802-4302 Dear Ms. Vaughn; MARILYN C. BREWER ASSEMBLYWOMAN, SEVENTIETH DISTRICT COMMI MIll �• RULES APPROPRIATIONS INSURANCE LOCAL OOVERNM1 TRANSPORTAT �t 1 g 1997 " SEP It has recently come to my attention that the California Coastal Commission will hold a hearing in Eureka at the request of Hoag Memorial Hospital Presbyterian on September 9,1997,1 regarding the relocation of a methane gas processor. With regard to this request, I strongly urge the matter be taken off calendar and rescheduled in the Southern California area. While the relocation of the methane gas processor on the Hoag Memorial Hospital grounds may be necessary to protect against dangers to the Hospital's child care center, the current proposal appears to present new health dangers for the number of families who live"near the proposed relocation site. These potential dangers should be evaluated before a decision regarding the permit by the Commission is made. Further, it is my understanding that the local residents, who would be most affected by the granting of this permit, had received only a two week notice regarding this hearing. Clearly, these individuals should have the opportunity for public input which cannot justly occur if the hearing is to be held in less than two weeks and across the state in Eureka. For these reasons, I strongly urge the members of the California Coastal Commission to reconsider bringing this matter up on the September 9th hearing. Instead, I would respectfully request that the Commission members reschedule the hearing, preferably in Southern -California, so as to provide adequate public input, and seriously evaluate the relocation of the methane gas processor to the proposed location. Represenling the cl0es of Coati Mesa, Irvine, Laguna Beach, Newport Beech, and portions of Laguna Hills, Lake Forest Sarua Ana and Tustin. Printed on Recycled Paper September 4,1997 Page 2 Thank you for your consideration of this request. If you have any questions regarding this matter, please do not hesitate to contact me at (916) 445-7222. Sincerely, //�� W C, . Marilyn C. Brewer Assemblywoman, 70th District cc: Members, California Coastal Commission Mr. Bill Miller Exb�-� Fs 01/05/97 01:31 0714 233 1150 RRRPORT CORP. Qool Newport Beach Townhouse Owners' Association c/o cart Menegemm Compeay 2872 Dewy Av th", CA 92t104 (714) 826-5549 September 4, 1997 Me. Meg Vaughn CALIFORNIA COASTAL COMMISSION P.O. Box 1450 200 Oceangate, 10th Floor Long Beach, CA 9wm-4m As: PERMIT NUMBER: 5-92-3WAi Der Me. Vaughn, The owners of the Newport Beach Townhomes are strongly opposed to the above referenced project and hereby submit written testimony under the provisions of the California Health and Safety Code 42302.1. Relocation of the Methane Gas Elimination System from he current location near the junction of West Coast Highway (California route 1) and Newport Blvd (Route 55) to the proposed location will place this environmental hazard directly across West Coast Highway from our homes at 4401 through 4421 West Coast Highway, Newport Beach, CA. Our bedroom windows will be approximately150 feet from a potential source of toxic fumes and an eysore We are conoerned that this project will: • Result in methane gas and hydrogen sulfide adore to and around our homes. • Result in more overall traffic ndse due to the necessity for trucks to service the chemicals In the Methane Gas Elimination System. • Result in increased artificial lighting at night duo to lighting round the Methane Gas Elimination System. • Result in methane gas and hydrogen sulfide odors In both our communfty and neighboring Balboa Coves as a result of moving the Methane Gas Ellmtnation System upwind against the prevailing Westerly winds. • Result in threats to our, and our childron's, health duo to release of toxic fumes into the 0. • Result In an eyesore. The truck access the proposed System Is not shielded by proposed plantings and faces our homes. • Result In reduction of our property values duo to the degraded environment. Piesee note that the proposed ammended location is the same distance from our homes as the current collection and bum -off facility Is from the Hoag Hospital day care center. in the STIPULATED ORDER FOR ABATEMENT AND FINDINGS AND DECISION OF THE HEARING BOARD, Came No. 4444-1 of the 0) 0 00/05/97 08:54 V714 283 1a50 NEWPORT CORP. • Q002 South Coast Air Quality Management District, 13 June 1997, CONCLUSIONS, paragraph 6, Hoag Hospital Is required to install and maintain carbon doxide, methane, and hydrogen sulfide 24 hour monitors and recorders at the Hoag Hospital day care center. The toxic gasses from the new facility will be more harmful to the 24 hour per day, 7 day per week residents of our community than they are to the part time users and employees of the day care center. Our homes have been here over 20 years. The Hoag day care center is recently constructed. We request that Hoag Hospital's request for relocation of the Methane Gas Elimination System, Permit No. 5-92-368-Af be denied. We request that the hearing on Permit No. 5-92-368-Ai,scheduled for Tuesday, September 9, 1997, in Eureka, CA, be rescheduled for a future date and a location dose to the subject project to allow attendence by affected local residents without undue financial hardship. Yours very truly, Bowie Houghton President Newport Beach Townhouse Owners' Association or: Board of Directors EXhA b 1.7 •V I ti Jill Lindsay Four Balboa Coves Newport Beach, California 5 September 1997 Re: Hoag Memorial Hospital Presbyterian Application Number: 6-92-368 Al Dear Commissioners: 92P-i �%'iSE7 p 9199 iL") CALIFOR \IA cc".s1"k coti�n%!ss!oN I am writing to you to protest the relocation of the methane gas elimination system to the far left hand comer of the Lower Campus development. My reasons are as follows: 1. After more than 20 years, the current system is finally operable. 2. Hoag's argument that they want to relocate the system away from the Child Care Facility is ludicrous. If it was to dangerous, why would they have built the child care facility next to the system in the first place? 3. The current system is closest to the largest underground pools of methane gas. Finally, the reference in the report specifies that Balboa Coves is a source of naturally occurring methane gas. To my understanding there has never been any source documentation to substantiate that statement. However, as previously mentioned, large pools of gas have been documented at the entrance to Hoag's lower campus which Is in close proximity to the existing system. Please deny this request to relocate this system. Thank you. Sincerely, California Coastal Commission Hold for Hearings Scheduled September 9, 1997 Eureka Inn 7th and F Street Eureka, California 96601 Commissioners ✓ California Coastal Commission South Coast Office 200 Oceangate, loth Floor Long Beach, California 90802-4302 EAu b i - - F 7 Mi 91 0 I 0 0 COASTAL DEVELOPMENT PERMIT AMENDMENT 5-92-368 Al LETTERS RECEIVED IN SUPPORT SEP S 1997 --� CALIFORNIA 270 ca g{s, ACO►-ISSION Newport each, CA 92663-2696 September 1, 1997 Mtn. Meg Vaughn Coastal Program Analyst California Coastal Commission South Coast Area P.O. Box 1450 200 Oceangate, loth Floor Long Beach, CA 90802-4416 Subj. : Permit No. 5-92-368-Al Gentlepersons: .v 1 M' I an strongly in favor of the relocation and upgrade of the existing methane gas elimination system, including the movement of the flame 1000 ft. to the west. I believe this action will result in significant reduction of exposure of residents of Villa Balboa to noxious gases, including hydrogen sulfide.) I commend Mr. Edwin Cowan of 270 Cagney Lane, Apt. No. 311, in Villa Balboa, for his many hours of work in initiating this action. cc.: Mr. Edwin Cowan Respectfully yours, /Y (:2r� Victor B. Corey ExkobLf G I 0 a , t coastl-1.doc September 4, 1997 • Edwin J. Cowan �7z li 1� k i` 1 270 Cagney Lane, #311, Newport Beach, CA 92663 IJ Telephone (714) 54"054 i SEp 91997 CAUFo?I\II S COASTAL COMMIcSION California Coastal Commission South Coast Area P.O. Box 1450 200 Oceangate, 10th Floor Long Beach, Ca. 90802-4416 Attn: Meg Vaughn Coastal Program Analyst I am in favor of the relocation of the gas flare located on the Hoag Hospital property in Newport Beach. I understand that gas scrubber equipment will be now installed to removed the sulfur from these combustible marsh gases that are dangerous to the health of local residents as well as the children in the nearby pre- school. Recent tests by the SCAMQD of the marsh gases indicate an extremely high level of hydrogen sulfide. I hope the relocation of the gas flare will occur as soon as possible as ordered by the SCAQMD and not be delayed by the Coastal Commission. Very trul u , attt�i/ Edwi owan a STATE OF CALIFORNIA-THE RESOURCES AGCY �W PETE WILSON, Governor CALIFORNIA COASTAL COMMISSION 6outh Coast Area Office Filed: 9/8/97 000ceangate,10thFloor 49th Day: 10/27/9 Long Beach, CA908024302 180th Day: 3/7/98 � (562)590.5071 Staff: MV-LB�V�J Staff Report: 9/18/97 Hearing Date: 10/7-10/97 Commission Action: STAFF REPORT: PERMIT AMENDMENT APPLICATION NO.: 5-96-118 Al APPLICANT: Hoag Memorial Hospital Presbyterian AGENT: Peri Muretta PROJECT LOCATION: One Hoag Drive, Newport Beach, Orange County (formerly 4000 West Coast Highway) DESCRIPTION OF PROJECT PREVIOUSLY APPROVED: 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. DESCRIPTION OF AMENDMENT: Modify previously approved Support Services Building by increasing the square footage from 80,180 to 86,423 square feet and -reducing the previously approved parking structure by 30 spaces. The amount of cut associated with the proposed project will remain the same 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 of above grade 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). LOCAL APPROVALS RECEIVED: Approval in Concept No. 659-96, City of Newport Beach. SUBSTANTIVE FILE DOCUMENTS: Coastal Development Permit 5-96-118 (Hoag); Coastal Development Permit 5-93-253 (Hoag); 5-95-204 (Hoag); Newport Beach certified Land Use Plan; Land Use Plan Amendment No. 1-93 Part B; Development Agreement D-5-93-2 between Hoag Hospital and the City of Newport Beach; Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations (included in Development Agreement); Hoag Hospital Master Plan Environmental Impact Report. 5-96-118 Al (Hoag Hospitaf) Support Services Building -2- PROCEDURAL. NOTE: The Commission's regulations provide for referral of permit amendment requests to the Commission if: 1) The Executive Director determines that the proposed amendment is a material change, 2) Objection is made to the Executive Director's determination of immateriality, or 3) the proposed amendment affects conditions required for the purpose of protecting a coastal resource or coastal access. If the applicant or objector so requests, the Commission shalt make an independent determination as to whether the proposed amendment is material. 14 Cat. Admin. Code 13166, The staff recommends that the Commission determine that the proposed development with the proposed amendment, subject to the conditions below, is consistent with the requirements of the Coastal Act. Staff is recommending that the special conditions of the original permit remain in effect, except as modified herein. Staff is recommending that special condition 2 of the original permit, regarding final grading and foundation plans, be updated to reflect the project as amended. The Commission hereby grants an amendment to the permit, subject to the conditions below, for the proposed development on the grounds that the development will be in conformity with the provisions of Chapter 3 of the Coastal Act of 1976, will not prejudice the ability of the local government having jurisdiction over the area to prepare a Local Coastal Program conforming to the provisions of Chapter 3 of the Coastal Act, and will not have any significant adverse impacts on the environment within the meaning of the California Environmental Quality Act. 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: ,. ., Eir-F-M-10-MIT-Fli•, , 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 geotechnicai 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 shalt be consistent with the master grading plan approved by the Commission under coastal development permit 5-93-253. 6, C1 0 • 5-96-118 Al (Hoag Hospital) • Support Services Building —3— III. FINDINGS AND DECLARATIONS The applicant is proposing to modify the previously approved Support Services Building by increasing the square -footage from 80,180 to 86,423 square feet and reducing the previously approved parking structure by 30 spaces. The amount of cut associated with the proposed project will remain the same at 45,000 cubic yards. The amount of fill will increase from 0 to 3,000 cubic yards. The Support Services Building includes 3 stories of above grade administrative office functions, one subterranean level of conference/education center, and a two story communications/data 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 will remain 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 will be 34 feet above mean sea level (the height of the light standards on the roof top will be 45 feet above mean sea level). The additional square footage for the Support Services Building will be accomplished by expanding into area previously approved as part of the parking structure. The parking structure is proposed with an additional subterranean level. The area of the parking levels are proposed to be less than the area previously approved. The net loss of parking spaces due to the proposed reconfiguration is 30 spaces. B. Public Access Section 30210 of the Coastal Act states: In carrying out the requirement of Section 4 of Article X of the California Constitution, maximum access, -which shalt be conspicuously posted, and recreational opportunities shall be provided for all the people consistent with the public safety needs and the need to protect public rights, rights of private property owners, and natural resources from overuse. 1. Construction Traffic The subject site is located at the intersection of West Coast Highway and Newport Boulevard. In approving the original permit, the Commission found that both West Coast Highway and Newport Boulevard are major beach access corridors. The proposed project includes excavation of 45,000 cubic yards and fill of 3,000 cubic yards. The net amount of export to be hauled off site is 42,000 cubic yards. The applicant has previously submitted a construction phasing and traffic control plan. Under the proposed haul route the trucks exit the site onto West Coast Highway, and proceed to Newport Boulevard and then out of the coastal zone to the Frank R. Bauerman landfill. In approving the original permit, the Commission required a special condition to prohibit the use of haul trucks during the maximum visitor traffic period, i.e. summer weekends and holidays, and to submit a construction phasing and traffic control plan 5-96-118 Al (Hoag HospitI Support Services Building -4- that has been reviewed and approved by a California Department of I Transportation (Caltrans) traffic engineer.' This condition remains in effect with this amendment. Adverse impacts to public beach access due to construction traffic will be minimized by adherence to the required construction phasing and traffic control plan. Therefore, the Commission finds that the proposed development is consistent with Section 30210 of the Coastal Act regarding maximizing public access. 