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Home My WebLink AboutHOAG_NOTES_MASS_GRADING_TRACT_3852*NEW FILE* HOAG_NOTES_MASS_GRADI N G TRACT 3852 I 0 m E �F - 41-2� L, OUILDING/FINANCE TRANSFER SLIP 0 010-4610 Suildinq (Valuation) ... ; 010-4612 Electrical .......... ...... ; 010-4614 Grading ............. I .. . . f 010-4616 Plumbing ............. .... ; 010-4618 Heating . . . . . . . . . . . . . . . . . . ; 010-4622 Pool/Spa ............... .. f 010-5008 Special Building Fees .......... . f 010-5002 Plan Check - Building ........... t 010-5004 Plan Check - Grading ........... f 010-5000 Zoning i Subdivision Fees ......... ; 010-5812 Sale of Naps & Publications ........ ; 010-2405 San. Distr. /5 - Res. - $2350/unit ..... ; 010-2406 San. Distr. 05 - Cow. - $470/1000 sq. ft.. ; einiom $2350 010-2410 San. Distr. f6 - Res. $2350/unit ...... f 010-2411 San. Distr. 16 - Cow. $470/1000 sq. ft... ; minimum $2360 010-2415 San Distr. 17 - Res. - ;2350/4nit ...... i 010-2416 San Distr. f7 - Cow. - $470/1000 sq. ft... f einimmis $2350 260-SM Fair Share (Circulation 1 Transportation Fund) ............ f 270-4672 Excise Tax - Residential .......... f 270-4674 Excise Tax - Commercial ........... ; 010-2201 Deposit Fees (Refundable) ......... , f 010-2211 SWC Fees .................. ; 010-5055 Fire Department Fees (See Schedule) ..... ; 4921%blopl(p 4k,tt Ak-A I 11 M hf 6 ALO' 911,1V . BUILDING/FINANCE TRANSFER SLIP D ID 010-4610 Buildimt (Valuation) .... $ 010-4612 Electrical ... ....... . .... . f 010-4614 Grading ........... ....... f 010-4616 Plumbing ................. f 010-4618 Heating ............... ... _ 010-4622 Pool/Spa ................. f 010-5008 Special Building Fees ........... f 010-5002 Plan Check - Building ........... f 010-5004 Plan Check - Grading ........... f 010-SM Zoning t Subdivision Fees ......... $ 010-5812 Sale of Maps rt Publications ........ S 010-2405 San. Distr. 15 - Res. - $2350/unit ..... $ 010-2406 San. Distr. #S - Cotes. - f410/100d sq. ft. . minima $2350 010-2410 San. Distr. 06 - Res. f2350/4nit ...... f 010-2411 San. Distr. 16 - Comm. $470/1000 sq. ft... $ minima $2350 010-2415 San 01str. /7 - Res. - f2350/unit ...... f 010-2416 San Distr. /1 - Caw. - $470/1000 sq. ft... $ minimum $2350 260-SM Fair Share (Circulation & Transportation Fund) . . . . . . . . . . . . f 270-4672 Excise Tax - Residential .......... $ 270-4674 Excise Tax - Commercial ........... f 010-2201 Deposit Fees (Refundable) .......... f 010-2211 SJHTC Fees .................. $ 010-S05S Fire Department Fees (See Schedule) ..... $ 6-92f%btd"tip e or • UUILBINO/FINANCE TRANSFER SLIP 010-4610 Building (valuation) ... . Electrical ............... . Grading .......... . ..... . Pluebing ................ . Meeting ................ . Pool/Spa .......... ...... . Special Building Fees .......... . Plan Check - Building .......... . Plan Check - Grading .......... . Zoning i Subdivision Fees ........ . Sale of Maps l Publications ....... . San. Distr. 15 - Res. - $2350/unit .... . San. Distr. 05 - Cow. - $470/1000 sq. ft. . ainiow $2350 San. Distr. 06 - Res. $2350/unit ..... . San. Distr. 16 - Casa. $470/1000 sq. ft.. . ainisaas $2350 San Distr. #7 - Res. - $2350/unit ..... . San Distr. /7 - Can. - $470/1000 sq. ft.. . ainfiese $2350 Fair Share (Circulation & Transportation Fund) ........... . Excise Tax - Residential . . . . . . . . . . Excise Tax - Cosnercial .......... . Deposit Fees (Refundable) ......... . SJMTCFees ................ . Fire Departeent Fees (See Schedule) .... . # 46 To: Building Department From: Planning Departmenc�`� No Activity: In Plan Check: ✓ Active Bldg Permit: Public Works Noted: Re: Hold on Building Permit Final Plan Checker Notified: AddressA& /� ! Plan Check No. 3iv5_6- lv Planning Department Comments PRIOR TO RELEASE Of Building Permit Fi a Park Dedication Fee in the Amount of $ is DUE. Fairshare Fee in the Amount of $ is DUE. S.J.H.T.C. Fee in the Amount of $ is DUE. Coastal Commission Approval of Resubdivision Must Be Obtained. [ ] Parcel Map Recordation: Resubdivision No. Record date [ ] Use Permit Conditions of Approval: Use Permit No. Condition(s) No. [ ] After recordation of the map a building permit change must be processed with the Building and Planning Departments, PRIOR TO FINAL OF THE BUILDING PERMIT, to change the, description of the permit to reflect condominium construction, the fee is nominal and payable at the time of the change. Proof of payment of the above mentioned fees may be required at that time if not collected at -issuance of the original building or grading permits. f i th Units Demolished Units Built 5-.a CC: _Code Enforcement _Plan Checker F:\WP50\JAY\MEM\BP-HOLD.MEM rev 4-5-90 0 0 44r M M03MUM BUKDING SETBACK C •� �.O PRIMARY ENTRY �,r•�"� ... y ACV i J ALVEN� SERVICE ACCESS .... ••• : a<, .......... FffIGHT ES OTHER DESIGN ELEMENTS y, �... ' ® TOWER ZONE —MAXIMUM BUILDING HEIGHT ACCESS 23S•ABOVE MEAN SEA LEVEL No I .. .... .::.'....DRISE ZONE —MAXIMUILDI M BUNG HEIGHT ®MOERNAL CRICULATICH MIPOWER PLANT "::::•:... •• AB ABOVE MEAN SEA IEVEI. PARKMGZONE— MAX" M BUR-DMG HEIGHT BD ABOVE MEAN SEA 02 ACRE VIEWPARK ::.4 '•^.." LEVEL EXCI.USWE OF ELEVATOR TOWER. LOWER S- AREAS A,R,CF AND G-NO BUILDB�G SHALL ..'i'mom ..... ID CAMPLIS-ZDNE— EXCEED THE HEIGHTOF THE EXIS mSLOPE OR THE RANGE OF MAXIMUM BUILDING HEIGHTS INDICATED. SUB -AREAS DAND E- MAXMM BUKDWG HEIGHT 57S F(B=TABOYE MEAN SEA LEVEL. ENE , OR ALTO OF •_••:: EXISTING BUILDING HEN#Ii SUB AREAS ��'' F, L TYPICALRANGE OFPOSED G NEIL;fT[ ABOVE PROPOSED GRADE — TYPICAL RANGE OF MA)amm IMA DING M80M. MEAN SEA LEVEL (AI / Y... �]2 AVERAGE SLOPE ELEVATDL( "I OP FRONTAGE ALONG LBNEAR F-72_ SHALL PROVIDE GPM VIEWVIEWPARKWITIMMIZONESANAB. BUILDINGSETBACK �.r S�S�.• CORRIDORS BETWEEN BUAMNGS - M WDE LIWARVTEWPARK 032 ACRE N32AE0 SFa Adi'I 14 S .LNF+ . CONSOLIDATED � =y M ACRES n7]60SPa 39,.11 i i79 � No SULDRRG SELiA« 31 tJ i • ��. • v�i cry �I �'� L �,a'`"'%f r'.. '^'�"_ — ,__"'-"_' J a.42TA tc (511 I - I . rMWMBMLATION WACK PUISMIKIRATDNATSAN06r SIGNAI +rPTMMUNMMDMcsEreACK oC PIMLgRY FMAY �� PLUS ARTICULATION AT M AND YS• DEVELOPMENT CRITERIA ' �� .��. alM4.i.I_V_�7r1 1HL 1"rl C'Al T I tIAi�_ - BUILDING E7611W 33 May 26. IM M: Jn"a» 'rwn.� MFA l5 Cl 11 ■ Design 130 Vertical Lamp, High Performance, Spider ; Mount, Post Top, Round Luminaire for Medi41n to High Mounting Heights -400 to 1,000 Watt ❑ New i�vative stavailactor�hng iliitthhefefeweete indue! sbestavailable H wi I fixtures andpoles. ❑ The domed top, one-plecesppunaluminumhousinx'e. stylish reveal enhances andblends with the curvllfne§r shapes of contemporary architectural styles. 1 C3 Function oriented engineeringg andquaI1%tyconstruction reduces Installation and maintenancecoeb. I Distribution Patterns: Type VR Type VS type 3 Type F Consult page38-39 fbrapedlicphotomablcdata. Specifications: Neeslrp:Each Design 130 domed tap, one•pim, reinforced housing shall be constructed of heevy- geuge spun aluminum. There shall be no seams, weld beads or olher LeesprerakTMheavydutyrdled aluminum lens frame shall be hinged to the houslnp with twin stainless steal piano hinges and sacu(adwith tourflush mounted, vibration resistant, captive, screw rypefasteners. C�� a r Uses The convex thermal an shock roe (slant glass lens ahal I aealedrottretenslromeandaecure� whhsixrownerclips. Oa sl ttaskatters The lens shall to powerauPPbwlring r after the luminafre has been set atopllspole. Neflsetw lislimEacholecba- brightened, anodized and sealed aluminum reflactorshal I bamount- ad to a one-plece relleclor mask which shall be hinged to Mehaus- Ing for amof access to the ballast compartment. The reflector mask 8hammerlonespecular): 2) Type VR - rectangular distribution, ver- Ocal lamp, 10panel rellecto r (ham- mertons specular); 3) Type F forward throw distribution, hort- zontal lamp, die -formed reflector (specular); 4)Type3-asymmebkal distribution, hoilzamal lamp, ten panelrelisctar(seml•speculu),All pholomatilcdatasholl becerOfled by an Independent testing facility. Bell" All GWA ballasts +10% to •10% lamp power regulation) shallbstraymounledandsupplied with quick-disconmects.0allasts shall be riled for -20 degree F operation. Piolebt The fixture shall be ore- requlrsmenisfor over brusnad alum afauniformgraln. F1 • •r•ON3r++ Dimensional and Physical Data: DIMENSIONS: PROJECTEDAHEA(EPA): A 29W 2.80 sq. IL C 10.Or 0 3.50' E 12.Or WEIGHT; MAXIMUM LAMP WATTAGE; HPS IOOOW 79 bs. MH 1000W Ordering Information: t1 U NNa liutatlPLE: 1a•2WV**M10*W-0BbFD (Oiapam M r" dssoft "quoits in IN$ wmph) This arample 0lustrates the standard ordering sequence. Each put of the ordering number Is chosen from the appropriate column in the ordering�chart below. The number in the example designates A-D�Ng11 130 fixture, 29 Inch housing with spl_der arm ppost•top me untin vatica0y lamped Type a distributi0n, 1W0 watt high sodhim fusing. pg For 277volt CWAbeUast,dark