2. parking Section 30252(4) of the Coastal Act requires that new development maintain and enhance public access to the coast by providing adequate parking facilities. The proposed amendment would reduce the previously approved number of parking spaces in the parking structure. Thirty parking spaces would be eliminated by the proposed expansion of the Support Services Building. The Support Services Building is proposed to expand into area previously approved as parking area. The Planned Community Development Criteria and District Regulations (PCDC) for Hoag Hospital were approved as part of the Master Plan Development Agreement (D-5-93-2). The PCDC includes the parking regulations for offstreet parking for the future hospital expansion projects anticipated under the Master Plan Development Agreement. The parking requirement depends on the type of use proposed. The proposed Support Service Building will include the following uses: administrative/office, conference/education, and communications/data center. The PCDC parking requirements identify the parking demand generated by administrative uses but do not identify a parking ratio for conference/education or communications/data uses. However, the most restrictive use identified in the approved PCDC parking requirements is administrative and medical offices. The ratio for administrative and medical office uses is 4 spaces per 1,000 square feet. If this most restrictive parking demand ratio is applied to the entire proposed structure, a parking demand of 87 spaces is generated (86,423 square feet x 4 spaces/1,000 square feet - 86.4 or 87 spaces). The proposed parking structure will provide 369 parking spaces. Therefore, adequate spaces will be provided for the proposed development. However, in the future, when additional development is proposed, the applicant may wish to claim the Support Services Building requires fewer than 87 parking spaces (i.e. the most restrictive parking ratio may not apply to the uses not identified in the parking requirements table). If so, the applicant will need to define the parking ratio required for the uses not specified (conference/education and communications/data) and substantiate the parking ratio proposed with adequate documentation including specific parking studies. Any parking ratio and documentation submitted with a future application would be subject to the review and approval of the Executive Director. Because the maximum parking demand generated by the proposed development, based on the approved PCDC parking requirements, is 87 spaces and the proposed project will provide 369 parking spaces, adequate parking will be provided. Therefore, the Commission finds that the proposed development is consistent with Section 30252(4) of the Coastal Act. 5-96-118 Al (Hoag Hospital) 46 Support Services Building -5- C. Hazard Section 30253 of the Coastal Act requires that new development assure stability and structural integrity, and neither create nor contribute to erosion or geologic instability. The proposed development includes 45,000 cubic yards of cut and 3,000 cubic yards of fill. Coastal development permit 5-93-253 approved the master grading plan, which allowed 387,300 cubic yards of cut, to be accomplished in phases. One of the special conditions of that permit required that final grading plans be submitted prior to commencement of each phase of grading. The proposed amount of grading, together with past grading conducted pursuant to the first phase of coastal development permit 5-93-253 and grading conducted pursuant to coastal development permit 5-95-204, is within the amount approved under coastal development permit 5-93-253. Consistent with the previous permit and as necessary to assure conformance with Section 30253 of the Coastal Act, the applicant shall, as a condition of approval, submit final grading plans for the review and approval of the Executive Director prior to issuance of this coastal development permit. Earth movement of this magnitude can increase risk of destructive erosion and geologic instability. A Report of Geotechnical Investigation for the development proposed under the original permit, 5-96-118, was prepared by Law/Crandall (dated June 5, 1996). The Report of Geotechnical Investigation states: ' Based on the available geologic data, no known active or potentially active faults exist beneath the proposed Support Services Building. Accordingly, the potential for surface rupture at the site due to faulting is considered low. Although the site could be subjected to strong ground shaking in the event of an earthquake, this hazard is common in Southern California and the effects of ground shaking can be mitigated if the buildings are designed and constructed in conformance with current building codes and engineering practices. The relatively level topography in the area of the proposed development precludes slope stability hazards. The potential for other geologic hazards such as liquefaction, seismic settlement, subsidence, flooding, tsunamis, and seiches affecting the site is considered low. The geotechnical consultant was consulted regarding the proposed changes to the previously approved development. In a letter dated September 4, 1997, the geotechnical consultant, Law/Crandall, states: We have reviewed the most recent architectural plans outlining the revised project description. In our opinion the project is geotechnically feasible and the recommendations presented in our June 5, 1996 report are applicable. The geotechnical consultant has indicated that the project as amended remains feasible from a geologic standpoint. The Report of Geotechnical Investigation contains numerous recommendations designed to assure stability and structural integrity and minimize -geologic instability of the proposed development. These recommendations include recommendations regarding foundations, 5-96-118 Al (Hoag Hospitaf Support Services Building -6- excavation and slopes, walls below grade, and subdrains. In order to assure that geologic hazard is minimized, these recommendations must be incorporated into the design of the structures as proposed to be amended. The recommendations should be reflected in the final grading and foundation plans. As a condition of approval, the applicant shall submit for the review and approval of the Executive Director, final grading and foundation plans, reviewed and approved by the geologic consultant indicating that the recommendations have been incorporated into the design of the project as amended. Therefore, as conditioned, the Commission finds the proposed development consistent with Section 30253 of the coastal Act regarding minimization of geologic hazard. Section 30251 of the Coastal Act states: The scenic and visual qualities of coastal areas shall be considered and protected as a resource of public importance. Permitted development shall be sited and designed to protect views to and along the ocean and scenic coastal areas, to minimize alteration of natural land forms, to be visually compatible with the character of surrounding areas, and, where feasible, to restore and enhance visual quality in visually degraded areas. New development in highly scenic areas such as those designated in the California Coastline Preservation and Recreation Plan prepared by the Department of Parks and Recreation and by local government shalt be subordinate to the character of its setting. Coast Highway is a scenic corridor. In approving coastal development permit 5-93-253 the Commission required as a condition of approval that landscaping be provided in the setback area adjacent to Coast Highway. The landscaping was required to include vertical elements which, at maturity, would soften and enhance the facades of the future buildings constructed at the site. A landscaping plan for the entire lower campus was submitted as condition compliance for coastal development permit 5-93-253. The approved landscaping plan identified the plant palette to be used and plant placement and an earthen berm. A landscaping plan for the area immediately around the support services building and parking structure was required as a condition of approval of coastal development permit 5-96-118. That landscaping plan was required to be: consistent with the master landscaping plan approved under permit 5-93-253; to be reviewed and approved by a licensed landscape architect; and required that landscaping occur consistent with the approved landscaping plan. The applicant has submitted a landscaping plan with the amendment application. The proposed landscaping plan was prepared by a landscape architecture firm, but it is not clear from the plans submitted whether the firm is a licensed landscape architecture firm. In order to comply with the special condition, the plans must be reviewed and approved by a licensed landscape architect. The landscape special condition of the underlying permit, 5-96-118, remains effective with this amendment. A landscape plan that meets the requirements of the landscaping special condition of the underlying permit is still required with the proposed amendment. Therefore, the Commission finds that the project as amended will provide the necessary screening to effectively buffer views along scenic Coast Highway, as required by Section 30251 of the Coastal Act. E 0 5-96-118 Al (Hoag Hospital) Support Services Building —7— In addition to views from Coast Highway, public views of the harbor and ocean exist from the public bicycle path and bluff top park adjacent to the site. The maximum height of the Support Services Building as amended will remain the same as the maximum building 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 will be 34 feet above mean sea level (the height of the tight standards on the roof top will be 45 feet above mean sea level). Site sections analyzing the view from the bluff top park to the ocean were prepared for each of the proposed structures. The sightline was measured from 4 feet above the grade of the view park. Four feet was considered the height of a person sitting on a bicycle. The bluff top view park does not extend to the area behind the exiting Cancer Center, however, the public bicycle path does. The site section for the proposed parking structure indicates that it• will not obstruct existing horizon views. Blue water views from the bluff top park are already obstructed by the existing Cancer Center, and will not be any further effected by the parking structure. The site section for the Support Services Building indicates that neither views to the horizon nor blue water views will be obstructed by the proposed structure. The proposed development will not create adverse visual impacts as viewed from the public bluff top view park and bicycle path or from Coast Highway. Therefore, the Commission finds that the proposed development is consistent with Section 30251 of the Coastal Act for minimizing adverse visual impacts. D. Local Coastal Program Section 30604(a) of the Coastal Act provides that the Commission shall issue a Coastal Development Permit only if the project will not prejudice the ability of the local government having jurisdiction to prepare a Local Coastal Program which conforms with the Chapter 3 policies of the Coastal Act. The Newport Beach Land Use Plan was certified on May 19, 1982. The project as conditioned is consistent with the Chapter 3 policies of the Coastal Act. The proposed development will not prejudice the City's ability to prepare a Local Coastal Program for Newport Beach that is consistent with the Chapter 3 policies of the Coastal Act as required by Section 30604(a). E. California Environmental Ouality Act Section 13096(a) of the Commission's administrative regulations requires Commission approval of Coastal Development Permit applications to be supported by a finding showing the application, as conditioned by any conditions of approval, to be consistent with any applicable requirements of the California Environmental Quality Act (CEQA). Section 21080.5(d)(2)(i) of CEQA prohibits a proposed development from being approved if there are feasible alternatives or feasible mitigation measures available which would substantially lessen any significant adverse impact which the activity may have on the environment. The project is proposed in an existing urbanized area. The proposed development has been conditioned to assure that mitigation measures will be implemented so that the project will not have a significant adverse impact on the environment. As conditioned, this development will not result in adverse 5-96-118 Al (Hoag Hospitaq Support Services Building —8— impacts to coastal access or resources. The proposed development is consistent with the Chapter 3 policies of the Coastal Act. The project as proposed is the least environmentally damaging alternative. Therefore, the Commission finds that the proposed project is consistent with CEQA and the policies of the Coastal Act. 0052G L� 0 0 IEXHIBIT NO.4 1 VICINITY MAP i IJOAG MEMORIAL 1JOSPITAL PRESBYTERIAN S U P P O R T S E R V I C E S B U I L D I N G HEWPORI !EACH CALIrORR1A sL),rn fl 7, 711- 0 r5�ISCHILIl-11Tf1 hill C E - ll H D A D DRIVE -_ i I EX IS T I H 0 C A N C E R C E N T E R O _ Y r iO ti 0FFICE ry k� 'tLPy\P AA R k 1 yHC(I�'t{' � •, 1/ �• a r B U I L D I N G i H O T R R r Is I I� I��� I IR' 1� c�� (' �� p� ��• • i- �' a ������}■■�.� � Ill '' li ul w E 5 1 C 0 A S T x i 0 H w A r AUG 211997 ' CALIFORNIA COASTAL COMM100 LAW/CRANDALL SeptCmber4, 1997 A DIVISION OF LAW ENGINEESING _ AND ENVIRONMENTAL SERVICES,INC. Mr: Leif Thompson, AIA Facilities Design & Construction Hoag Memorial Hospital Presbyterian SEP 10 1997 One Hoag Drive, Box 6100 Newport Beach, California 92658-6100 CAL!, � _ i� v� Subject: Opinion Regarding Geotechnical Feasibility COA.(ZTA.L Ci.N'vv,,!S�110. Proposed Support Services Building Hoag Memorial Hospital Presbyterian Lower Campus Newport Beach, California Hoag Project 1250.79/Law/Crandall Project 70131-&01724002 Dear Mr. Thompson: As requested by Ms. Peri Muretta, this letter presents our response to a comment raised by the California Coastal Commission in a letter dated August 28, 1997. We performed a geotechnical investigation for the Support Services development and submitted the results in a report dated June 5, 1996. We have also been provided with a recent set of the project architectural plans, dated August 11, 1997. The professional opinions presented in this letter have been developed using that degree of care and skill ordinarily exercised, under similar circumstances, by reputable geotechnical consultants prac- ticing in this or similar localities. No other warranty, expressed or implied, is made as to the professional advice included in this letter. Coastal Commission Comment: Please submit an update letter from the geotechnical consultant assessing whether the expanded project is geotechnicallyfeasible. Response: We have reviewed the most recent architectural plans outlining the revised project description. In our opinion the project is geotechnically feasible and the recommendations presented in our June 5, 1996 report are appiicabte. Sincerely, LAW/ RAANNQDALL Paul R. Schade Principal Engineer a=eDiv6.PrDl10) 72 t L07.d=(PS (1 copy submitted) Paul Elliott Principal Engineering Geologist cc: (1) Mr. David K. Jacobson - Nadel Architects, Inc. (4) Ms. Pori Muretta 5-" o•(I� 200 CITADEL DRIVE • LOS ANGELES. CA 9D040.1554 (213) BB9.5300 0 FAX (213) 721.6700 M City of Newport Beach City Council Minutes March 25, 1996 Public Works Director Webb pointed out that the ordinance proposes to decrease the speed limit on four arterials as noted in "E:xhibit 4." Motion by Council Member Edwards to introduce Ordinance No. 96-13 amending Chapter 12.24 (Special Speed Limits) and pass it to second reading on April 8, 1996. The motion carried by the following roll call vote: Ayes: O'Neil, Edwards, Debay, Glover, Waft and Mayor Hedges Noes: None Absent: Cox Abstain: None 3. ADOPT ORDINANCE NO. 96.10 Amending Chapter 17.24 (Structures in the Harbor) of the Newport Beach Municipal Code Authorizing the Fire and Marine Chief, or his Designee, to Approve Harbor Permit Applications Without Council Approval' with Appeals to the City Manager and Appealable by the City Council; and APPROVE REVISIONS TO COUNCIL POLICY H-1. Mayor Hedges questioned staff's ability to use discretion to approve harbor permit applications since it does not provide any flexibility. City Manager Murphy explained that the ordinance requires specifically that the application be denied if it does not conform to the provisions of the code, standard harbor drawings approved by the Council, and the Harbor Permit Policy adopted by the Council. He pointed out that the policy addresses the exceptions. City Attorney Burnham suggested that in order to clarify Council's intent the word "and" be changed to "or" so the ordinance reads: "The application shall be denied if: 1. The application does not conform to the provisions of this Code, standard harbor drawings approved by the City Council, or the Harbor Permit Policy adopted by the City Council, or..." Motion by Mayor Hedges to adopt Ordinance No. 96-10 (as modified) amending Chapter 17.24 (Structures in Harbor) and to approve the revisions to Council Policy H-1. The motion carried by the following roll call vote: Ayes: O'Neil, Edwards, Debay, Glover, Watt and Mayor Hedges Noes: None Absent: Cox Abstain: None 5. ADOPT ORDINANCE NO. 96-12 Amending Chapter 10.04 of the Newport Beach Municipal Code to Allow Service of Alcohol on Public Property With a Special Permit Application Approved by City Council. Dolores Offing, Newport Beach, questioned whether the applicants will be required to provide additional insurance which can be quite costly. Mayor Hedges explained that the additional insurance requirement is standard with a special event permit and this code amendment would allow the consumption of alcoholic beverages on public property in conjunction with an approved special event permit. He noted that the insurance requirement is already in place and the cost would be a factor the applicant would have to consider. Volume 50 - Page 105 INDEX Ord 96-10 Harbor Permit Apl AprV1 (51) Council Policy H-1 (69) Ord 96-12 Alcohol/Pblc Property (27) 0 0 City of Newport Beach City Council Minutes March 25,1996 In response to Ms. Offing's question about the possible cost, City Manager Murphy said he thought she had this ordinance confused with the outdoor dining ordinance. He explained that this amendment arises out of requests for alcohol consumption at special events such as the Back to Bal Carnival and the Taste of Newport and this ordinance will allow this type of activity with an