broda orreh AM poleordering bdornutlon, a" pole Index page 44. Vpltt Flat gins W amiable upon request, Fitter (2.375'0,0.)x4.5r. For mounting topohs a r pipe tenon. Palo not included. See Pole 1 of Oatalog for Ordering details. ELLCT PL• PCT.Photo now CC CustomCoiors(s*a ) AN. Aaodka (Spetib Color) I It SWMalmseAV. Fr PaklLeg131 SRS•IN-AA •••• •••-•-••_••___ �.a.cwea+�eumwx.aanuexa 29 ;FROM DRVIDOVICH & ASSOC- Dimensional and Physical Dat: DIMENSIONS pn0hes): 0 0 A 20 28 28 20 26 20 8 70.8 10.0 for 10.6 10.0 10.0' C 8.28 3.50 4.70 10.25 3.60 4.T0 D NA UP 3.50 NA 3.90 0.50" F. t 2.5 12.S 19.5 110.6 11.7 12,0; F 6.25 6.25 525 - G 6.60 5.60 50.50 7 - - H (Pipe Q. D.) 2,373 9,376 2.876 - - t ltW W Arm* VPe With 1 a 2nxtwes mountod et 100% Mounting 2 30 M 901, or 3 or 4 NUM faquime 12e long extrudod aluminum um - LA pin optaM belar0 , WEIGHT (pounds): 1 20 129,25 129.201 D.20 130.28 130• 3s 61 81 40 e3 7FF; PROJECTED AREA (BPA- $4, Ft.); _ ItV-20 190.25 129.29 180.20 130d8 130• 1 Fixture 1.40 2.20 3.07 1.60 230 2-ss 2 Fixtures 3.20 4.40 8.14 - - - 3 Fixtures 4.29 5.10 7.08 - - - 4Fixlures 4 MAXIMUM LAMP WATTAGE: 120-20 128.28 129.29 130.20 130-28 13D.2i. HPS 180 730 1000 150 750 1000; MH 230 400 10DO 1 20D 400 1000: ORDERING EXAMPLE: 129.25-VR-HPS-750.277-D8-FD (Diaoram at right deebM811 sequence in this example,) This exempts Illustrates the standard ordering Wuer Part Of tin ordering number Is chosen from the appror 0190. with Ty" VR distribution, for use with a 7 277 volts, finished in Bark bronze, with options For pole ordering InfOrmatlon, see Pole Index. 08.02.1996 13-f P. 3 Daetgn 129 A D DOM 129 with llp Fitter }yI M t wF.-5MfM181PPltiPr sea7eQQPlp�ea3•ImPn Deslgn 130 A _-jo, 130.20 130 28 130.29 only LAMP TYPE LAMP WATTAGE PRIMARY BALLAST VOLTAGE FINISH OPTIONS &U o, v, r lvuw* • 10owa 120 NCWMNa(0"0inan[# 130 3,V,F 180W*: 150W*$ 209 UP r9Asml$I0Fhw 3, V. F 178W * 240 cws C1wWNtsre" 3 (Only) "0W 277 LA taw Arm rPr 2 Q W S P14 RICAL 28 VR, 1.3. F 250W 280W 400 SPOT P1xx td1Lrw** VR' 1,3,F 4DOW 40M Fo 8Ng41etw19CVWN VR' 1.3. F 75OW FPO DFD DolfdsAlq p2�4281V 29 VFI, VS, 3. F 76OW i000W OPTICAL: VR, VS, % F 1w0W 173W and smaller use medium craw 0004%- not avallable in 4�0V, led ISOW MH Uses Venture lamp with 175W MH BMW. esign 199 Mounting Options rlifift 711- Till. _ (slow" 1OP116NO Round Square 2.3i3• 0w�e�e! .1w NA A dMtMMw Adapxor Ade r Tdwn 8loftr &wkfet AL D � avtllxDN, -- - ra Gary , 4� I VA, ONaeA 01 J,II uot" o nuP. hit. %. Ii11310 MeheraAva. FrnnuM PNM, It 601df �1'aF'�I Mmr-IM71 A61.00fP rAxtMr)�s1.pM 0009 698 6M : •ON 3NOf1d 1 J-NUCICM 03dS S-0 INIMId E d WACIPM 9662.E 'UM f Pe Telephone _7 4• - 200 By:Genia Garcia, Associate Planner By:Marc�Myers, ��Assssistant Planner Date: 'T / /" % Address Districting Map No. Corrections Required: Land Usi CORRECTIONS* Mpp// ,�.. �� Plan check Not _36,5 9 346 BytChristy Teacue, Associate Planner No. Legal Descriptions Lot Block Section Tract Verify legal description with Public Works Covenant document required. Please and return to me. have owner'ssignature notarized✓ the t ache I Lot Size "'"- - l Zone No. of Units Allowed Proposed Buildable Area Maximum Structural Area (Area including exterior walls, stairway(s) on one level and required parking). x buildable area. Proposed Structural Area; x buildable area. Provide tissue overlay of calculations verifying proposed square footage. Open Space Area cu.ft. (volume of space equal to buildable width x height limit x six). This area must be at least six feet in and. direction (6'x 61x 61), and open on at least two sides, or one side and one end, unless otherwise specified in Zoning Code. Required Setbacks Front Rear Right Side Left Side Note: The following may not be permitted to encroach into required setback: Balconies Fireplaces Decks Bay/Garden Windows Other( Remarks: 1. Provide floor plan(s), fully dimensioned, showing all room uses. 2. Provide plot plan, fully dimensioned, showing: location of all buildings, and distance to property lines. distance from face of curb to front property line (verify with Public Works) second and third floor footprints (if applicable) all projections (i.e. fireplaces, bay windows), label distance(s) to PL(s) Height Limitation Measured from natural grade to mid -point of roof to the peak of the ridge height. Dimension all elevations from natural grade to: mid-point(s) of roof plane(s) Remarks: .. i" w n. • .. _ Code allows an additional 510" ridge(s) of roof plane(s). Label natural grade and finished grade on all elevations. Distance between buildings Maximum Coverago Required Parkins clear inside minimum dimension 9'-4" x 191 single space 171-6" x 191 two spaces 8' x 16, third/fourth space(s) Label clear inside dimensions of provided parking spaces Is demolition proposed? Number of units to be demolished Fairshare Contribution San Joaquin Hills Transportation Corridor Fee Park Dedication Fee ;telll I no il A919 4 ;4NJ* 11 ;Lelfw f 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 Committees Indicate Approval No. on Plans Modification required for Planning Commission/City Councils Use Permits No. Variances No. Resubdivision/Tracts No. Site Plan Reviews No. Amendments No. Other Public Worker Easement/Encroachment Permit Subdivision Engineer Traffic Engineer Approval of Landscape Plans significant Links Building Departments Grading Engineer Parks Departments Approval of Landscape Plans Coastal Approval Reguireds Exempt, Because Categorical Exclusion No. (C.E.O.) Effective Date (Notes Building permits may be issued 10 days following issuance of C.E.O.) Approval In Concept (AIC) No. (Notes File 3 sets of planes site, floor, and elevations) Waiver # Effective Data Coastal Development Permit No. Effective Date Miscellaneous 3. Chimney (and chimney caps etc.) heights permitted only as required by U.B.C. or manufacturer specifications. 4. Poole, spas, wallop fences, patio covers and other freestanding structures require separate reviews and permits. S. Association Approval (Advisory). Issuance of a Building Permit by the City does not relieve applicant of legal requirement to observe covenants, condi- tions and restrictions which may be recorded against the property or to obtain community association approval of plans. RENARXSs NOTE: It is the responsibility of the applicant to circulate their plans and obtain the necessary approvals from the departments checked above. If you have questions regarding your application, please contact me at (714) 644-3200. F0RMS\RES-20N.00R HOW HOSPITAL Hoag Memorial Hospital Presbyterian One Hoag Drive PO Box 6100 Newport Beach CA 92658-6100 Phone 714/645-8600 August 18, 1997 Ms. Genia Garcia Associate Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8916 Re: Hoag Project Number 1252.32, LIC Hoag Master Plan Subject: Paleontological Investigation, Lower Campus Parking Lot Dear Ms. Garcia: �t*ANNING ®EPARTMEN'tI '4%my Of NEWpORT BEACH rtiE➢a 2 6 1997 7 18191MIU112111213A15i6 A As you know, the Final Environmental Impact Report for the Hoag Master Plan contained a number of mitigation measures. One of these mitigation measures (number 22) relates to paleontological resources and states: 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 (emphasis added) institution with an educational and/or research interest in the materials. During the grading for the Hoag Cancer Center, paleontological monitoring was undertaken and the results of that monitoring were presented in a report entitled, "Final Report on Paleontological Monitoring, Hoag Hospital Cancer Center, Newport Beach, Orange County, California" (December 1989). That report documented fossils recovered during grading for the Hoag Cancer Center, and stated that the final repository for the recovered fossil material was the Orange County natural Histoiy Foundation. Enclosed is a copy of a report entitled, "Hoag Hospital Lower Campus, Newport Beach, Orange County, California Paleontological Resource Impact Mitigation Program, final Technical Report of Findings" (August 1997). This report documents the paleontological monitoring and fossil recovery program undertaken in conjunction with grading activities associated with development of the Lower Campus Parking Lot. The grading program for the Lower Campus Parking Lot extensively altered the majority of the manufactured slope on the Lower Campus (created by CalTrans during the 1960's when earth was removed from the Lower Campus for use in freeway construction). The Natural History Museum of Los Angeles County was given fossils recovered in conjunction with the Lower Campus Parking Lot grading program. The City's Paleontological Guidelines (Council Policy K4), in part, state the following: If determined to be necessary by the Environmental Coordinator, it shall be the responsibility of the landowner or developer prior to the commencement of land development to cause the proposed site to be examined to