approved special event permit. Council Member Edwards pointed out that Condition #20 of the Back to Bal special event permit requires that the permittee provide $1,000,000 liability insurance naming the City of Newport Beach as additional insured. Motion by Council Member Edwards to adopt Ordinance No. 96-12 amending Chapter 10.04 of the NBMC to allow service of alcohol on public property with a special permit application. The motion carried by the following roll call vote: Ayes: O'Neil, Edwards, Debay, Glover, Watt and Mayor Hedges Noes: None Absent: Cox Abstain: None INDEX 6. ADOPT RESOLUTION NO. 96.28 Approving Appendix A "Designated Conflict of Int Positions" of the Conflict of Interest Code, (6 6 ) City Attorney Burnham explained that the appendix was modified to include two additional positions from the Police Department (Administrative Services Lieutenant and Operational Services Coordinator - disclosure category 2). Motion by Council Member O'Neil to adopt Resolution No. 96.28 approving Res 96-28 Appendix A "Designated Positions" of the Conflict of Interest Code as amended to Include the two positions as stated by the City Attorney. Mayor Hedges asked Council Member O'Neil if he would consider including the addition of Building Inspectors with disclosure categories 3 and 4 as part of his motion. Council Member O'Neil agreed to the Inclusion of the Building Inspectors as part of his original motion. The motion carried by the following roll call vote: Ayes: O'Neil, Edwards, Debay, Glover, Watt and Mayor Hedges Noes: None Absent: Cox Abstain: None 10. GAS SALE AGREEMENT WITH HOAG MEMORIAL HOSPITAL PRESBYTERIAN - I Hoag Memorial APPROVAL Of AGREEMENT - Approve agreement for the sale of natural gas Hsptl Gas Sale to Hoag Memorial Hospital Presbyterian. C-2493 (38) City Attorney Burnham explained that there are some minor modifications - - — — that need -to be -made to some of-ihe .provisions. of _the agreement and. __ _ requested that Council authorize approval of an agreement substantially similar to the proposed agreement and authorize the Mayor to execute the revised agreement after the modifications are made. Council Member Glover questioned whether gas was deregulated in the State of California and, if so, what impact would it have on the agreement. Volume 50 - Page 106 City of Newport Beach City Council Minutes March 25, 1996 Motion by Council Member Waft to approve the agreement for the sale of natural gas to Hoag Memorial Hospital Presbyterian with the proviso that the Mayor work with the City Attorney on the minor administrative revisions. Dolores Citing, Newport Beach, voiced concerns with staff's consideration to utilize the gas through an on -site City owned co -generation system, with the electricity generated used to operate the City's oil field and other local facilities. She questioned why the City would consider this since it is usually cheaper for private industry to do. Mayor Hedges indicated that the City is keeping the options open. The motion carried by the following roll call vote: Ayes: Edwards, Debay, Glover, Waft and Mayor Hedges Noes: None Absent: Cox Abstain: O'Neil (Note: During the consideration of the Consent Calendar, Council Member O'Neil explained that he would not be voting on this item since he is general legal counsel for the Hoag Hospital Board of Directors.) 24. BA-036, $20,000 - To part-time salaries from library donations. Dolores Otting, Newport Beach, said she thought this was on a previous Council agenda and questioned whether donations can be accepted for part-time salaries. She said this is an issue that has been before the Board of Trustees because they want to obtain donations to fund full-time staff. She questioned whether this is the policy the Council wants to set in place. City Manager Murphy indicated that he did not believe this was a duplicate Budget Amendment. He said there have been several donations approved by the City Council at the last three meetings. In this particular case, he explained that the City has $12,000 in the General Fund budget for the Literacy Program which is to be matched by donations. He indicated that the $20,000 is the matching donation which will support the program at a reduced level this year. He said that without the donations and appropriation of the money for the program, the program would have to be funded from General Fund revenues. Council Member Glover asked if the Literacy Program budget is $32,000. Mr. Murphy explained that this year the City's commitment is $12,000. Community Services Director Kienitz explained that the total expenditures this year for the Literacy Program is $32,000 ($12,000 from the City's General Fund). She further explained that this budget amendment is actually a clean-up since the funds were donated in July to run the program this year, however in the course of the budget process the money was turned in but did not make it to the City Council agenda. She said that the Literacy Program has been funded using these donations, however the funds were never officially appropriated. Motion by Council Member O'Neil to approve BA-036 in the amount of $20,000 from library donations to be used for part-time salaries. The motion carried by the following roll call vote: Volume 50 - Page 107 INDEX BA-036 (40) City of Newport Beach City Council -Minutes March 26,1996 Ayes: O'Neil, Edwards, Deboy, Glover, Waft and Mayor Hedges Noes: None Absent: Cox Abstain: None PUBLIC HEARINGS 26. PUBLIC HEARING REGARDING THE 1995 UPDATE AND REVISION TO THE CITY OF NEWPORT BEACH URBAN WATER MANAGEMENT PLAN. Utilities Manager Eldon Davidson explained that the first update of the Urban Water Management Plan was adopted by the City Council in November of 1990. He said that the plan has to be updated every five years, a public hearing is required and it must be filed by March 31, 1996. He stated that the Plan addresses the following: 1) general information including utility size, population served and number of service connections; 2) water use history including past, current and projected consumption; 3) current water conservatlon measures; 41 alternative conservation measures with an evaluation of costs and environmental factors; 5) frequency and magnitude of supply deficiencies including drought and emergency plans for short-term deficiencies; and 6) Implementation schedule of planned water conservation measures. He noted that the City's water conservation ordinance is included in the plan. In response to Mayor Pro Tern Debay's question about if the City is responding to Curt Pringle's bill that bases water quotas on the previous year's use, which the City doesn't have, Mr. Davidson indicated that the City is reviewing that issue, however it does not affect this plan. Council Member Watt stated that at the Utilities/Public Works Committee meeting the committee discussed the fact that this is a five-year plan, however it can be updated at any time. She indicated that at the meeting Mayor Hedges suggested reviewing the phasing and usage restrictions of the plan. She stated that the first three phases of Section 14.16.050, permanent water usage restrictions, are a little bit more restrictive than need to be at the moment so they are left on the books only to be raised if someone wanted to raise them. She said they should be reviewed again and alternatives considered, Mayor Hedges noted that on page 24 of the Urban Water Management Plan staff has addressed a customer based incentive driven water rate structure, which is what Council Member Watt is talking about. He said that the City needs to get away from the regulatory tone of the existing drought ordinance since the restrictions are difficult to enforce. He said that staff is addressing that aspect of the plan to make it more market driven. Mayor Hedges opened the public hearing and hearing no testimony, closed the hearing. Motion by Council Member O'Neil to approve the City's Urban Water Management Plan for 1995. Mayor Pro Tem Debay commended staff on their accomplishment over the last several years on the water project. Mayor Hedges requested that staff investigate expanding the ultra -low flush toilet program to multi -family residential and commercial -properties. Volume 50 - Page 108 INDEX 1995 Updt/Rvsn NB Urban Wtr Mgm Plan (89) a' y,e Telephone: (714) 644-3200 :Genia Garcia, Associate Planner Sy:MaM Myers 7�Asssiistant Planner Date: O —[l '/ Addre Districting Map No. Corrections Required: Plan Ch ck No: By:Christy Teacue, Associate Planner i Land Use•Element Page No. Legal Description: Lot Block Section Tract Resubdivision required to combine lots or portions of lots when construction or alterations are in excess of $20,000. Covenant required. Please have owner's signature notarized on the attached document and return to me. Lot Size Zone Proposed Use Recuired Setbacks Front Right Side Left Side I FAR Lot area (site area sg.ft.): Base Development Allocation (BDA): [0.5 x site area sq.ft., unless otherwise specified in Land Use Element] FAR permitted, without variance: (A) Comm res nka Square footage permitted: Comm res vka sq.ft. [(A) x site area sq.ft.] Maximum FAR allowed with variance: (B) comm res uko Maximum square footage allowed: Comm res sq.ft. [(B) x site area sq.ft.] PROPOSED DEVELOPMENT: (C) Base FAR use sq.ft. (D) Reduced FAR use sq.ft. (E) Maximum FAR use sq.ft. (F) TOTAL SQ.FT. [C+D+E] sq.ft. sq.ft. sq.ft. sq.ft. PROPOSED FAR: [ F % site area sq.ft. ] PROPOSED WEIGHTED DEVELOPMENT: FAR Use Category Weighting Factor Weighted Sq.Ft. (G) (H) ( G x H ) sq.ft. Base sq.ft. Reduced sq.ft. Maximum TOTAL WEIGHTED SQ.FT.(May not exceed BDA) X 1.00 sq.ft. X 1.67 sq.ft. X 0.50 sq.ft. Provide tissue overlay of calculations to verify provided square footage. Required Parking Proposed parking (Indicate number of stalls provided) Total On -Site Parking Standard Compact In -lieu Parking Dimension building height as measured from natural grade to average and maximum roof height 8 Show natural #6 line on all elevations Show all rooftop mechanical equipment and dimension from grade directly below. Indicate location of trash containers on site plan. Number of Stories Floor Plan fully dimensioned showing all room uses. Plot Plan fully dimensioned showing location of all buildings, fences, etc. in relation to the property line. Fair Share Contribution San Joaquin Hills Transportation Corridor Fee MRA=16111A no 114910 i�• Please indicate any discretionary approval numbers on the plans and incorporate the attached? excerpt of minutes and list of findings and conditions into the blueline drawings approval letter into the blueline drawings Modifications Committee: Indicate Approval No. on Blueline■ Modification required for Plannino Commission/City Council: No. Use Permit: Variance: No. Resubdivision/Tract: No. Site Plan Review: No. Amendment: No. Other Public worker Easement/Encroachment Permit Subdivision Engineer Traffic Engineer Approval of Landscape Plans Buildino Department: Grading Engineer Parke Department: Approval of Landscape Plans Coastal Development Permits: Approval In Concept (AIC) No. (Note: File 3 note of plans: site, floor, and elevations) Coastal Development Permit: No. Effective Date: Waiver/Exemption: No. Effective date; NOTE: It is the responsibility of the applicant to circulate their plans and obtain the necessary approvals from the departments checked above. if you have questions regarding your application, please contact as at (714) 644- 3200. FORMS\COMK-ZON.COR Rev. 1/93 Gfl1- .� l AeA , Ama�t 1`% r N a .l7�U�rAn✓�i/✓�_ � 9 1 � �--V (CK i G R GeoI3emediation Inc. 1 F:YYIRONMENI4L CONSI.1 77•YG & :NR7G4770M December 6, 1994 City of Newport Beach Planning Department 3300 Newport Boulevard Newport Beach, CA 92658 Attn: Ms. Genia Garcia 3002 Dow Avenue, Suite 414�1. Tustin, CA 92680 (714) 573-0435 RIKI i1;"0 BY N.PiNfIluIG 6t3�ARTFAF_ T Or,r or r7'WO.IT REAM APA DEC 71994 PIA 718191101HI12111213141516 F` Subject: Contingency plan for the operation of the flare"" during the Hoag Memorial Hospital Sulfur Treatment System Project. Dear Ms. Garcia: 1.0 According to the City of Newport Beach's approval of the proposed Hoag Hospital Sulfur Treatment System Project, the construction phase of this project is currently underway at the subject site. In order to install the proposed equipment to remove the hydrogen sulfide from the collected gases, the existing flare system will need to be temporarily shut down. The first of these shut downs occurred on November 21, 1994, to allow the equipment to be relocated outside the limits of grading area. Prior to this event, the following facilities were notified: o Hoag Memorial Hospital Presbyterian Contact Person: Mr. Greg McClure Phone No.: 714-646-8901 Contact Method: On -going communication o Hoag Memorial Hospital Presbyterian, Child Care Center Contact Person: Ms. Judy Walker Phone No.: 714-760-2142 Contact Method: Meeting on 11-18-94 0 December 6, 1994 Page 2 o Mesa Consolidated Water District Contact Person: Mr. John Carlson Phone No.: 714-631-1291 Contact Method: Fax notice to Mr. John Carlson on 11-15- 94 o City of Newport Beach Utility Department Contact Person: Mr. Tim Deutsch Phone No.: 714-644-3011 Contact Method: Phone call o City of Newport Beach Fire Department Contact Person: Mr. Steve Bunting Phone No.: 714-644-3108 Contact Method: Phone call o Comcast Cable Contact Person: Phone No.: 714-285-2066 Contact Method: Phone call (Messages were left in answering machine 3 times.) o Pacific Bell Contact Person: Mr. Dave Willy Phone No.: 714-741-2811 Contact Method: Phone call. Please call before and after actual shutdown. o Orange County Sanitation District Contact Person: Sid Kurk Phone No.: 714-962-2411 Ext. 5113 Contact Method: Phone call o Southern California Edison Company Contact Person: Mr. Chris Cartwright Phone No.: 714-895-0246 Contact Method: Phone call o Southern California Gas Company Contact Person: Mr. Bill Glines Phone No.: 714-432-6028 Contact Method: Phone call • 0 December 6, 1994 Page 3 The Continuous Vapor Monitoring System was set up at 7:30 AM and individual hydrogen sulfide detectors were distributed. Additionally, a combination of hydrogen sulfide, oxygen, and combustible gas monitor (combination monitor) fitted with a confined space kit, and a flexible cable allowing sensors to be placed in an area prior to entry or to receive data from inaccessible locations, was activated for evaluating the safety in the area during specific procedures. The flare was extinguished at 8:44 AM. The intent was to have the flare re -lit within a four hour time frame. Due to unforseeable circumstances in the configuration of the existing equipment, final connection of the electrical power did not occur until 1:30 PM. At 1:19 PM a representative of GRI conducted a survey of the storm drains and utility covers in. the vicinity of the site using the above described combination monitor. No detectable concentrations of hydrogen sulfide were found. A reading of 1t of the Lower Explosive Limit (LEL) was detected in the catch basin located on the eastern side of the lower campus entrance. Readings of this magnitude are not considered hazardous. After the electrical connection was performed, the wells and connection line to Balboa Coves were opened and the blower restarted. A leak was immediately detected at one of the fittings on the existing equipment. The blower was stopped and the wells and collection line were again closed. A r� December 6, 1994 Page 4 2.0 speciality fitting, referred to as a Dresser coupling, needed to be acquired from a source in Anaheim. The part arrived on site at approximately 3:30 PM. The wells and collection line were re -opened, no leaks were detected and the flare was re- lit at 4:01 PM. At 4:05 PM the GRI representative re- surveyed the area and found 1$ LEL reading in both catch basins at the southern end of the entrance and a reading of 0.1 parts per million (ppm) of hydrogen sulfide in the eastern catch basin. 'CE OF THE FU.. The next flare outage is scheduled for January 3, 1995. At that time a replacement blower, already owned by the hospital, will have been installed and operational at the new location. Required parts and fittings will have been connected or fabricated. It is the intention of the contractor to make every effort to complete the relocation in less than four hours. GRI will meet with the contractor and review preliminary connections and planned activities. The flare will not be extinguished until GRI and the contractor agree that all pre -shutdown activities have been sufficiently completed. The notification and monitoring program described above will again be implemented. If unforeseen circumstances cause the flare to be out in excess of four hours, all on -site } December 6, 1994 Page 5 monitoring will continue until it is re -lit. If readings in the catch basins or emissions from the utility vaults exceed 10 % LEL or 2 ppm hydrogen sulfide, persons on the above contact list will be notified and access to any affected underground structures will be controlled through verbal determent by the person doing the monitoring. If area readings exceed the above limits, traffic control in the form of closure of the lower campus entrance will be implemented. Additionally, the City of Newport Beach Police and Fire Department will be notified. A request will be made that the Child Care Center be evacuated and that portion of the driveway, south of the entrance to the Child Care Center, will also be closed. Only persons who are properly trained for these conditions and who are required to restore the operation of the flare will be allowed access to the site. Once the flare has been re -lit, monitoring will continue until the readings in the catch basins and the area have dropped to less than 5% LEL and less than 1 ppm hydrogen sulfide. At that time, the persons on the notification list will be made aware of site conditions and the entrance will be reopened. 