determine the existence and extent of paleontological resources... Based on the report and recommendations of the observers, the City shall take steps as are necessary to assure that any findings or sites are recorded, preserved and protected. These steps may include requiring the landowner or developer to incur reasonable (emphasis added) expenditures of time or money, encouraging the involvement of appropriate volunteer or non-profit organizations or acquisition of the sites by public or private agencies... A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OP HEALTHCARE ORGANIZATIONS uweaeaw 11 • Ms. Genia Garcia August 18, 1997 Page 2 Hoag Hospital is requesting that further paleontological monitoring of Lower Campus development not be required. The Hospital is making this request based on the following: 1. Hoag has undertaken two thorough paleontological evaluations and fossil recovery programs required as part of development of the Cancer Center and the Lower Campus Parking Lot. These evaluations have produced a sufficient data/fossil base to adequately document Lower Campus fossil resources. Additional investigations, as Lower Campus development proceeds, would result in a redundant effort. 2. Although the FIER for the Hoag Master Plan requires that paleontological resources go to an "Orange County" institution, the recovered fossils were sent to Los Angeles County. According to the Chambers Group, which prepared the paleontological report for the Lower Campus Parking Lot, no Orange County institution would accept the fossils obtained from the Lower Campus. Hoag Hospital should not be required to continue paleontological resource recovery if there is a lack of scientific institutions interested in any recovered fossils. 3. Council Policy K-4 requires that a landowner "... incur reasonable expenditures of time and money" for paleontological monitoring and resource recovery. A significant financial expenditure has been incurred by Hoag Hospital as part of the Hoag Cancer Center, and more so as part of the Lower Campus Parking Lot. Costs incurred as a result of additional paleontological monitoring would not be "reasonable." I would appreciate your review of Hoag Hospital's request regarding future paleontological monitoring in light of the above factors. Please call me if you need additional information or if you have any questions. Sincerely, Leif N. Thompson, AIA Vice President Facilities Design and Construction LNT:ksc Enclosure c: File: 1250.16-36.31-MM 22 Peri Muretta, Consultant Michael McLane, Taylor & Associates Architects File: 1252.32-36.31-MM 22.doc 3 REGALO DRIVE MISSION V I E J O. CALIFORNIA 9 2 6 9 2 1 4 1 5 8 8- 6 0 9 0 CJ @Chambers Grou P Environmental Consultants Scientists Planners Engineers Mr. Leif Thompson, Vice President Facilities Design and Construction Hoag Memorial Presbyterian Hospital c/o Ms. Peri Muretta, Consultant 3 Regalo Drive Mission Viejo, CA 92692 August 7, 1997 (5201) Subject: Archaeological Monitoring of Hoag Hospital Lower Campus Parking Lot Project Dear Mr. Thompson: As required by Mitigation Measure 4-1 for the Hoag Hospital Lower Campus Parking Lot Project, an Orange County certified archaeologist was retained to serve as Project Archaeologist, attend the pre -grading conference, and supervise the monitoring for archaeological and historic resources. I, Roger Mason, served in that capacity. I attended the pre -grading conference, held at the job site on July 19, 1996. At the pre -grading conference I introduced the Archaeological Monitor, Diane Reeves. I also informed the construction manager and the grading contractor that the Archaeological Monitor has the power to temporarily divert grading around any cultural material (prehistoric or historic) that is exposed by grading. Grading would be halted around the find until evaluated by the Project Archaeologist and appropriate mitigation had been implemented, if necessary. Grading monitoring of the upper three feet of the bluff was performed full time, and on the rest of the soil on the property, monitoring was performed half-time. The Archaeological Monitor was Diane Reeves, who has extensive previous experience monitoring for both archaeological and paleontological resources. She attended the pre -grading conference on July 19, 1996 and a safety meeting regarding the precautions to be taken with respect to the potential for hydrogen sulfide and methane gas on the property on July 23, 1996. Monitoring for archaeological resources was performed between September 9 and September 26, and the week of November 11, 1996. Corporate Headquarters Inland Empire 17671 Cowan Avenue, Suite 100 89201imanite Avenue, Suite 309 Irvine, CA 92614 Riverside, CA 92509 (7141 261-5414 (909) 276-8344 Fax- (714( 261-8950 Fax: 1909) 276-0923 e-mail: cgiirvinemaol com email: cginverdaol.com A Certified Disabled Veteran Business Enterprise (DVBE) 0 0 No cultural material, either prehistoric or historic in origin, was observed during monitoring. Mitigation Measure 4-1 has been successfully implemented and no additional work to mitigate impacts to archaeological or historical resources is necessary for the Hoag Hospital Lower Campus Parking Lot Project. Sincerely, .N.: ul' :A: : • 1' 1► Rje-'s J XeL4 -- Roger D. Mason, Ph.D., SOPA Project Archaeologist @Chambers Group® 0 CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658,8915 June 2, 1997 Mr. Earl G. Richards, A.I.A. Fields and Devereaux 116 North Robertson Blvd. Los Angeles, California 90048 RE: Temporary Trailer at Hoag Hospital Dear Mr. Richards: In answer to your request, and after review of the proposed placement of a temporary trailer in the emergency parking area, staff has concluded that the temporary use of a trailer for X-ray purposes is in compliance with the Planned Community Development Criteria and District Regulations for Hoag Hospital, and zoning regulations of the City of Newport Beach. As was discussed and stated in your letter, the temporary trailer will be in place for approximately 60 days, after which, the parking spaces at this location shall be restored to parking use. If you are in need of further assistance, please do not hesitate to contact me at (714) 644-3208. Sincerely, Ge-�ia Garcia ' Associate Planner 3300 Newport Boulevard, Newport Beach 0 0 hoag-2.doc Edwin and Helene Cowan 270 Cagney Lane, #311, Newport Beach, CA 92663 Telephone (714) 548-8054 May 5, 1997 Leis Thompson, Administrator of Facilities Hoag Presbyterian Hospital 301 Newport Blvd., Box Y Newport Beach, Ca. 92658-8912 Dear Mr. Thompson, REUC1VEU dy ,UNNING DEPARTMENT "ITY OF NEWPORT BEACH MAY 0 91997 7181911 01141A81415 6 We want the dust hazard created by Hoag mitigated, Dust from loose soil on your property is being sprayed in the air by winds that occur frequently in our area. The damage caused by this dust is unacceptable. We have lived at Villa Balboa since 1992. Prior to your excavation, we had no dust problem. The soil on your undeveloped property was sufficiently fertile to be held in place. Since your excavation we have been afflicted by insidious airborne dust particles causing breathing problems as well as property damage. The property damage is related to dust coating the interior of our home causing premature damage to our furnishings and painted wall surfaces. The dust must be constantly cleaned off at considerable cost to us. We have been told by Hoag that the dust problem is an "Act of Nature". We claim the problem has been caused by Hoag by removing and selling all of the fertile top soil on this acreage adjacent to our home. We ask that Hoag Hospital take immediate steps to correct this air pollution problem. Failure to promptly respond to our request will cause us and other residents to take appropriate multiple legal actions in small claims court. Hoag is in violation of Rule 403 of the air pollution district related to air borne dust migrating off your property. Photo evidence will be collected and dated when winds occur. The AQMD will be advised at the same time to re -inspect your property for rule violations. We hope that Hoag will be responsive by correcting this condition in the very near future. Please advise us how and when you will correct this problem to avoid further complaints. Ve74Edwi6Z � aPJA, � 1, Helene B. Cowan cc: 1)Villa Balboa Board of Directors 2)G#na Garcia, City of Newport Beach, Planning Dept. 3)Dan Russell, Inspector, AQMD 0 April 24,19997 Ms. Genia Garcia Planning Dept. City of Newport Beach 3300 Newport Blvd. P.O.Box 1768 Newport Beach, CA 92659-1768 Subject: Temporary Trailer,Hoag Memorial Hospital Presbyterian Dear Ms. Garcia: Hoag Hospital respectfully requests approval of the placement of a temporary trailer to be located in the emergency parldng area. Please refer to attached drawing A-1. The trailer will be used for patient X-ray procedures for a period of approximately 2 months beginning on or about