3.0 LIMITATIONS OF THIS PLAN This Plan was prepared and will be implemented using a degree of care and skill ordinarily exercised, under similar I . r December 6, 1994 Page 6 circumstances, by reputable Soil Engineers, Geologists, and Environmental scientists practicing in this or similar localities. No other warranty, expressed or implied, is made as to the conclusions and professional advice included in this document. The opportunity to be of service is appreciated. questions, please call. Yours tion, Gary As. Carlin Senior Environmental Geologist R.E.A. 3403 7U J es J.M. ChaYfg E Senior ngineer R.C.E. 41896 If you have any Edward T. Cieslak Francis G. Blake Project Environmental Chemist Project Environmental Geologist R.E.A. 3404 R.E.A. 3400 7COLEMAN GEO-MCHNICAL 3002 DOW AVENUE, SUITE 414 TUSTIN, CA 92680 PHONE (714) 573.5776 FAX (714) 573.0438 GEOTECHNICAL ENGINEERING SERVICES September 30,1994 GeoRemediation, Inc. 3002 Dow Avenue, Suite 414 Tustin, CA 92680 Attention: Mr. Gary Carlin Subject: Review Sheet Responses and Pavement Design Sulfur Treatment Facilities Hoag Memorial Hospital Presbyterian Superior Avenue and West Coast Highway Newport Beach, CA City Plan Check No. 1465-94 References: 1. Geotechnical Investigation prepared by this firm dated September 17, 1992. 2. Mitigation Measures 1 & 2 response letter dated July 20, 1994. 3. Review Sheet prepared by city of Newport Beach (last page transmitted to this office by David A. Boyle Engineering). Dear Mr. Carlin: This letter presents our responses to a review sheet prepared by the city of Newport Beach and presents pavement design criteria for the approach area to the scrubber facility. REVIEW SHEET RESPONSE ADDITIONAL COMMENTS 1) The geotechnical report by Coleman Geotechnical dated July 20, 1994 shall also be signed by the Engineering Geologist. RESPONSE Attached to this letter is a copy of QUr July 20, 1994 letter which has been signed by the Engineering Geologist. 1132res.gw Page 1 2) Provide a grading and foundation plan review from the project Soil Engineer and Engineering Geologist. RESPONSE The undersigned engineer and geologist have reviewed the grading and founda- tion plans for the subject project. The plans have been found to be in compliance with the recommendations presented in our geotechnical investigation. PAVEMENT DESIGN Soil samples were obtained at the site and transported to our laboratory. The stability of the soil at the site has been determined by performing "R" Value tests in accordance with California Test Method 301 G. The results of the tests are as follows: Location Approach Area "R" Value 5 Based on the test results and our estimate of traffic conditions of a reported 51,000 pound gross weight of the typical 5 axle vacuum truck, the following pavement section has been computed in accordance with State of California design procedures: Pavement Traffic Pavement Area Index -DTI Section Heavy Truck Driveways 5.0 4" AC over 9" AB It is assumed in these designs that the subgrade soils immediately below the aggregate base will be compacted to at least 90 percent relative compaction. Unless otherwise specified by others, aggregate base should conform to either Pro- cessed Miscellaneous Base as per the Standard Specifications for Public Works Con- struction, latest edition or Class 11 Aggregate Base as per Caltrans Specifications, latest edition. Aggregate base should be compacted to at least 95 percent of the maximum density determined in accordance with California Test Method 216. Unless otherwise specified by others, asphaltic concrete (AC) should conform to Section 39 of the State of California, Caltrans Standard Specifications, latest edition. Asphaltic concrete should be Type B, 1/2 inch maximum size, medium graded. It should be noted that grading of the project may alter the distribution of the subgrade soils and, as such, additional testing will be needed after grading to finalize the pave- ment designs. This pavement design may be subject to approval by the governing agency who may have minimum sections in excess of those presented above. 1132res.gw Page 2 We trust that these responses and design criteria are suitable. Please call if there are any questions. Respectfully submitted, COLEMAN GEOTECHNICAL w .;�No. GE 229 z dames R. Coleman G.E. 229 W PAUL DAVIS NO. EG $20 CERTIFIED EVGI14EERIN6 N� GEOLOGIST Paul Davis 9TF C.E.G. 320 �F CA��F 1132res.gw Page 3 HOAG MEMORIAL HOSPITAL PRESBYTERIAN 301 NEWPORT BLVD. • BOX 6100 • NEWPORT BEACH, CA. 92658-6100 MEMORANDUM Date: September 14, 1994 -• To: Genia Garcia Associate Planner City of Newport Beach 3300 Newport Boulevard, P.O. Box 1768 Newport Beach, California 92658-1768 From: Greg McClure Project Manager Facilities Design & Construction Reference: Hoag Project No. 1250.27 Lower Campus Gas Flare Subject: Mitigation Measure No. 65 Comments: Mitigation Measure No. 65 states: Sin 2 o' , IJJ P At`rI Pti1 7, ;fit„II}(i112!l;-2i3A516 "If required by the Southern California Air Quality 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 City of Newport Beach Building Department." Enclosed is a copy of a letter sent to the District asking whether or not the air dispersion model would be required. No comments were received from the District, and, as stated in a subsequent letter sent to you (attached), this mitigation measure is no longer applicable. GM: bw Enclosure: File: 1250.27-36.31-MIT. MEA5.65 HOoGEMORIALHOSPITALPRESBYTERIA N 3oBOULEVARD NEWPORT BEACH, oRN9PHONE )o April 25, 1994 Genia Garcia Associate Planner City of Newport Beach 3300 Newport Boulevard, P.O. Box 1768 Newport Beach, California 92659-1768 Reference: Master Plan EIR Subject: Mitigation Measure #65 Dear Genia: Enclosed is a copy of the letter that we sent to the South Coast Air Quality Management District regarding Mitigation Measure #65 of the Hoag Master Plan Final Environmental Impact Report. As we agreed, and as is stated in the letter, if the District did not provide information requiring an air dispersion model within 15 days (by April 15), we would assume that no model would be required. It has been 27 days, and we have not received a response from the District. We, therefore, request that Mitigation Measure #65 be deemed complete by the City of Newport Beach. Sincerely, Leif N. Thompson, AIA Vice President LNT:bw File: 1250.16-36.31-Meas.#65 A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HOSPITALS i t i offO oGBoM,ECMORIALNEHOSPIWPORT iToA oRNP9R5ESBY TER)IsANo 3 March 29, 1994 Gaurang Rawal South Coast Air Quality Management District 21865 East Copley Drive , Diamond Bar, California 91765 Reference: Permit to Construct #272857 Dear Mr. Rawal: As part of the mitigation monitoring program for the Final Environmental Impact Report for the Hoag Master Plan, the following mitigation measure was included: 65. If required by the Southern California Air Quality 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. On February 9, 1994, the SCAQMD granted Hoag Hospital an extension (to December 9, 1994) on its permit to construct (#272857) for modification to its existing waste gas collection system (by relocation of its, flare and additional sulfur treatment system). The above mitigation requirement was not made a condition of the original permit or the extension. A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED 13Y THE JOINT COMMISSION ON ACCREDITATION OF HOSPITALS Letter to Mr. Rawal 0 0 -Page 2 South Coast Air Quality Management District So that we may confirm compliance, we request that the District provide us with an example of a model that Is acceptable to the District, if the air dispersion model is required. if the model is not required, we also request your response; but Hoag Hospital and the City of Newport Beach will assume that the model is = required if you do not respond in 15 days (April 15). Sincerely, F•z. Leif N. Thompson, A A Vice President Facilities Design & Construction LNT:bw c: Pete Foulke Genla Garcia, City of Newport Beach Per! Muretta File: 1250.39-31.10-P rmt.272857 f • HOAG MEMORIAL HOSPITAL PRESBYTERIAN 301 NEWPORT BLVD. • BOX 6100 • NEWPORT BEACH, CA. 92658-6100 MEMORANDUM PLANT-am£2 'DE PARIMENT ',1TirO nr; Date: September 15, 1994 To: City of Newport Beach Planning Department 3300 Newport Boulevard P.O. Box 1768 Newport Beach, California 92658-1760 Attention: Genia Garcia Associate Planner From: Greg McClure Project Manager Facilities Design & struction St? 19 1994 APd PM 718191101HI1211 f213141516 k Phone 714-646-8901 Reference: Hoag Project # 1250.27 Lower Campus Gas Flare Subject: Mitigation Measures 2, 49, 55, 74, 103, 106, 107, 110, 111, and 112 Comments: The above mitigation measures are required to be contained in the Contractor/Subcontractor Supplemental General Conditions in accordance with the mitigation monitoring program for the relocation of the gas flare and installation of scrubbers. Enclosed is a portion of the Hospital's agreement with the Contractor requiring adherence to the above mitigation measures. GM: bw Enclosure: File: 1250.27-74.50- MIT.2,49,55,74, 103,106,107,1 10,111,112 11 HOAG MEMORIAL HOSPITAL PRESBYTERIAN Standard Form of Agreement Between Owner and Contractor where the basis of payment is a STIPULATED SUM 1990 EDITION THIS DOCUMENT HAS IMPORTANT LEGAL CONSEQUENCES,* CONSULTATION WITH AN ATTORNEYIS ENCOURAGED WITH RESPECT TO ITS COMPLETION OR MODIFICATION Use only with the 1990 Edition of FD 201, General Conditions of the Contract for Construction. AGREEMENT made as of the Fifteenth day of September in the year of Nineteen Hundred Ninety -Four. BETWEEN the Owner: Hoag Memorial Hospital Presbyterian 301 Newport Boulevard, Box 6100 Newport Beach, California 92658-6100 and the Contractor: Unit Construction & Maintenance Company 17000 Marquardt #venue Cerritos, California 90703 The Project: Hoag Project Number 1250.27 Lower Campus Gas Flare 301 Newport Boulevard, Box 6100 Newport Beach, California 92658-6100 The Project Engineer: INITIALS GeoRemediation, Inc. 3002 Dow Avenue, Suite 414 Tustin, California 92680 CONTRACTOR INITIALS DOCUMENT FD 101 • HOAG MEMORIAL HOSPITAL PRESBYTERIAN • STANDARD FORM OF AGREEMENT BETWEEN OWNER AND CONTRACTOR; (REV. 11/10/93) • JANUARY 1990 • 301 NEWPORT BLVD. • BOX 6100 • NEWPORT BEACH, CALIFORNIA 92668.6100 •- • EXHIBIT F EXCLUSIONS AND CLARIFICATIONS TO BID PROPOSAL Contractor acknowledges required mitigation monitoring. See attached measures 2, 49, 55, 74, 103, 106, 107, 110, 111, and 112. File: 1250.27-01.06-EXH F i n — II �I III ,.�. �._.r... 'gill D �A - - i I I NEWPORT BEACH FIRE DEPARTMENT INTEROFFICE MEMO DATE: July 12,1994 TO: Genia Garcia Planning Department FROM: Steve Bunting Fire Department SUBJECT: Flare Relocation/Scrubber Installation, Hoag Hospital On June 3, 1994, I met with Mr. Gary Carlin of the firm GEO-Remediation. Mr. Carlin and I discussed the proposed scrubber installation and all associated work. The Fire Department has no objection or conditions relative to this proposed installation. Steve Bunting Captain FLARE RELOCATION/SORUBBER INSTALLATION June 13, 1994 PROJECT DESCRIPTION; installation of two gas flare "bubbler" scrubber tanks and relocation of the existing gas flare stack. The scrubber tanks will'be 24 feet high and the gas flare stack will be 31 feet high. Also proposed is the replacement, in the same location, of existing gas lines between individual wells 5, 6, 7 and the exisiing gas valves, including excavation of a 12-Inch wide, 36 to 42 Inch deep trench, The proposed work (structure) will be set back a minimum of 20 feet from any existing wetland on the Hoag site. The project is proposed to remove sulfur compounds -as required by the Southern California Air Quality Management District. Project: Flare Relocation/Scrubber Installation APPLICABILITY OF MITIGATION MEASURES Date: June 13, 1994 APPLIES AMR N/A APPLIES AMR N/A 1 X 23 X 2 X 24 X APPLIES AMR N/A _ APPLIES AMR N/A 45 X 69 X 46 47 48 X 70 X X 71 X X 72 X 49 50 X 73 X X 74 X 51 X 75 X 52 53 X 76 X X 77 X 54 X 78 X 55 X 79 X 56 X 80 X 57 X 81 X 58 59 60 X 82 X X 83 X - 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 AMR N/A APPLIES AMR 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 116 X .r- FLARE RE OOATIOWSCRUBBER INSTAI.IATION June 13, 1994 PROJECT DESCRIPTION; Installation of two gas flare "bubbler" scrubber tanks and relocation of the existing gas flare stack, The scrubber tanks will be 24 feet high and the gas flare staok will be 31 feet high, Also proposed is the replacement, In the same location, of existing gas lines between Individual wells 6, 6, 7 and the existing gas valves, including excavation of a 12•inch wide, 36 to 42 Inch deep trench. The proposed work (structure) will be set back a minimum of 20 feet from any existing wetland on the Hoag site. The project is proposed to remove sulfur compounds as required by the Southern California Air Quality Management District. w Y q`, 135 4i"OR 6R 115 x 1 — T EES Baas•.._ T-R E E S / ! /��-� • x Q6 ES 203 x 20.9 ►tag. g � x L8 10.9 x 10.6 -� Project: Flare Relocation/Scrubber Installation APPLICABILITY OF MITIGATION MEASURES Date: June 13, 1994 APPLIES AMR N/A APPLIES AMR N/A v III � �a r mi � 45 46 47 48 APPLIES AMR N/A X X X X 69 70 71 72 APPLIES AMR N/A X X X X 49 50 51 52 53 X 73 X X 74 X X 75 X X 76 X e X � 77 X 54 — X 78 X 55 56 57 58 59 60 X 79 X X 80 X X 81 X X � to, l/ J 82 X X 83 X — X 84 X 61 62 63 64 X �l 1� 85 X X 86 X X 87 X X 88 X 65 X 89 X 66 X 90 X 67 68 X X 91 92 X X APPLIES AMR N/A APPLIES AMR N/A 93 X 117 X 94 95 X 118 X X 119 X 96 X 120 X 97 X 121 X 98 X 122 X 99 X 123 X 100 X 101 102:. X X 103 X 104 X 105 106 X X 107 _ X 108 X 109 X 110 X 111 112 X X 113 X 114 X 115 116 X X { 0 FLARE RELOCATIOWSORUSIBER INSTALLATION June 13, 1994 PROJECT DESCRIPTION; Installation of two gas flare "bubbler" scrubber tanks and relocation of the existing gas flare stack. The scrubber tanks will be 24 feet high and the gas flare stack will be 31 feet high. Also proposed is the replacement, In the same looation, of existing gas lines between individual wells 5, 6, 7' and the existing gas valves, including excavation of a 12•inch wide, 36 to 42 Inch deep trench. The proposed work (structure) will be set back a minimum of 20 feet from any existing wetland on the Hoag site. The project is proposed to remove sulfur compounds as required by the Southern California Air Quality Management District. Gary ICL 2 k�viL 'NG fig- 16-y� r a � ek F�"b or— . \ fib �r �Vt •4'. Mt I Project: Flare Relocation/Scrubber Installation APPLICABILITY OF MITIGATION MEASURES 40 APPLIES AMR N/A APPLIES AMR 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 0 APPLIES AMR N/A APPLIES AMR 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 116 X 0 0 HOAG MEMORIAL HOSPITAL PRESBYTERIAN 301 NEWPORT BLVD. • BOX 6100 • NEWPORT BEACH, CA. 92656-6100 MEETING CONFIRMATION Date: April 6, 1994 Ta Distribution From: Leif Thompson It Vice President Facilities Design & Construction Project: Lower Campus Gas Flare Subject: Gas Flare Construction Issues Date: April 15, 1994 Time: 8:30 a.m. Place: City Hall, City of Newport Beach Attendees Rich Edmonston, Traffic Department Genia Garcia, Planning Department Rick Higley,Building Department Faisal Jurdi, Plan Check Engineer Dennis Lockhart, Fire Marshal Sylvia Marson, Fire Department Peri Muretta, Consultant Tim Riley, Fire Chief Pat Temple, Advanced Planning Leif Thompson, Vice President, FD&C, Hoag Hospital AGENDA i. Construction of New Flare REt,E+v6U BY PLANNING DEPARTMENT 11TY OF NEWPORT BEACH' APR 131994 718i911U1ll1121112131415i 6 Q HOAG MEMORIAL HOSPITAL PRESBYTERIAN METHANE GAS FLARE RELOCATION/tJPGRADE January 24, 1997 In November of 1994, the City of Newport Beach originally issued permits for the then -proposed project to upgrade the flare system and relocate it (Building Permit #9402015, Grading Permit #9400218, and Electrical Permit # 9401488). After these permits were issued, and the flare upgrade/relocation project was under construction, the City of Newport Beach stopped construction on the project and requested modifications to the system. These modifications were subsequently approved by the City. During the time the modifications were being made to the approved plans, the Hospital and the City began discussions with the State to explore funding options to upgrade the methane system to be able to accommodate increased methane gas flows, and thereby alleviate problems the City has been experiencing with methane gas in the immediate vicinity of the Hospital. In July, 1996, the City entered into a Memorandum of Understanding with the California Department of Transportation. This Memorandum of Understanding provides partial funding from the state for development and operation of a methane gas extraction system to address area methane gas problems. The City and Hoag are currently in the process of identifying and evaluating a range of options for an expanded extraction system. A decision on the selected option should be made by the City and Hoag within the next few months. In the interim, however, the Hospital is undertaking some modifications to the existing system to respond to safety issues. The table on the following page identifies the differences between the originally -approved flare upgrade/relocation project and the project that is currently proposed. 