June 1, 1997. The trailer measures 8'x 45' and is 360 S.F. New concrete footings will be constructed to support the load of the trailer and contents. A temporary electrical service will provided from the hospital main electrical room. This trailer will provide the same patient service during the period when the hospital remodels the existing procedure room and upgrades the X-ray equipment where this service is presently being provided. Please call should you require any additional information. cc: Leon Roach; Hoag, Steve Lopez, F&DA f:\projects\96066\docs\lettcm\4-24-97\G=ia.doe Hammel Green and Abrahamson, Inc. Architecture • Engineering • Interior Design 1201 Harmon Place Minneapolis, Minnesota 55403-1965 Telephone 612. 337. 4100 Telefax 612. 332. 9013 1 1/1 A �N �X • IoV/\ RE�Eiva BY WR MISDIUCTDR&NJ OM 26 March 1997 PLANNING DEPARTMENT 612/337-4344 CITY Of NEWPORT BEACH APR 17 1991 Ms. Gana Garcia AN�$�911p�yI)21112�3141516 Planning Department City ofNewport Beach 3300 Newport Boulevard Newport Beach, California 92658-8915 Re: Gamma Knife Installation at Hoag Hospital HGA Commission Number 1724.001.00 Dear Ms. Garcia: I have enclosed a shop drawing and schedule of events for the temporary hot cell that is going to be located in the small parking lot to the east of the main entry at Hoag Hospital. A small site plan is enclosed for your review. We anticipate that the contractor will require 30 days to construct the temporary cell, transfer the radiation sources, dismantle it and restore the parking lot. The general contractor will be pulling a permit on this activity in approximately one month. I need a letter from your department stating (for the OSHPD review) that this temporary use is approved under the zoning regulations in Newport Beach. If you have questions on our installation, please feel free to contact me. Sincerely, HAMMEL GREEN AND ABRAHAMSON, INC. Tor11 Peterso AIA Project Manager Enclosure TEP019H.WP6;ys • CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658,8915 April9,1997 Mr. Thomas E. Peterson, AIA Associate Vice President Hammel Green and Abrahamson, Inc. 1201 Hammon Place Minneapolis, MN 55403-1985 RE: Gamma Knife Installation at Hoag Hospital Dear Mr. Peterson: It was a pleasure to meet with you today. After review of the proposed Gamma Knife Installation, staff has concluded that the proposed temporary hot cell project is in compliance with the Planned Community Development Criteria and District Regulations for Hoag Hospital, and zoning regulations of the City of Newport Beach. As was discussed and stated in your letter, this temporary structure will be in place for approximately 30 days, after which, the parking lot shall be restored. I look forward to receiving a set of plans for our permanent record. If you are in need of further assistance, please do not hesitate to contact me at (714) 644-3208. Sincerely, Associate Planner Thomas E. Peterson AIA Associate Vice President j Hammel Green and Abrahamson, Inc. Architecture • Engineering • Interior Design 1201 Harmon Place Minneapolis, MN 55403-1985 0 @/% A Telephone 612 • 337. 4344 rm off Pager 800. 317. 4916 Telefax 612 •332 •9013 Internet TPetemon@email.hga.com 3300 Newport Boulevard, Newport Beach 0 26 March 1997 Ms. Gina Garcia I - C044 - 3W8 Planning Department W.I, City ofNewport Beach 3300 Newport Boulevard Newport Beach, California 92658-8915 Re: Gamma Knife Installation at Hoag Hospital Dear Ms. Garcia: 612/337-4344 I have enclosed a shop drawing and schedule of events for the temporary hot cell which is going to be located in the small parking lot to the east of the main entry at Hoag Hospital. A small site plan is enclosed for your review. We anticipate that the contractor will require 30 days to construct the temporary cell, transfer the radiation sources, dismantle it and restore the parking lot. The general contractor will be pulling a permit on this activity in approximately one month. I need a letter from your department stating (for the OSHPD review) that this temporary use is approved under the zoning regulations in Newport Beach. If you have questions on our installation, please feel free to contact me. Sincerely, HANMIEL GREEN AND ABRAHAMSON, INC. Tom Peterson, AIA Project Manager Enclosure TEP0191LWP6;mmk Hammel Green and Abrahamson, Inc. Architecture ♦ Engineering ♦ Interior Design H 1201 Harmon Place ♦ Minneapolis, Minnesota 33$$'' wwmwxw.n,n m.w,nw.•.xmwnwxw,n,n..mwm.•.m..nw,.