7 PROPOSED PROJECT ORIGINAL PROJECT Install automatic ignition system Utilize existing manual ignition Install two blowers (one is 100% backup) Install one blower Install upgraded communication system Install basic communication system Conceal flare f lame Flare flame not concealed Install meters to separately measure No ability to separately monitor wells flow rates from wells Install anew flare Utilize existing flare with a new burner Onsite alarm system with programmable Onsite alarm system controls controls Enlarge equipment yard Small equipment yard Increase the height of the Flare height same as existing gas flare by 10' Install alarm system and flexible pipe Install an automatic seismic shutoff connections in lieu of an automatic seismic shutoff J CedScience Analy&al Inc. "atabliuhed March is 4454 INDUSTRIAL STREET SIMI VALLEY, CA 93063 (805) 526-6532 FAX 526-3570 23 January 1997 Ms. Per! Muretta 3 Regaio Drive Mission Viejo, CA 92692 RE: Gas Extraction System (Flare) Repair Dear Ms. Muretta: We are pleased to provide you with the following listing of reports that have been submitted to the City of Newport Beach concerning the West Coast Highway "Lower Campus" flare gas extraction system and related subsurface gas anomaly. The reports fall into three (3) categories: Category I: Reviewed by the City as Part of the Lower Campus Parking Lot Approval Process. Report Nos. 3, 5, 6, 7, 8, 9, 10, 11, 12, 13, and 25. Category ii: Reviewed by the City as Part of the Methane Gas Remedia- tion Special Legislation. ReportNos. 1, 2, 14,15, 16, 17, 18, 19, 20, 21, 22, 24, 26, 27, 28, 29, 30. Category III: Miscellaneous Reports. Report Nos. 4, 23. A listing of the applicable reports follows: 1) "A Study of Abandoned Oil and Gas Wells and Methane and Other Haz- ardous Gas Accumulations" dated October 10,1986. Environmental Audits • Hazardous Gas Engineering 0 Litigation Consulting 0 Petroleum Geochemistry Y 2) "Near Surface Hydrocarbon Accumulations in the Cities of Newport Beach and Huntington Beach - A Geochemical Evaluation" dated August 7, 1987. 3) "Preliminary Geochemical Site Evaluation of Existing Relief Wells, Gaseous Flare, Soil, Water and Air on a Portion of Hoag Memorial Hospi- tal Presbyterian Property Newport Beach, California" dated April 13, 1992. 4) "California Coastal Commission Application #5-92-368" letter report dated January 27, 1993. 5) "Site Health and Safety Plan for the Hoag Memorial Hospital Presbyterian Master Plan Newport Beach, CA" dated June 3, 1993. 6) "Partial Phase 2 Environmental Audit Lower Campus Hoag Memorial Hospital Presbyterian Newport Beach, CA" dated June 22, 1993. 7) "Phase 2 Environmental Audit Lower Campus Hoag Memorial Hospital Presbyterian Newport Beach, CA" dated September 20,1993. 8) "Partial Environmental Audit Lower Campus Mitigation Measures 6, 7, 8 Hoag Memorial Hospital Presbyterian Newport Beach, CA" dated De- cember 20, 1995. 9) "Partial Environmental Audit Lower Campus Mitigation Measure 52 Hoag Memorial Hospital Presbyterian Newport Beach, CA" dated December 28, 1995. 10) "Partial Environmental Audit Lower Campus Mitigation Measures 56 & 63 Hoag Memorial Hospital Presbyterian Newport Beach, CA" dated Jan- uary 10, 1996. 11) "Design of Parking Lot Gas Remediation Lower Campus Mitigation Measure 70 Hoag Memorial Hospital Presbyterian Newport Beach, CA" dated February 2, 1996. 12) "Parking Lot Regulatory Compliance Review Lower Campus Mitigation Measure 122 Hoag Memorial Hospital Presbyterian Newport Beach, CA" dated February 12, 1996. 13) "Redesign of Parking Lot Gas Remediation Lower Campus Mitigation Measure 70 Hoag Memorial Hospital Presbyterian Newport Beach, CA" dated September 10, 1996. w 14) "Executive Summary Remediation Plan West Coast Highway Gas Anomaly Newport Beach, CA" dated March 6, 1996. 15) "Chemical Composition of Extraction Well Gases" dated December21, 1995. 16) "Further Chemical Composition of Extraction Well Gases" dated Decem- ber 26, 1995. 17) "Location of Lateral Gas Extraction Lines" dated February 6,1996. 18) "Pump Test South Side of West Coast Highway" dated March 4, 1996. 19) "Gas Extraction from South Side of West Coast Highway" dated March 7, 1996. 20) "Gas Extraction from South of West Coast Highway" dated March 8, 1996. 21) "Chronology Related to the Balboa Coves/Cagney Tract Gas Anomaly" dated April 11, 1996. 22) "Status of Flare Capacity" dated May 2,1996. 23) "1 st Draft of Gas Extraction Treatment and Utilization Agreement" dated June 26, 1996. 24) "West Coast Highway Gas Remediation" dated June 27, 1996. 25) "Hoag Memorial Hospital Presbyterian Phase I Grading and Parking Lot Plans Lower Campus in the City of Newport Beach" dated September 17, 1996. 26) "Soil Probe Investigation - West Coast Highway" dated January 10, 1996. 27) "Phase 2 Soil Probe Investigation - West Coast Highway" dated Febru- ary 5, 1996. 28) "Soil Boring Investigation - West Coast Highway" dated February 22, 1996. 29) "Investigation Into Extraction System South of West Coast Highway" dated January 24, 1996. t .. 30) "Status of Balboa CovesMest Coast Highway Gas Anomaly" dated April 4,1996. Please let us know if you require copies of any of the above reports. Sincerely yours, Louis J. andolfi ,r Vice President erations = HOAG0123.%vd JAN-31-1997 10:00 HJrUNIT 3104049636 P.02 1 Currently a methane gas recovery an Iflam system exists on the lower campus. This system collects methane gas from three (3) 4 xtraction wells and a subsurface pipe collection system at Balboa Cove. A blower at the tempi irarY facility takes suction from a common pipe which is manifolded to individual collection p peg from the extraction wells and Balboa Coves. The blower maintains a vacuum on the system w d boosts the pressure on the discharge to approximately 5 psig to feed the existing flare. Tht blower is operating at its current rated capacity, 140 cf n, which is about twice the capacity of he existing flare. There are no flow or pressure controls on the existing blower and, thus, there no way to set individual flow or vacuum points on the ' individual wells. The system has mii ayW automatic shutdowns and no backup blower and, thus, when the system shutdowns for mec ianical problems or maintenance, the flow stops from the wells and the methane gas seeps rap dly to the surface. The new system includes a 100% st dby blower and numerous safety, shutdown and monitoring features. It is also designed for incr ased capacity, 175 CFM, with future capability to 200 CFM. Since the composite recovered met tne gas stream contains around 4000 ppm of hydrogen sulfide gas, and because it would be desiral a to burn the gas in the hospital boilers, thus reducing purchased natural gas, provisions made for a future scrubbing system which would reduce the hydrogen sulfide concentration to 1 s than 5 ppm. This requuros that the blowers be designed for two (2) different discharge pressure , one the current flare case and two the future scrubbing case. A completely new blower package' being purchased and is designated as "Blower Package No. 2." Part of the existing blower pael age will be reused, i.e. suction scrubber, discharge silencer and miscellaneous items, however, 1 he majority of components, including the blower and motor, will be new. The idea is to have tw identical units. To minimize down time, the facility will be constructed and commissioned pdo to taking the existing blower and flare offline. The existing blower package will then be sent b to the manufacturer for upgrading and returned to the site for installation as "Blower Package o. 1." The blower packages utilize Positdisplacement blowers. Suction pressure is maintained by a discharge to suction pressure con 1 valve set at 11.7 psis (PCV-131). The idea is to have slightly more blower capacity than, lemand which will be adjusted, if required, with sheave changeout of the belt driven blowe . Individual vacuum regulator valves, PCV-135, PCV-136, PCV-137 and PCV-138, will control the vacuum to each extraction well and Balboa Coves. A future valve, PCV-139, will contro the vacuum on the future support services building collection system. JAN-31-1997 10:01 IV iIT 3104049636 P.03 • As stated above, the blowers are des' j the flare and one for gas scrubbed an the discharge pressure will be 4 psi& meters, and flame arrestor and flare I I For the scrubbed case, the discharge the City Gas line, plus the pressure d is set by PCV-130 which is set at 81 Should any plant shutdown occur wl City Gas line for some reason, PCV• Because the discharge temperature c 12 psig discharge, blower end plate closed glycollwater circulation syste incorporates an inlet scrubber with a i shutdown, inlet and outlet noise silea j condensate. For the scrubbed case, from 375°F to approximately 120OF lned for two (2) operating conditions, one for gas burned in l sent to Hoag boilers for burning. For the flare only case, This provides enough pressure drop for control valves, martip. This pressure is set by Control Valve PCV-132. >ressure is determined by what pressure is required to enter op required across the scrubbers and piping. This pressure 1S which is calculated to give 12 psig at the compressor. ich would close SOV-100 or should the pressure rise in the ,33 would open and divert the recovered gas to the flare. :he blowers will be 220OF at 4 psig discharge and 375F at oling is required. This will be provided on each skid by a with an air cooler. In addition, each blower skid igh liquid level shutdown, discharge high temperature ors and an automatic liquid blowcase to remove any . additional aftercooler, AC-1, is required to cool the gas it proper scrubber operation. The system incorporates a flare ixi an automatic flame safeguard system. The system is integrated with the plant PLC (PrOg ammable logic controller) and functions as follows: 1f a blower is running and PS-122 indic tes pressure, the automatic ignition sequence is started. SOV-201 opens and allows pilot ga to enter the flare tip. Shortly thereafter the spark ignitor is j energized which lights the pilot. Or e the LTV sensor indicates that the pilot flame is established, I the main gas valve, SOV-700, is op ned. After approximately a one minute delay the plot gas valve, SOV-201, closes. This shuts ff the pilot gas to the flare to conserve pilot gas. As long as the UV sensor sees the main flame, he main flare gas valve, SOV-700, is held open electrically. If the TN sensor does not see a flan e or if the blower shuts down and PS-122 does not have adequate pressure, SOV-700 closes and the flare startup sequence begins again after a time delay_ Individual flow meters will monitor installed on each inlet line and on tl' additional flow meters will be instal flow to the flare and the total sweet hydrogen sulfide gas analyzer will r A level above 5 ppm will sound an flare. A gas detection system will be inst hydrogen sulfide gas in the atmosp' Center. We are installing two meta Child Care Center. In addition, wt and two hydrogen sulfide sensors r Center is located approximately 10 unlikely that, in the event of a leak methane would be present near the there as a precautionary measure. re flows from the various sources. Flow meters will be main gas line to the flare. In the future scrubbed case d to measure the City Gas flow, the scrubbed or sweet gas as flow to Hoag Hospital. In the future scrubbed case, a initor the outlet of scrubbers for hydrogen sulfide presence. arm and close SOV-100, diverting the gas system to the ed and is designed to monitor the levels of methane gas and re, within the processing site, and adjacent to the Child Care ae sensors within the site and one sensor adjacent to the re installing three hydrogen sulfide monitors within the site scent to the Child Care Center. Even though the Child Care feet from the processing area, and we feel that it is extremely : the site, sufficient concewations of hydrogen sulfide or ;hild Care Center, we have elected to install gas monitors P A JAN-31-1997 10:01 H�6-UNIT 0 3104049636 P.04 Hydrogen sulfide gas is lethal at high concentrations and, thus, this is the most dangerous of the two gases. We will treat the monitor ng of the processing area and Child Care Center differently because of the nature of the hazards. Within the process site, sensors will horn will be installed on top of the c site. Sensors will be installed in the to the south of the blowers. Each s' panel which will also be sent via a d sensor will have two independently and lights. The hydrogen sulfide sensors will ha rotary amber beacon type light on tt seconds. This will warn operating c panel for the specific sensor locatio, measures. In addition, this alarm W notify Hoag maintenance personnel ppm will trigger a rotating red bean approximately 30 seconds. This mil for any personnel on site to evacuat Hoag remote monitoring site which blowers will stop the incoming gas the atmosphere allowing maintenan' The methane sensors will have a r rotating blue beacon type light an seconds. This again will warn op( control panel for the specific Sens, 50% LEL will again trigger the bl approximately 30 seconds. This N installed at three separate locations. Indicator lights and a rol panel and will be visible from all locations within the containing the scrubber vessels, adjacent to the flare and or will have a continuous analog readout on the site control highway to Heag's remote monitoring system. Each astable alarm points which will trigger the site alarm horn ,e a range of 0-100 ppm. A level of 10 ppm will trigger a site and sound a site alarm horn for approximately 30 maintenance personnel on site to check the main control which has detected the leak and take appropriate corrective also be sent to Hoags remote monitoring sitc which should go to the site and take corrective actions. A level of 20 1 type light on the site and again sound the alarm horn for also shutdown the blowers automatically and be the signal the facility. The second alarm will also be available at the hould trigger an emergency response unit. Shutting off the ream and the hydrogen sulfide gas should disperse rapidly in personnel access to the site to make repairs. e of 0-100% LEL. A level of 20% LEL will trigger a site and sound the site alarm horn for approximately 30 ing or maintenance personnel on site to check the main 3cation and take appropriate corrective measures. A level of -otating beacon and sound the siren alarm horn for automatically shut down the blowers. Sensors will be installed near the Vic ral and south fence lines of the Child Care Center. Again, slog readout on the site control panel, which will also be each sensor will have a continuous sent by a data highway to 11048 re note monitoring system. The hydrogen sulfide sensors will h Lve a range of 0-100 ppm_ A level of 5 ppm will trigger a a site alarm horn for approximately 30 rotary amber beacon type light on t ke site and sound personnel on site to check the main control seconds. This will warn operating panel for the specific sensor locati r maintenance which has detected the leak and take appropriate corrective be to Hoaes remote monitoring site which should measures. In addition, this alarm notify Hoag maintenance personne b also sent to go to the site and take corrective actions. A level of 10 type light on the site and again sound the alarm horn for ppm will trigger a rotating red n JAN-31-1997 10:02 HBBS-UNIT 3104049636 P.05 • ' • 1 approadmatety 30 seconds. This wil also shutdown the blowers automatically and be the signal for any personnel on site to evacuat the facility. The second alarm will also be available, at the Hoag remote monitoring site which hould initiate evacuation of the Child Care Center. Shutting off the blowers will stop the into ' g gas stream and the hydrogen sulfide gas should dispense rapidly in the atmosphere allowing r iaintenance personnel access to the site to make repairs. The methane sensors will have a r e of 0-100% LEL. A level of 20% LEL will trigger a rotating blue beacon type light on ti 0 site and sound the site alarm horn for approximately 30 seconds. This again will wam opev ting or maintenance personnel on site to check the main control panel for the specific sensor location and take appropriate corrective measures. A level of 30a/a LEI. will again trigger the blue rotating beacon and sound the siren alarm horn for 30 seconds. This will automatically shi it down the blowers. No evacuation of the Child Care Center should be necessary for a methane r leak at these concentration levels. The plant PLC (programmable Los c Controller) will control and monitor all plant functions. In addition, all functions are available r remote monitoring and control from 1-10299 remote monitoring site via a data highway. The PLC will automatically start the standby blower if a failure occurs on the primary blowe . Selection of which blower package will be the primary and which will be the secondary will be Aa a selector switch on the main control panel. Indicating lights on the main control panel wit indicate all abnormal conditions. Flow computers, with reset totalizer and instant flow rate indic or, are being mounted on the main control panel for City Gas flow, total Hoag flow and sweet gat to flare flow. 97-130a TOTAL P.05 0 0 HOAGHoag Memorial Hospital Presbyterian HOSPITAL 301 Newport Boulevard, P.O. Box 6100 Newport Beach, California 92658-6100 �wti Phone 714/645-8600 VILLA BALBOA INFORMATIONAL MEETING July 16, 1996 AGENDA City of Newport Beach: Hoag Memorial Hospital Presbyterian: 5 min. I 5 min. I I 10 min. III 10 min. IV. 30 min. V. Introductions History of Master Plan Jan Debay, Mayor Pro Tern Genia Garcia, Associate Planner Leif Thompson, Vice President Sherry Sumner, Patient Relations Manager Pell Muretta, Consultant A City approval process - 1992 B. Coastal Commission - 1995 West Parking Lot A Description of project B. Status of local approvals C. Timing for development Support Services Building A Description of project B. Timing for City review and subsequent development Questions and Answers J. Debay P. Muretta/ G. Garcia L. Thompson L. Thompson J. Debay 1250.16-38.00-VI LLA.BALBOA.AGEN A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS *VHA e HOAG HOSPITAL MASTER PLAN PROJECT AMENDMENT NO.744 MITIGATION MEASURES AS ADOPTED BY THE CITY OF NEWPORT BEACH MAY 11, 1992 MITIGATION MEASURE SUMMARY 1. Prior to the issuance of a grading permit, the Project Sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These plans shall incorporate the recommendations of a soil engineer and an engineering geologist, subsequent to the completion of a comprehensive soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as Built" grading plans shall be furnished to the Building Department by the Project Sponsor. 2. Prior to the issuance of a grading permit, the Project Sponsor shall submit documentation to the City of Newport Beach Building Department confirming that all out 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 Department shall ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of Master Plan and Environmental Impact Report, Hoag Memorial Hospital Presbyterian Campus, 301 Newport Boulevard, Newport, California" as prepared by LeRoy Crandall Associates, June, 1989, and in the report prepared pursuant to Mitigation Measure 3, are followed. 6. Prior to the issuance of a grading permit, the Project Sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivity. 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 1250.16-36.31-MMSUM Page 1 7/9/96 A • 0 should be evaluated. Appropriate personnel (sic) 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, routing vacuuming shall be done in accordance with the requirements specified in the plan. 1250.16.36.31-MMSUM Page 7/9/96 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 Building Department, which includes data on groundwater. This study shall also determine the necessity for a construction dewatering program and subdrain system. 14. Prior to the completion of final building construction plans for each phase of Lower Campus development, the Project Sponsor shall submit an application to the Regional Water Quality Control Board for an NPDES permit if a construction dewatering or subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures.' Also, if dewatering, is required' by RWQCB, the Project Sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Quality Control Board Santa Ana Region. The results of this testing will assist in determining the specifications _for the, NPDES permit. The Project Sponsor shall strictly comply with all conditions of any NPDES permit. 15. Project Sponsor shall strictly comply with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. 16. The federal wetland regulations and requirements shall be reviewed 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 afinding 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. I 1250.16-36.31-MMSUM Page 7/9/96 • U.S. Army Corps of Engineers' • U.S. Fish and Wildlife Service' • California Department of Fish and Game' • City of Newport Beach 18. The resulting final mitigation plan shall be approved as part of the Coastal Development Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement, if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading and/or building permits for Master Plan development in any areas affecting wetlands. 19. The plan will be consistent with the following provisions: • The amount of new wetlands created under the mitigation plan shall be at least of equal size to the area of sensitive wetland communities impacted by the project. • The wildlife habitat values in the newly created wetlands shall no be less than those lost as the result of removal of sensitive wetland communities impacted by the project. • The wetlands created shall not decrease the habitat values of any area important to maintenance of sensitive plant or wildlife populations. • The wetland mitigation planning effort will take into consideration creation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. • The plan will constitute an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guarantee wetland restoration in accordance with stated management objectives within a specified time frame. The plan shall describe the applicant's responsibilities for making any unforeseen repairs or modifications to the restoration plan in order to meet the stated objectives of the plan. 1 Under the existing regulations, the Corps and USFWS would be consulted as part of the Section 404 permitting process. However, if proposed changes to the regulations result in removal of the project site from Corps jurisdiction, these agencies would not be required to review the wetland mitigation plan. 2 Regardless of other considerations, CDFG will review the wetiand mitigation plan for the City of Newport Beach as part of the Coastal Development Permit process; CDFG review would also be provided as part of a Streambed Alteration Agreement, if required. 1250.16-36.31-MMS UM Page 4 7 / 919 6 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 monitoring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. 22. Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities: The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. 23. The Project Sponsor shall construct, if feasible and by mutual agreement, and maintain a fence along the common property line west of the Upper Campus. The proposed design of the fence shall be reviewed and approved by the City Engineering Department. 24. The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LOP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of the Master Plan, adoption of the Planned Community Development Plan and District Regulations, approval of a Development Agreement, approval of a zone change to Planned Community District, grading permits, and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. 25. Subsequent to completion of Phase I of the project, the Project Sponsor shall conduct a Traffic Phasing Ordinance (TP) (sic) analysis for Phase II and II (sic) Master Plan development. The analysis shall identify potential intersection impacts, the proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of Phase II or III construction. 1250.16-36.31-MMSUM Page 5 7/9196 • 0 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 w i I I generate more than 1,338 PM peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1,338. 27. Subsequent to completion of Phase I Master Plan development, the Project Sponsor shall conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases II and III) will exceed 1,856 PM peak hour trips when addedto 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. 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 (i.e., scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program shall be submitted to the City for review prior to issuance of the grading permit. if the results indicate that such controls do not significantly impact the operations of the hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require 1250.16.36.31-MMSUM Page 6 719/96 u that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures would be investigated at that time to reduce service road impacts to the adjacent residential units. 32. Prior to issuance of approvals for development phases subsequent to Phase I, the applicant shall submit to the City Traffic Engineer for his/her review and approval a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data for the proposed parking rates. 33. Prior to the issuance of precise grading permits for the phase of Master 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. 34. Depending on actual site buildout, intersection improvements may be required at the Hospital Road (Upper Campus access) Placentia Avenue Intersection and at the WCH (Lower Campus access) intersection. The need for these improvements shall be assessed during subsequent traffic studies to be conducted in association with Mitigation Measure 25. 35. As each phase of the Master Plan is constructed, the Project Sponsor shall provide each new employee a packet outlining the available ridesharing services and programs and the number of the Transportation Coordinator. All new employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital, as required by Regulation XV. 36. Prior to issuance of grading and building permits for each phase 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 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: 1250.16-36.31-MMSUM Page 7/9/96 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. 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 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. 1260.16.36.31-MMSUM Page 8 7/9/96 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 (sic) plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches and Recreation Department and approval by the Planning Department and Public Works Department. 44. Prior to issuance of a building permit, the Project Sponsor shall submit plans to, and obtain the approval of plans from, the City Planning Department which detail the lighting system for all buildings and window systems for buildings on the 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 electrical engineer, with a letter from the engineer stating that, in his or her opinion, this requirements (sic) 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. 47. Prior to issuance of building or grading permits, the Project Sponsor shall make an irrevocable offer to dedicate and grade the proposed linear and consolidated view park as identified in the project description (Figure 3.2.1). The Project Sponsor will dedicate land for a 0.28 acre consolidated view park and a 0.52 acre linear view park. 48. Prior to issuance of a building permit for any lower campus structure, the Project Sponsor shall prepare a study of each proposed building project to assure conformance with the EIR view impact analysis and the PCDP and District Regulations, to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan 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 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 1250.16.36.31-MMSUM Page 9 7/9/96 relief well, is reabandoned to the current standards. Abandonment plans will be submitted to the State Division of Oil and Gas (DOG) for approval prior to the abandonment procedures. The City's building official shall be notified that the reabandonment was carried out according to DOG procedures. 51. To further determine the source of the gas on the Lower Campus site, prior to issuance of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples to samples taken from the Hoag gas collection wells prior to site grading and construction. 52. A soil gas sampling and monitoring program shall include methane and hydrogen sulfide 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. 55. Continuous monitoring for methane and hydrogen sulfide shall be conducted during the disturbance of the soils and during any construction activities that may result in an increase in the seepage of the gases. The Project Sponsor shall maintain a continuous monitor in the immediate vicinity of the excavation, and a personal monitor, with an alarm, shall be worn by each worker with a potential for exposure. 56. A study of other hazardous constituents that may be present in quantities that pose a health risk to exposed individuals shall be prepared and evaluated prior to the initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. 57. A study shall be conducted that characterizes the wells, the influent gas, and the effluent of the flare. This study shall characterize the gas over a period of time, to allow for potential fluctuations in concentration and rate. 58. A scrubber system shall be required to reduce the concentration of hydrogen sulfide i n 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. 1250.16.36.31-MMSUM Page 10 7/9/96 60. An automatic re -light system shall be installed on the flare system to reduce the risk of a potential release of high concentration of hydrogen sulfide. The system shall be designed with an alarm system that notifies a remote location which is manner (sic) 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 competed 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 (sic) 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. 1250.16-36.31-MMSUM Page 11 7/9196 0 67. Prior to issuance of a grading permit, the Project Sponsor shall ensure that the inferred fault traversing the site is trenched and monitored for gas prior to site grading and construction. If gas monitoring indicates a potential risk during grading, additional gas collection wells will be drilled to collect and contain the gas. 68. Prior to issuance of building permits, Project Sponsor shall submit plans to the City' of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage, based on the recommendations of a geotechnical engineer. 69, Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing 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 (sic) central air condition system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). 1250.16-36.31-MMSUM Page 12 7/9/96 0 0 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. 75. The Project Sponsor may remove the flare system, contain the gas and utilize the gas for Lower Campus facilities. During the containment process and removal of the flare, the Project Sponsor shall ensure that methane levels are monitored throughout the project area to ensure that this transition does not create an upset in methane levels or create odors or risk of explosion. 76. Prior to development on he (sic) 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. 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. 77. As required by the District, the Project Sponsor shall develop a sampling and analysis protocol for District approval to evaluate the impact the existing and post -scrubber emissions will have on the ambient air quality and on possible receptor populations. The required evaluation shall include analysis for criteria and toxic pollutants, and 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 maintenance plan for all equipment, if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. 79. The Project Sponsor shall submit plans to the City of Newport Beach Building Department that demonstrate that the flare operation will be shut down within four years of August, 1992. The project sponsor must prepare and obtain approval from the SCAQMD to implement a sampling and analysis protocol for evaluation of the existing emissions from the flare after scrubbing (Mitigation Measures 75 & 76), and the effect of flare shutdown on ambient air quality. The methane gas source should be used, if engineering design allows, as a supplemental source of fuel for the Hospital's boilers. If the gas is not usable, the flare shall be relocated 80. The plans for the design of the new system will include a calibration and maintenance plan for all equipment, and if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flare arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. 1250,16-36.31-MMSUM Page 13 7/9/96 0 81. Prior to installation of the scrubber system, the Project Sponsor shall develop a protocol for a study to evaluate the integrity of the control equipment and piping. The Project Sponsor must obtain agreement from the District on the protocol prior to initiating the study. 82. Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. 83, Before the issuance of building permits, the Project Sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous 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. 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 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 1250.16.36.31•MMSUM Page 14 7/9196 r • 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. 90. In conjunction with the Critical Care Surgery addition, he (sic) Project Sponsor w i I I 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. 1250.16-36.31-MMSUM Page 15 7/9/96 r 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 the issuance of a building permit, the Project Sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. 100. 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 (sic) 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. 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, business 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. 1250.16-36.31-MMSUM Page 16 719/96 107. Prior to issuance of grading permits, the Project Sponsor shall demonstrate compliance with SCAQMD Rule 403 which will require watering during the morning and evening prior to or after earth moving operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAQMD approved chemical stabilizers should be spread on construction sites or unpaved areas. Additional measures to control fugitive dust include street sweeping of roads used by construction vehicles, reduction of speeds on all unpaved roads to 15 miles per hour, suspension of operations during first and second stage smog alerts, and wheel washing before construction vehicles leave the site. 108. 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. 111. The Project Sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained mufflers and kept in proper tune. 112. The Project Sponsor shall ensure that construction activities are conducted in accordance with Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:00 p.m. on weekdays, and 8:00 a.m. to 6:00 p.m. on Saturdays. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner that produces loud noise that disturbs, o r could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. 113. Subsequent to the approval of this Agreement by the Coastal Commission and the expiration of any statute of limitation for filing a legal challenge to this Agreement, the Master Plan, or the EIR, Hoag shall deposit Two Hundred and Fifty Thousand Dollars ($250,000) in an account, and at a financial institution, acceptable to City. The account shall be in the name of the City provided, however, Hoag shall have the right to access the funds in the event, but only to the extent that, Hoag constructs or installs the improvements described in (i) or (U). Funds in the account shall be applied to the following projects (in order of priority upon notice to proceed served by City on Hoag); 1250.15-35.31-MMSUM Page 17 7/9/95 • 0 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; The construction of facilities necessary to bring reclaimed water to West Newport and/or the Property; Any funds remaining in the account after completion of the projects described in (i) and (ii) shall be used by the City to fund, in whole or in part, a public improvement in the vicinity of the property. 114. Rooftop mechanical equipment screening on the emergency room expansion shall not extend closer than fifteen feet from the west edge of the structure and no closer than ten feet from the edge of the structure on any other side. 115. Noise from the emergency room expansion rooftop mechanical equipment shall not exceed 55 dBA at the property line. 116. The Project Sponsor shall pay 75% of the cost of planting thirty 24-inch ficus trees (or the equivalent) in the berm between the service road and Villa Balboa southerly tennis courts. Planting shall occur on Villa Balboa property. 117. Use of the heliport/helipad shall be limited to emergency medical purposes or the transportation of critically ill patients in immediate need of medical care not available at Hoag Hospital. Helicopters shall, to the extent feasible, arrive at, and depart from the helipad, from the northeast, 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 competed 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 i n 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 (sic) 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 1250.16.36.31-MMSUM Page 16 7/9/96 Y 0 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, 11 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 (sic), and the regulations of OSHA and the National Fire Protection Association. Prior to the issuance of building permits on the lower campus, the Project Sponsor shall submit to the Newport Beach Fire Department a compliance review report of all the above referenced laws and regulations. 123. The design of the critical care/surgery addition shall incorporate screening devices for the windows which face the Villa Balboa area for the purpose of providing privacy for residents, so long as these screening devices can be designed to meet the Hospital Building Code requirements regarding the provision of natural light to the facility. 1250.16.36.31-MMSUM Page 19 7/-9/96 CANCER CENSER O U C N I L O e A g L i[N O / CCN� 0 / e ` 10 IS SB � O w JL A o� $ I I II I I �010,• OffICE PAIgIIN-'I1N'O BUILDING ® �n t ,5111111111111111111 — � St gYClU0.0 +I III III IIIII I I i _ _ CEVEOSEE HOAR HOSi11AL S0PPO11E SERVICES • it StfPER10R •ryr' S •'Y •.� fit. •:Jfj.f ;�.. l �Mr� ,• T,� r']p,�j� �IIA Lnw - W �,n �iIIIIgYIIi. '•� � �J -� rrr7lJfJIIJ!ltJ111!!f +j�it7lwii" _ _ _ ___ .L� �•n+r woe�a nsnr +• ___ _ _ _ '- �•-•:`.r .•Ayr cdtsc. VAPdMG LIT SWING . L_ H WWAL (ONIOUL RAN .. t .... FLARE RELOCATIOWSCRUBBER INSTALLATION June 13, 1994 PROJECT DESCRIPTION; Installation of two gas flare "bubbler" scrubber tanks and relocation of the existing gas flare stack. The scrubber tanks will be 24 feet high and the gas flare stack will be 31 feet high. Also proposed is the replacement, in the same location, of existing gas lines between Individual wells 5, 6, 7 and the existing gas valves, including excavation of a 12•inch wide, 36 to 42 Inch deep trench. The proposed work (structure) will be set back a minimum of 20 feet from any existing wetland on the Hoag site. The project is proposed to remove sulfur compounds as required by the Southern Callfornla Air Quality Management District. FIAA5- i R E 5•- 20.9 'r x 14.4 1 lk5 14.5 (7.3 �i iyx as so, pb 16 o xf36 •�q - �XI`34 A ^1 as+rU X 4oAG FL G ... •T.• XM5 I _ ti _ 9 p,T�)y'•F Via? I W x LB —10 u` X 101 r.y` .?!a?Jt`af.� se�;.:�,• "•.. .. _ _ �i.� 16d - .0 I+* q Project: Flare Relocation/Scrubber Installation APPLICABILITY OF MITIGATION MEASURES Date: June 13, 1994 APPLIES AMR N/A APPLIES AMR N/A • 0 APPLIES AMR N/A APPLIES AMR 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 78 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 0 • APPLIES AMR N/A APPLIES AMR 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 A A.) 14 -�. wcd',',� ( � r �I � / l���y� � ��� �� �. ��° i ,� i' ' �i .� i �' � BUILDING/f1NARCE TRANSFER Sl� Date: Plan Check - Building . . . . . . .... ... ... 010-5002 $ Building Permit . .. .. . . . . . . . .... . .. 010.4610 $ Excise Tax - Residential . . .. . .. ... . ... . 210-4672 $ - Commercial .. .. . . ... .... .. 270-4674 $ Microfilming Records . . . . . .. . . .. . . . . 010.5019 $ Energy Compliance Review .. . .. .. .. .. . .. 010-5017 $ Calif. Seismic Safety Fee . .. . . . .. . . .... 010-2226 $ Disabled Access Review ..... . .... .... . 010.6018 $ Hazardous Material Disclosure . . . . .. ... . . . 010.5021 $ Plan Check - Grading . . . .. . ... . . . .. .. 010.5004 S Grading Permit .. . . .. ..... . ... ... . 010-4614 $ Electrical . . . . . . . . . . . . .. ..... . . 010-4612 $ Plumbing . . . .. . .. . ... . .... . . .. . . 010-4616 $ Mechanical .... . . . .. . . ... ....... u(u-+o)e a Pool/Spa. ..... . . . . . . . .. ... . . . .. 010.4622 $ San. Distr. 15 - Res. - $2350/unit .. . . .. . . . 010-2405 $ San. Distr, 15 - Comm.- $470/1000 sq.ft. minimum $2350 (except additions) ... ... . . 010-2406 $ San. Distr. 06 - Res. - $2350/unit ... .. .. . . 010-2410 S San. Distr. 16 - Comm.- $470/1000 sq.ft. minimum $2350 (except additions) . .. .. . . . 010-2411 $ San. Distr. 07 - Res. - $2350/unit . . . . . . . . . 010.2415 $ San. Distr. 17 - Comm.- $470/1000 sq.ft. S minimum $2350 (except additions) .. .. 010-2416 Fair Share (Circulation S Transportation Fund) ... ... 260.5901 $ SJHTC Fees . . ... . . .. . . .... . .. . .. 010-2211 $ Deposit Fees (Refundable) . . . . . . . . . . . . . . 010.2201 $ Fire Department Fees (See Schedule) . ... . .. . . 010.5055 S ((/[r/rollpf2/91) i P /W!, i 1" BUILDING/FINANCE TRANSFER 0 Date: Plan Check - Building . . . . . . . . . . . . . . . . 010-6002 $ Building Permit . . . . . . . . . . . . . . . . . . . 010-4610 $ Excise Tax - Residential . . . . . . . ... . .... 270-4672 f - Commercial . ... . ..... .. . .. 270-4674 f Microfilming Records .. .. . .. . . . . . . . . . 010-6019 f Energy Compliance Review .. . . .. . .. .. . . . 010-5017 $ Calif. Seismic Safety Fee . . . ... .. . .. . . 010-2226 $ Disabled Access Review . . . . . . . ... .. . .. 010-5018 S Hazardous Material Disclosure . .. . .. . ... . . 010-5021 S Plan Check - Grading . . ... .. ... . ... .. 010.5004 $ Grading Permit . . . . . . . . . .. .. . . .. . . 010-4614 S Electrical .. . ... . . ... . .... ... .. 010-4612 $ Plumbing ... . . .. . . .. .. . . ... . .. . . 010.4616 $ Mechanical .. ... . . . ... . .. .. ... .. 010-4618 $ Pool/Spa...... . . . .. . .. .. . . 010-4622 $ San. Distr. 05 - Res. - $2350/unit ... .. .. . . 010-2405 S San. Distr. b5 - Comm.- $470/1000 sq.ft. minimum $2350 (except additions) ... . .... 010-2406 $ San. Distr. N6 - Res. - $2350/unit ..... .. . . 010-2410 $ San. Distr, 16 - Comm.- $470/1000 sq.ft. $ minimum $2350 (except additions) .. . . . . . 010-2411 San. Distr. 07 - Res. - $2350/unit ... .... . . 010-2416 S San. Distr. 17 - Comm.- $470/1000 sq.ft. minimum $2350 (except additions) . .. . .. . . 010-2416 $ Fair Share (Circulation 6 Transportation Fund) . ... . . 260-5901 $ SJHTC Fees . .. . . . . .. .. . . .. . . . . 010.9211 $ Deposit Fees (Refundable) .. .... .. .... . . 010-2201 $ Fire Department Fees (See Schedule) ... . ... .. 010.6066 S f+/tr"LW2/91l 0 CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658.8915 DATE: TO: BUSINESS PHONE: FAX NUMBER: RE: THE FOLLOWING DOCUMENT IS NO. OF PAGES: SPECIAL INSTRUCTIONS: FAX COVER SHEET 191 3300 NEWPORT.BOULEVARD NEWPORT BEACH, CA. 92663 PHONE NO.: (714) FAX NO.: (714)644-3250 3300 Newport Boulevard, Newport Beach ' I� y�:^ T ^� E. _ ._ �` ��, y , v- YA S Y m 2c2a,�V) 42,�t e-1 I1a0�7 A i s-wle7f .o 47 6 4X ze,,j jc-4 &—; , A9 ��,�4 s W leSs�d'�yl..r 7 ffoot� pre �u I�e� TP�f-imeh� T C.: C25 J rom -_ '--_-�--_----'_-���_-_--- BUILDING/FINANCE TRANSFER SLIP Date: Plan Check - Building . . . . . . . ..... ... . 010-5002 f Building Permit .. . . .. . . . ... .. .. ... 010-4610 $ Excise Tax - Residential . . .... . .. .. ... . 270-4672 $ - Commercial . . . . . .. . . . .. 270.4674 $ Microfilming Records . . . . . . ... ..... .. 010.5019 $ Energy Compliance Review .. . .. ..... .. .. 010-5017 $ Calif. Seismic Safety Fee . . . . . .... . .. . . 010-2226 $ Disabled Access Review . . . . . . .. .. ... .. 010.5018 $ Hazardous Material Disclosure .. . . .. .... .. 010-5021 $ Plan Check - Grading . . .. ... .. ..... .. 010-5004 $ Grading Permit .. .. .. ... ..... ... . . 010-4614 $ Electrical ... ... . . . . . . ..... .. . . 010.4612 $ Plumbing .... . . . . . .. . . ..... . ... . 010-4616 $ Mechanical ... . .. . . . . .. .. ... . . . . 010-4618 $ Pool/Spa... . .. . . . .... ..... ... . . 010.4622 $ San. Distr. d5 - Res. - $2350/unit ... . .... . 010-2405 $ San. Distr. M5 - Comm.- $410/1000 sq.ft. minimum $2350 (except additions) ... ... . . 010.2406 S San. Distr. N6 - Res. - $2350/unit ... . .... . 010.2410 f San. Distr. N6 - Comm.- $470/1000 sq.ft. minimum $2360 (except additions) .. ..... . 010-2411 $ San. Distr. ►1 - Ras. - $2350/unit .. .... .. . 010-2415 f San. Distr. N7 - Comm.- $470/1000 sq,ft. minimum $2350 (except additions) .. .. .. . . 010-2416 f Fair Share (Circulation S Transportation Fund) ... ... 260-5901 $ SJHTC Fees ...... .. ... ..... ... .. 010-2211 $ Deposit Fees (Refundable) .. . . .. . . ... . .. 010.2201 $ Fire Department Fees (See Schedule) . .. .. . ... 010-5065 S (f/tran'IIP12/93) jw z 2iav %?76 *P-45� BUILDING/FINANCE TRANSFER SLIP Date: Plan Check - Building . . . . . . . ... . .. . . . 010-5002 f Building Permit . . . . . . . . . . . . . . . . . .. 010-4610 $ Excise Tax - Residential . .. .. ..... . . . . . 270-4672 $ - Commercial . .. ...... I .... . 270-4674 S Microfilming Records . . ... .. ........ . 010-5019 S Energy Compliance Review . . . ... . . .. ... . 010-5017 f Calif. Seismic Safety Fee .. .. . .. .. . .. . . 010-2226 $ Disabled Access Review . .. . . . . . . . .. . 010-6018 f Hazardous Material Disclosure . .. . .. .. .. . . 010-5021 f Plan Check - Grading . . . ... ... .. . .. . . 010-5004 $ Grading Permit .. . . . . . . ...... ..... 010-4614 $ Electrical ... . .. .. . ... .. . .... . . 010-4612 f Plumbing ... . .. . . . . . . . ... . . ... . . 010-4616 f Mechanical . . . . . . . . . .. ... .. .. ... 010-4618 f Pool/Spa. ..... . . . . .. ... ... ..... 010-4622 $ San. Distr. 15 - Res. - $2350/unit . .... ... . 010-2405 $ San. Distr. 15 - Comm.- $470/1000 sq.ft. minimum $2350 (except additions) ....... . 010-2406 f San. Distr. 16 - Res. - $2350/unit . . . . . . . . . 010.2410 f San. Distr. 16 - Comm.- $470/1000 sq.ft, S minimum $2350 (except additions) ... .... 010-2411 San. Distr. 17 - Res. - $2350/unit . . . . . . . . . 010-2415 f San. Distr. 17 - Comm.- $470/1000 sq.ft. minimum $2350 (except additions) ... ..... 010-2416 f Fair Share (Circulation 6 Transportation Fund) SJHTC Fees . . . .. . . ...... . , . 260.6901 f, . . . 010-2211 $ Deposit Fees (Refundable) ... . ..... ..... OID-2201 f Fire Department Fees (See Schedule) ... .. .. . . 010-6055 S (f/tranttlpl2M) 71Qleo Is 'oe -" -- - -- -- n- - --- -- - ---I I � e b i JZ006_ --- 01, -- -- - = - - --- - - -- --- - - - - - -- -- - --- - I I V, I v 222n VNIVE"ITY DRIVE SIIIEE 209 FIEVVPORE BEACH, CAIIFt'JINN, 92661 714 574 1725 FAA 714 57d 1789 ARr ItITECTUIE AND MIEvl'JR Dt iuS rr June 10, 1997 Faysal Jurdi Building Department CITY OF NEWPORT BEACH Address II Place, Write out State Zip Code Re: HOAG MEMORIAL HOSPITAL PRESBYTERIAN Lower Campus Gas Flare Plan Check P/C 158.97 Resubmittal Client's Project No.: 1253.29 Architect's Project No.: 1406.00 Dear Faysal: Earlier this year, Hoag Hospital submitted plans for the gas flare to the City for plan .check. ,Shortly after City comments were received, it was decided that the gas flare would,be better suited to the far west end of the Lower Campus Parking Lot rather than its present location near the Child Care Center. The enclosed plans represent the new location and yard configuration. The basic operation of the flare originally submitted has not changed. So, plan check comments received from the City and Sepich and Associates ( the 3rd party pian'checker) still apply and have been addressed. If you have any general questions, please call me at 714/574-1325. Technical questions should be directed to Mike Maronta at Hobbs/Bannerman, the engineer for thb project. He may be reached at (310) 404-6565. Sincerely, TAYLOR & Michael K. N Principal Acting Projei ARCHITECTS Manager for Hoag Hospital JS/mm v ' Enclosures: Construction Documents and Plan Check Comments cc: Leif Thompson - Hoag TAYLOR d ASSOCIATES A RC HI EEC ES J t WAGNER PACIFIC, IN* 201 E. Yorba Linda Blvd. PLACENTIA,CA 92870.3418 (714) 993-4500 FAX (714) 993-6837 • . .IN W, 0 1 AI WE ARE SENDING YOU Attached ❑ Under separate cover ❑ Shop drawings ❑ Copy of letter q}/Prints ❑ Change order ❑ Plans LETTEF, JF TRANSMITTAL DATE RE: ❑ Samples following Items: ❑ Specifications THESE ARE TRANSMITTED as checked below: $]/For approval ❑ Approved as submitted ❑ Resubmlt_copies for approval ❑ For your use ❑ Approved as noted ❑ Submit copies for distribution > ❑ As requested ❑ Returned for corrections ❑ Return corrected prints ❑ For review and comment ❑ ❑ FOR BIDS DUE 19 ❑ PRINTS RETURNED AFTER LOAN TO US REMARKS Ty'B 37/%%4.0 gG R g NA 14APQOZIAL COPY TO M940SOOD084M W7 SIGNED: If enclosures are not as noted, kindly notify u�. r LEGEND HEIGHT ZONES OTHER DESIGN ELEMENTS ® TOWER ZONE —MAXIMUM BUILDING HEIGHT 23S ABOVE MEAN SEA LEVEL FqFol ACCESS MIDRISE ZONE— 140 IA90VE MILEAN SEA LEVEL. DING HEIGHT INTERNAL CIRCULATION ®PARKINGZONE— MAXIMUM BUILDING HEIGHT 80'ABOVE MEAN SEA LEVEL EXCLUSIVE OF ELEVATOR TOWER. L; OA ACRE WEWPARK BUD -AREAS A,B,C,FANG G -NO BUILDING SHALL CAMPUSZONE— EXCEED THE HEIGHT OF THE EXISTING SLOPE OR THE RANGE OF MAXIMUM BUILDING HEIGHTS INDICATED. SUB -AREAS 0 AND E - MAXIMUM BUILDING HEIGHT 57.5 FEETABOVE MEAN SEA LEVEL E] BUILDING HEIGHT SUB AREAS 45 TYPICAL RANGE OF BUILDING HEIGHT. ABOVE PROPOSED GRADE TYPICAL GE OF MAXIMUM (65J BUILDING HHEEIIGHTS, MEAN SEA LEVEL (MSL) +72 AVERAGE SLOPE ELEVATION 10%OF FRONTAGE ALONG IJNEAq WEWPARK WITHIN ZONES A`AND B, 20* BUILDING E SHALL PROVIDE OPEN VIEW CORRIDORS BETWEEN BUILDINGS 2W WIDE 0-52ACRE1NEAq W.F.) 052ACRE (22480 S.F.) 028 10' MINIMUM BUILDING SETBACK SERWCE ACCESS ._ POWERPLANTIE CENCY � �' ''::`:•• •••••••_••• l[T00 11UF KING \:: •./.:' .i.:::. •:::::::::::. EMERGENCY DNION ` •. "l.:ti:iG "::::::::::::: BUILDING 1 EDGE OF OR PARAL EXISTING BUILDING, ROT / � V r' / 4 r '":\ (9�} �^^I^/lam^--( HOAG MIBTST ING CANCER .��' . .-� 1 ` ±19 '• �`�•. / _""". ' '-�'6Y Y`} r Til' ^ ' i CENTER t:. '`y. ✓. ` �� - ' V sxe ay - -. _,.r'�' �� ((>3 S _.^".^ �?'�= _\• 13Z.S `i ,1•• E - 1 • `. '•�^�_�--3E- AVDAIEr _3 ,;---". �c�.-.` , ENTRY ,� -���' �V✓ 1 / "�,$ \ (B7k(B31 ry .. / ��/ ✓' ti _ J 1 ." i.� 1��,;:.r :-_' ".i i _ r (§ZF-�"� � .sea .su1 _ /i - / . P 4 --� I � � .t•? . /{; v T, i.No BUILDING sEreifceT--��� �'�— _ �• .�" C(�C,s' 1 /i��C.��l-� 32 PU/ l f BLICPARKING 1, �' i `'� ---T_ ___—'.—� �J.�� —II �_1 ! .,I F •t-�2( ^�...^-i — "• ` _`"ff^__' (62) (57) 1 ±152'•_` 2 25-_— j• f(/ (53 37 .. �.. s.... ._—. a -. � .,_ —' -.. •._ ta_ �.c'-_. •� �:_..�_- S MNIMUM BUILD INC SETBACK SIGNALIZED 1S MINIMUMIBUILOING SETBACK �( DEVELOPMENT CRITERIA PLUS ARTICULATION AT 5S AND 6S PRIMARY ENTRY PLUS ARTICULATION AT 20' AND 2S HOAG MEMORIAL HOSPITAL PRESBYTFRieni '•�• ,-MINIMUM BUILDING SETBACK I Jfr; fr! BUILDING EXHIBIT 3 MA 1C Id LEGEND HEIGHT 7DHES OTHER DESIGN ELEMENTS ®TOWER ZONE - MAXIMUM BUILDING HEIGHT ACCESS me 23T ABOVE MEAN SEA LEVEL MDRISE ZONE- MAXIMUM BUILDING HEIGHT 140' ABOVE MEAN SEA LEVEL. ® KMRNAL CIRCULATION ®PARKWGZONE- MAXIMUM BUILDING HEIGHT BU ABOVE MEAN SEA LEVEL EXCLUSIVE OF ELEVATOR TOWER, ® O.8ACREVIEWPARK LOWER SUB- AREAS A,B.CF AND G- NO BUILDING SHALL CAMPUS *ZONE EXCEED THE HEIGHT OF THE EXISTING SLOPE OR THE RANGE OF MAXIMUM BUILDING HEIGHTS INDICATED. SUB-AREASDANDE• MAXIMUM BUILDING HEIGHT 57.5 FEETASOVE MEAN SEA LEVEL ElBUILDING HIDGHT SUB AREAS EOS TYPICAL RANGE OF BUILDING HEIGHT, ABOVE PROPOSED GRADE (65) TYPICAL RANGE OF MAXIMUM BUILDING HEIGHTS, MEAN SEA LEVEL (MSL) +72 AVERAGE SLOPE ELEVAT*R O_.2` ACRE (22480 SF.) CONSOLIDATED VI 028 ACRES (12368 / / • V Q NO BUILDING S( / 47 , PUBLIC PAhKING t • \ `\. % / /��_—r:— - - _.. _ s i-: - f � DEVEL OPMENT CRITERIA HOAG_MEMORIAL.HOSPITAL PRESBYTERIAN__- 10X OF FRONTAGE ALONG UIEAR VIEWPARK WTOON ZONES A AND e, SHALL PROVIDE OPEN NEW CORRIDORS BETWEEN BUILDINGS / POWER PLAN(/EMEFtf.'EIfC OR PARA E OR AIUU EIQSTIRI I BURRING, GRIT /0' MINIMUM BUILDING SETBACK ..-- ... PRIMARY ENTRY n 1u WAG - J CANCER CORER n5Z 25 • - 3A 1 (45) .. S WMMUM BUILOWG SETBACK SIGNALIZED 1S MINIMUM BUILDING SETBACK PLUS ARDCULATION AT SS AND 6S PRIMARY ENTRY PLUS ARRCULATION AT 20•AND 2S caw May 26. 1992 I ow(Brr a MAFA I 11W t 15 PLANTING NOTES 1. MAINTAIN A QUALIFIED SUPER': SOR ON TIIE SITE AT ALL TIMES DURB:G CONSTRUCTION TIIIiOUGU COMPLETION OF PICK-UP WORT - VERIFY AL' PLANT MATERIAL QUANTITIES PRIOR TO INSTALLATICN. PLANT MATERIAL QUANTITIES LISTED FOR CONVLYIENC- OF CONTRACTOR, ACTUAL NUMBER OF SYMBOLS SHALL HAVE PRIORITY OVER QUANTITY DESIGNATED. 3. FURNISH AND PAY FOR ALL CONTAINER GROWN TREES, SIIRUIIS .AND VINES, INCLUDING SEEDED AND SODDED TURF, HYDROMULCIES AND FLATTCD GROUNDCOVERS. RC RSMNSIULL AND FAY FOR: PLANINNG OF ALL I'LSNr MATERIALS: THE SPECIFIED GUARANTEE OF ALL PLANT MAIIJUAIS: TIIL STAKING AND GUYING OF I'Itt:LS ANU IIIL CONTINCOUS PROTECTION OF ALL PLANT MATTIRIAIS UPON THEIR ARRIVAL AT TIIE SITE 4. GROUNDCOV£R PUNTING SHALL BE CONTINUOUS UNDER ALL TREES AND 1TIRUS MASSES AS SHOWN ON PLAN. 5. ALL PLANT %tATERIAL SHALL BE SUBJECT TO APPROVAL BY TIIE L.ANNDSCAPH ARCHITECT AND/OR OWNER PRIOR TO NSTALLATICN. 6. ALL BOXED''REES SHALL BE S tF FrTFD AND SPITTED BY THE LANDSCAPE ARCHITECT OR OWNER'S REPRESENTATIVE. 7, ALL VINE RUNNERS SHALL BE INSTALLED WMI THE NURSERY STAKES REMOVED AND VINE RUNNERS SHALL BE ESPALIERED TO THE ADIACE:TT WALL 9. ALL SOIL PREPARATION SHALL BE INSTALLED AS PER THE SOIL AGRONCMY REPORT TO BE PROVIDED AND PAID FOR BY THE SUBCON7ti ACTOR. THE REPORT SHALL BE IMMEDIATELY FORWARDED TO THE LANDSCAPE ARCIRTECT UPON coMrtrnoN. 9. TILE SOIL AMENDMENTS SPECFIED ARE FOR BIDDING PURPOSES ONLY. PROVIDE FOR A SOILS AGRONOMY REPORT FROM AN APPROVED SOILS LABORATORY AND/OR ANY ADDITIONAL SPECIFICATION PROVIDED BY THE LANDSCAPE ARCHITECT FRIOR TO INSTALLATION OF PLAN' MATERIALS. 10. FOR AREA TO BE LANDSCAPED, THE FOLLOWING AMENDMENT SHALL BE UNIFORMLY BROADCAST AND THOROUGHLY INCORPORATED BY MEANS OF A ROTOTILLER OR EQUAL . M(N-1I7 PER I COO SQUARE FEET 4 CU. Y--S. NMROGEN STABILIZED ORGANIC AMENDMENT DERIVED FROM FIR SAWDUST OR CEDAR SAWDUST. 15 LDS. SOIL SULFUR 15 LBS :2-12.12 T•ERTIUZER 11. THE PLANTING PITS FOR BOXED TREES SHALL BE EXCAVATED PER THE DI -AILS INDICATED BELOW. THE BACKFILL MUC FOR USE AROUND THE ROOT'BALL OF ALL. TREES AND SHRUBS STIALL CONSIST OF THE FOLLOWING FORMULA- 6 PARTS OM6TH'- SOIL 4 PARTS BY VOLUME ORGANIC AMENDMENT PER ABOVE SOIL PRZPARATTON I LE.i C-.YD. OF MIX 12.12-12 COMMERCIAL FFRTIL171=11 2 L13S.,', YD. OF MIX IRON SULFATE 10 LOS,-U. YD. OF MIX AGRICULTURAL GYPSUM 12. THIRTY (30) DAYS AFTER INSTALLATION ALL LANDSCAPE SHALL- BE F:RTIUZED WITH BEST FERTILIZER COMPANY Ib 6-8 OR APPROVED EQUAL APPLIED AT THE RATE OF SIX POUNDS (6 ;_BS.) PER 1.000 SQUARE FEET. FERTILIZER APrtJCAnO*4 SHALL BE CONTINUED TIIERE.M-rER AT MONTIILY IN'ERVAL_', 13. FOR ALL SL:KCD TREES, SFC DETAIL X. SIII:I-T L L 14. FOR ALL 3e- 3OX TREES. SEE DETAIL Y. SIff= 15. FEITILIZER'ABLI:TS SI IALL BE AGRIFORM, 21 GRAM TABLETS (20.10.5) IN QUANTITIES AS FOLLOWS: 1 GALL'1N SHRUBS 1 5 GALLON SHRUBS AND TREES 3 15 GALLON SHRUBS 4 15 GALLON TREES 5 BOXED lit M- I PER 4' OF BOX SIZE PLACE TABL_MS AT HALF 'EHE DEPTH OF THE ROOTBAL.L u v PLANTING LEGEND ABBREV. BOTANICAL NAME TREES MEL QUI MELALEUCA QUINQUENERVIA Ibs/acre HYDROSEED MIX CONTAINMENI STRUCTURE COMMON NILME 7 Eschscholzia Californica California Poppy 5 Lobularia Mari!;ma Sweet Alyssum 3 Gazania Splendens Gazania 7 Lupinus Succulentus Arroyo Lupine 5 Cistus Villosus Rock Rose 2 Artemisia Pycnocephala Coast Sage Brush 3 Atriplex Semibaccata Creeping Salt Bush 5 Baccharis Pilularis SSP. Consanguinea Coyote Brush 5 Encelia Californica California Encelia QUANTITY SIZE NYNI205r_rN 4�1 _/3GG 3�Z IRRIGATION LEGEND IRRIGATION NOTES L ALL MAIN LINE PIPING AND CONTROL WIRES UNDER PAVING ' SIIALL BE INSTALLED IN SEPARATE SLEEVES MAIN LINE SI FGVE SIZE SIIAU. BR A MINIMUM OF 1IVIr r (2XI TILE UTAML•IL-A OF 171E PIPE TO BE SLEEVED. CONTROL WIRE ' SLEEVES SHALL BE OF SUFFICIENT SIZE FOR 'THE REQUIRED- , NUMBER OF WIRES UNDER PAVING. 2 -AIL LATERAL LINE PIPING UNDER PAVING SHALL BE PVC SCHEDULE 40 PIPE NU SIIALL BL INSIALLLU PRIOR TO PAVING. 1 PIPE SIZES SHALL CONFORM TO THOSE SMV#W ON THE O DRAWINGS NO SUBSTTRfTTONS OF SMALLER PIPE SIZES SHALL BE PERMITTED, BUT SUBSTITUTIONS OF LARGER SrLFS MIRY in BE APPROVED. ALL DAMAGED AND REJECTED PIPE SHALL IRE y • R4.EMOVED FROM THE SrTE AT THE TIME OF SAID REJECTION. Y ' . StALL ALL TFIIE OR �CONON N •IIPNG � . � W O •n BETWEEN POINT CONNECTION AND TIIE 3 BACKFLAW PRL'VENT1att AS PER LOCAL CODES G] L) < A 3 FINAL LOCATION OF THE BACXFTAW PREVBNTE'R AND ' AUTOMATIC CONTROLLER SHALL BE APPROVED BY OWNER'S AUT HORMED REPRESFMATNE- a 6 VA VAC ELECTRICAL POWER SOURCE AT comoI r Ev LOCATION SHALL BE PROVIDED BY OWNER THIR YTRIGATTON CONTRACTOR SHALL MAKE THE FINAL CONNECAON FROM THE ELECTRICAL SOURCE TO THE CONTROLLER �/• I. ALL SPRINKLER HEADS SHALL BE SET PERPENDIOJLAR TO I I I FINISH GRADE T.Rd EMS OTHERWISE SPECIFIED. S FLUSH AND ADJUST ALL SPRINKLER HEADS AND VALVES FOR OPTIMUM COVERAGE WITH MNUAAL OVERSPRAY ONTO -y WALKS. STRFE-rS, WALLS ETC 9. TWS DESIGN IS DIAGRAMMATIC ALL PIPING, VALVES, ETC- �' H SHOWN WITHIN PAVED AREAS IS FOR DESIGN CLARIFICATION Q-3 ONLY AND SHALL BE INSTALLED IN PLANING ARCS WHEREVER POSSIBLE LOCATE ALL VALVES IN SHRUB AREAS. I„ 10. IT IS THE RESPONSLBILrrY OF THE IRRIGATION CONTRACTOR A Z TO FAMILIARS HIMSELF WITH ALL GRADE DIFFERENCES, )S LOCATION OF WALLS, RETAIMNGOR IFS N WALLS. STRUCTUIDUTTLITIES. fy IN, REPLACE_BY HIS WORK. COORRDINATE EPAIR HIS WORK WITH OTHER COITEMSGNTRACTORS 4 A-t 23 FORTIIE LOCATION AND INSTALLATION OF PIPE SLEEVES AND I" LATEI ALS TTIROUGII WA11S UNDER ROADWAYS AND PAVING, hl"C r I / IL THE SPRINKLER SYSTEM DESIGN IS BASED ON A MINIMUM � OPERATING PRESSURE OF 75 PSI AND A MAXIMUM FLOW • DEMAND OF Z5 GPM. VEMFP WATER PRESSURES PRIOR TO CONSTRucnd-PF - REPORT ANY DIFFERENCE BETVEE*1 THE l(1 WATER PRESSURE INDICATED ON THE DRAWINGS AND THE ACTUAL PRESSURE READING AT THE IRRIGATION POINT OF CONNECTION TO THE OWNERS AUTHORIZED REPRESENTATIVE 1Z. DO NOT WILLFULLY INSTALL THE' SPRV4VJER SYSTEM AS _ SHOWN ON THE DRAWINGS WHEN IT IS OBVIOUS IN THE 3 FIELD THAT UNKNOWN OBSTRUCITONSN GRADE DIFFERENCES - OR DIFFERENCES IN THE AREA DIMENSIONS 9X15T THAT MIGHT NOT HAVE BEEN CONSIDERED N THE ENGINEERING. SUCH OBSTRUCnONS OR DIFFERENCES SHOULD BE BROUGHT TO TIIE ATTENTION OF 111E OWNER'S AUTHORIZED REPRESENTATIVE IN THE EVENT THIS NOTIFICATION IS NOT PERFORMED. THE IRRIGATION CONTRACTOR SHALL ASSUME d FULL RESPONSIBILITY FOR ANY REVISIONS NECESSARY. a - U. ALL. SPRINKLER EQUIPMENT NOT OTTLERWISC• DETAILED OR O SPECIFIED SHALL BE INSTALLED AS PER MANUFACTURERS 4' ' RECOMMENDATIONS AND SPECIFICATIONS 14. REFER TO SPECIFICATIONS FOR ADDITIONAL DETAILED ' INFORMATION. TREE TRUNK (TYP) rC-rA7'E VALVE 1 / i B41-1:2-ria4vE t A7�vV577A"&1A4V697?0N MA11VZv"NE. ,4f7f�i�! .4 ✓ 5 �/o�✓�/- P��4L.GL 7n f7il.410 �iv�^Y ae - A-r 28 GPM AVAILABLE 75 PSI'MIN STATIC PRESSURE(,¢,�uieE.O� SYMBOL MFG. MODEL NUMBER/DESCREMON PSI GPM RADIUS N0771 F REMARKS \V/ • RAINBIRD 1402 BUBBLER RAINBIRD 1812-SAM-PRS STREAM SPRAY, 180- m .S 30 1.6 — 14 FT — 22H-SS SEE DETAIL SEE DETAIL P G V RAINBIRD 1812-SAM-PRS STREAM SPRAY, 180- WIPCS-1090 30 .9 12 FT 22H-SS SEE DETAIL RAINBIRD 1812-LAM-PRS STREAM SPRAY, 90 - W/PCS-040 30 .4 12 FT 22QSS SEE DETAIL W RAINBIRD 1812-SAM-PRS STREAM SPRAY, 180- 30 1.6 14 FT 16HSLA SEE DETAIL \1/ RAINBIRD 1812-SA14I-PRS STREAM SPRAY, 180- W/PCS-125 30 L3 12 Fr 16Q-SLA SEE DETAIL RAINBIRD EFB-CP-PRS-B REMOTE CONTROL VALVE; SEE PLAN FOR SIZE SEE DETAIL G RAINBIRD 33D-LRC, 3/4" QUICK COUPLER SEE DETAIL H O RAINBIRD ISC-8-B+ PEDESTAL MOUNT CONTROLLER 5EE W-TAfL I ►r NBCO T-113 GATE VALVE, LINE SIZE SEE DETAIL N APPROVED PVC CL 315 MAINLINE; SIZE 2 AND LARGER SEE DETAIL p APPROVED PVC SCH. 40 MAINLINE; SIZE 1 1/Z- AND SMALLER SEE DETAIL APPROVED PVC CL 200 LATERAL LINE; SEE PLAN FOR SIZE SEE DETAIL = APPROVED PVC SCH. 40 SLEEVE SEE NOTES 14? VALVE/CONTROLLER SEQUENCE E:::GP.%4 VALVE SIZE i SCALE: 10 = 10'-0* Z a o� LU g t- w m rn 5. (n d F J Z' Uj a a a x E- cc Q LL 2 U) W N C7 C'3 TO Z J CL z 0 V 0 Z P Q a f ,, ■ •l I �i • 0"2878-0 ` - - 5HRUb HEAD G{t 01,1601.0rt. `ADE�VN-K, C1aii8, -- 71DrW/+LIS. QJ(ji, aTc. '54PelV,'kLK, C1Jp4E>, Cjr- FN15N 6%IuJD HI -POP .PW HW. '/Z' I -PVC SGH. 60 ►•llff;,LE WTZT` Rpp-UP Hrw. N All M vF ewlew auC to rtr PAP-Ir( 5PR4Y wrNp, C�vE ..iiRLsi lG Fu e5H SRroe rrvj AU. AeUve F +sH OKAPE, n. o _ r WALL FENCE, PINI6H �W . cou COL, VANc +i. PE 661 Y hlPL%Ibi O� ABOve FINISH OrIGE -tU� BEcoMeS E Q�e 11 EECoh1 6 FINISH _ FINISH q�`ve. '' ,fin 'a �Tm . -F!N15H 6(Z+DC' r d.. - !bG 5;�. 00 ?P.G .�eTFi P+s ' NO 5GI • IPP6Z; �IENW1I PS �I�vIRBD. loll kv �,Ppwe; s'd 4 ' W' ASSGra. i 00 'm K/ PaO.�IRrE.�. MPf�i.✓`ac S'�'ety;' �i.. `PvG SG++. 40 SL..• .J N kJ'F1-DP,e1N WLVE. =h'*� $TPta"r(' b+.l.. -P1/G SC.1. 40 9,..i.. j t 1� PVG 5OH, 00 'VIPP'.S. � ' I MG i1.4s�•N+ PVC LA7F4;i'L LfNEr _6 P1/G 6C+1 d0 rIaPP3. bwe -M�•�'X gT1�i �..• Pvc LrTMRA L4E SIRW a.,,., -PVc l.;�eRoLLIN= rrmNe. o*,�abaT �.:.. P� LOKMPAL LNE PVc lf*TFR"�- UNE hTTIryS• e, y�'fEPAL LINE �IjflNb, r/ZI x'rGf 6l,V �>j1TL sTPK>'. Pc Lo<r #*L LNE. UNE IN6• P V� lA? - f�TT Fvc LATIe�►L L1ne FlmN6. I PVc V►"�L LNE TURF POP M SHRUB MP-W SHRUB SPRAY/BUBBLER IMPACT/ROTOR ON RISER ROTOR POP -VIP TO MA�Gh1 PI�Ib• iJel-K� Cd1�0. PjL' TW L04f�0,g91AL I1­15'IPL.I 5r-_ MFO'S, MPNwnL AL WI(ZN6 P'Q SAL Q�DE• IN51TlJGj1lMS. SrDE'I+YyK, Cxrft9, E'jC• 19' eTpgA •r 9H(�b E, - 14LL Wfe %ALL be rMA iEP AMEjLK Na 10-IW-AEI PI.AS71G VALVE Pox W/ NO. 10- oX - a'41 -441014 ="..fL `W.V& wlrl LOCraNB VINYL cnveTe, d Tir _L ALL � MI4N6 � CCroe ~Z~ s "-Up Hf=AD• pelk Lzd^L Cape. WAWAOH ORPEN Lx"d ClA". {- � } FrNt9H ��• 31 Y c I I j10N GK.HDWpzCANr+11!11 'fLs IN r.�jf+oL VALVE' 1 I�IQ�T10N Q�N(P4LLE�. ,LEA. _+C "� �� � =� '_A" rl fISH 6MD v'1vE Dvx CIO Wf�PS ApoLty A Vsf� pm. PSG M•KP APA Oj�. P�'C 5GM• oo NI�'LEC'(yR). ;.. ?: o: ___ � R90k7ION C NTjzOlLFft FWL77,PL; NsTrLL .I' ryurl. N CaNc FGtrlpvo. I?OV/C N6 aw�L CD}JDl,1Fr 31 �G +fr• A Lt1D VPLvf' Bfhc 7O SA+rP pB•15rry A5 LrV6nf4bED SAL• I ��yPL qy rl bLv. "pL�rJer�Le•K4 caglgoL WIRE. t!t O ) RCIR� I�`�• ml`MON wl(�• �fz I` �t Fvc Sal. Co 4frtE. 2i4". 5►L�'(2). x SjPeeT eu- C�. = w, ;v g Pvc SA+.�o '1•T 611. 5.4r4, Pen WVE'L; IGV. Fr. MN. - dY66 L/�16i%1 rMi peal pip, I� t e, 3�MN• d °+°4� 4F CGiJC. TyPIC.eL (twjlrLS. FtN191 16(i�p�. to Pvc Scu. eo rhppi a, T° r 5 r o•nzoPFb. I --�I - M-611111"u- 5... _ - Q e imt s 2y troLT uP DrRecr 6uRjAL ►+�I,�s (FE aNTFOI- b <... Fvc L/Te+eAL LINE:. a o. L rvC I 6M�S CTo a Pvc l,Aj AL LINE iiTP N6. n, Fvc SLIP F�7PNe. MZICPA N MA1r�L INE. a o. II V tan LVrF� ON KIP-= pwa "KINE P MHO, 14 IG f ' IG m CIA V CAE FOOTNe. v „ ` A4tp-P"rj V/V�C• _ Tf - WIFzS, i s T"Z Ills, i I?D vnlr H�Ra N r�NaJfj F r wt44L, Z} vAe' WgWI6'p Pie SGr+. 40 PVC NWNJNe. r sa► miL �1 rewaTF-COtij�l- 1�+lveS. � F x Rt ax y�.eT el-L- • e..' ELL . GEAR ROTOR POP-UP REMOTE CONTROL VALVE Aw OUICK COUPLER ' PEDESTAL MOUNT CONTROLLER J WALL MOUNT CONTROLLER W)PW urn! ; WNk- StZe'.' N z. N5�'lL f'eR tlX.A1. COl7f?w„t Gf A80« H19HEST HCAP IN s F GL.1C!-`D ess btiPlfiEIL lo�'PL f30unD P( ASj1G V/1LVS BOx WITH vcKW9 Cavell- BY At.'6Tt-m OR wwSLOVU• uQERAL MAN suwtr LATERAL 120 Vtxr VMNO r---- srMF M / I c N �E APPR.Op v=D E39L•AI• -, ago VVFSQ P•vS c., c' I. 00 . 3' • UH,T I �[� �GaPP Nett � 6 �+�EP ELL. 'Wf6' $j}4�IN!{zy _ I P aF�, wlsH e. r -�..,. .r t f Y �- • � --r--- Mttx ._ P+'vNPiIPD SEflleS A'Tf"bSPHERIC I O E IZM. U 1 I EMI e►ucF+ PF{EVENfepif IHS- LL PEA ODEa,vl coo �. ^Dove HIeHEST PLOWRAW I I --•- UPPER E eC ). � � !�'E 14 eaTF vA•LVE, LINE SIZE. `"�` ® r..�H �` " H 575�EM • PAIHT• APi le 4ka I ►'4I0`i(�T') 11 t z WLvE PjOx Ex7eN510N, LENd"TH H»L FI,S15H OLADE, _ iv �� (i ISH e(a�0e. � z = I Ifi REtSiuIRED. II - � n'i�Le /�DAf'ioR• I I PF.V�G. HO.8CoU�SIZ,EL)E. N6iH A9 1cIN. !, tJSIRCE NN2I i FVG M+NLN 1b SY5?p 4.E Ap&rreKCONDW no waVnu..+.0 r N .i; , I!Itl Isr(1oN hWNLNE jfl 4jg1LRvFi. M&I /Y b' S • ' u o.. I yI Z!1 PF� 6w.VE.; I FOOT LOCAL COOL ALL ,...,E SMALL Iff To caiTPoL vA v� a p�c MALE AAU(5165T 10PA xl�"¢NjST 6l.CK iUB1G MIN. e�°Ym. seN, oo nIPpE, PVF L&4&TN A5 PE6W' f �:A C UN6 SIZt=). .; 'LAM 9�55 ELLS 111 56i. GY�tyC• 17( PASS ELL If ►6�ibrl t�MWLt fi'V'� RaG t I a bk2;F- /'�L �h� g., � $10" .0 wne r.ovoe to �aor R K.� �V"" AT6TWLL'ga.' °' P.v.C. SCH. Ao K15CLINE 5175). IRFTION r1NNl WC F(i0►� P.O.G vlVt P ' BeL�.O1�1/�NISH69apm VE Z WfY►PS WMIL. •ALL c� f OIL Ar �'�i���� '1• -�P� SiiALL CA°�jSOF af'eP(1r16i Y o.e.o.w�...o ., c.s on r.0 a wa.co r.oa. fv�i' r`�.�� ej�A"riT ATMOSPHERIC VACUUM BREAKER PRESSURE BACKFLOW PREVENTER REDUCED PRESSURE BACKFLOW PREVENTER GATE VALVE O PIPING/WIRING 41 :�/P FlFr-- T�a 6o-P VALV t�; alar I' X'oNow TvecaF-rr. P.uw-LE.: . FILL W/ �,� 1I 6pP.vEL , �G scJ4,eo HIF ; l- &tH ,aSFEQID(2�. PISH 9 N. 40 Tx T Fvc s614. 40 Ma F- iz FRY, pErp 6f f COT54L _ pr' IIIII BUBBLER ALL 5 "A IFI� CAI... TfiEES SHALL ALL 5 f^A IPj 64-. i'gcas 5441.-L -12 F�4.. erk-v C--uYt-e �" Pj� UNe 4.ANR `W-�QF�_ IC � Fri B IV /iFv 7LRt YJC- -1�- Fj'�L-IHO 1,,AHR `�. Zt':p HfF STPIc� q4- Li � :9 = t ii Z14' ! o�-�E V-r-- A • S-jPI� c z � u,µY � - � F�Efl sPec,rter-Is psi � 7 /+G 1 �dGgiS F/,TI� IFI 6 �+Tl�fi /acJ✓ Wf7NFINb TTF _ _ yy1TM 3WH?B N_TJE'zI+ND W L Mour1D• F.PRTN Mourl(). TH 95 NTH rY�urlD. f r�,vF1 fit=, Fri; �h I ESE . Z" 2f -6� -•Ei FLtF..H W J PI�I'i'jll� TABI-e'T. 3-Z�I rnm PER 1 gg o�+L..•rI 4 �LI rA.m 1'FF� I�EtL. I�� EIS P� '//2� jH�DEPTk 1�� i / � �,� i 7• ., ( II '/ d I I �% II III /.ij(� � / •� PLPNI�I�6 T/�L ZI eT 3 - Am PER 5 b°�l. ak/ a -LI ara+�+ P�� IB6�1.-. P1[ E 1PFJ °1`� A7 '/Z } �DEPjFf � � IJ' ,d /.� 1 s 0 p ii I III N LECNt'K iO taT PER af' T}1E F'ooTt;+°LJ.CnrK� ?D•lo 5), / 1'� . �,/( "� (yd/)!�i. I 'ri w / 4 �F� S = /! Grz�'JIriA1 PccwrAl-L. c i r o?.eINAL °'I-L- • � 1' , I i//. , .:tia�, eA�• .• / -R.AtIT PR• -WCV- 1-1E• WIDTH r� Fes-jVA-, L FRE?p�� P.PGr_FI L;SEE NOTES. �N AT T +�'� �H_ WIDTH A4 R.t�rP.N-1 P FIT AT TrvYF Up, P,7t'T�P,tLL. SINGLE STAKED TREE DOUBLE STAKED TREE TREE GUYING 1 . N m z w ~ LLI cn LLB Un cc w Q 0 D U. ICE w (h Q 0 0 m Sheet: J :_Y' L=2 Of: Sheets lob #: 02-02878-00