•w 554D3-1985,♦ (672) NKjj00 ¢Ax) 332-9013 L..i.MxwT+mwvmwxnw nwxmWn wvr •v xM .nxvnMwv m .N�rwry nw.v.. vH vmwµvnWn v.�NCnv.wMwmw.x wrnN. ..v. mvmvmvvmv m 5 T R A T A L To: MS. GINA GARCIA PLANNWGDEPARTMENT CITY OF NEWPORT BEACH 3300 NEWPORT BOULEVARD NEWPORT BEACH CA 92658-8915 We forward the following: Letter, shop drawings and schedule REC61V6D BY EN I C THY pf GDip4m. VIM A�IIt8t9t�►U►44i1► S141616 Remarks: From: Tom Peterson Date: 26 March 1997 Prole Hoag Hosp. Gamma Knife Commission Number: 1724.001.00 Via: First Class Mail Overnight Express 3-Hour Courier 1-Hour Courier Direct Courier United Parcel Servict Fax: ( ) Pages to follow: Copies to: Correspondence File Contract File Shop Drawing File Those Listed Below: I Form I End I R 612/337-4344 Hammel Green and Abrahamson, Inc. We Architecture • Engineering • Interior Design 1201 Harmon Place Minneapolis, Minnesota 55403-1985 Telephone 612. 337. 4100 Telefax 612. 332.9013 111 Ili A r N off IIV/i 26 March 1997 Ms. Gina Garcia Planning Department City of Newport Beach 3300 Newport Boulevard Newport Beach, California 92658-8915 Re: Gamma Knife Installation at Hoag Hospital Dear Ms. Garcia: IfWMWDMEcTD=NEWAZ 612/337-4344 I have enclosed a shop drawing and schedule of events for the temporary hot cell which is going to be located in the small parking lot to the east of the main entry at Hoag Hospital. A small site plan is enclosed for your review. We anticipate that the contractor will require 30 days to construct the temporary cell, transfer the radiation sources, dismantle it and restore the parking lot. The general contractor will be pulling a permit on this activity in approximately one month. I need a letter from your department stating (for the OSHPD review) that this temporary use is approved under the zoning regulations in Newport Beach. If you have questions on our installation, please feel free to contact me. Sincerely, HAMMEL GREEN AND ABRAHAMSON, INC. 6�M To Peterson, AIA Project Manager Enclosure TEP019RWP6;mmk 0 0 FOR Thomas E. Peterson AIA Associate Vice President Hammel Green and Abrahamson. Inc. Architecture • Engineering • interior Design 1201 Harmon Place Minneapolis. MN 55403-1985 / A^ A Telephone 612. 337.4344 " �P % Pager 800.317.4916 Telelax 612. 332. 9013 - Inlernet TPeterson0em3il.hg3.c0m WE—%-2JI---TIME 10 V TELEPHONED PLEASE CALL ME J BUILDINGWCE TRANSFER SLIP Date: 010-4610 Building (Valuation) .... 3 010-4612 Electrical .......... .. f 010-4614 Grading ............ ... . .. f 010-4616 Plumbing ................. S 010-4618 Heating .................. S 010-4622 Pool/Spa . ................ f !, 010-5008 Special Building Fees ......... .. f 010-5002 Plan Check - Building ........... f 010-5004 Plan Check - Grading ........... f 010-5000 Zoning d Subdivision Fees ....... .. S 010-5812 Sale of Naps 1 Publications ........ f 010-2405 San. Distr. 05 - Res. - $2350/unit ..... f 010-2406 San. Distr. 15 - Cow. - f470/1000 sq. ft. f minimum $2350 010-2410 San. Distr. /6 - Res. $2350/unit ..... . f 010-2411 San. Distr. 16 - Caw. $470/1000 sq. ft... f minimum $2350 010-2415 San Distr. f7 - Res. - $2350/Unit ...... tom_ 010-2416 San Distr. !7 - Coo. - $470/1000 sq. ft... f minimum $2350 260-990 Fair Share (Circulation ✓E Transportation Fund) ............ f 270-4672 Excise Tax - Residential ..... ..... f 970-4674 Excise Tax - Commercial ........... f 010-2201 Deposit Fees (Refundable) . ......... f 010-2211 SJHTC Fees .................. f 010.5055 Fire Department Fees (See schedule) .... f- 6.92Abldotllp February 28, 1997 Mr. Charles M. Dabney 200 Paris Lane, #111 Newport Beach, CA 92663 SUBJECT: Hoag Hospital Lower Campus Development Dear Mr. Dabney: As a follow-up to your letter, I would like to update you on some of the issues that you have outlined and where we are in resolving some of those issues. As I have mentioned in several of our phone conversations, the City is aware of the glare from the light standards that have been installed on the lower campus. The City's Code Enforcement Officer, Jim Sinasek, has been to the sight and had discussions with the site contractor and Mike McLane, the engineer working on the development. Hoag Hospital has agreed to turn off the lights starting at 6:00 p.m. until the glare issue can be resolved. One of the things that the manufacturer of the lights is working on, is to produce a shield for the light source. I can assure you that we will make every effort to get this problems resolved. In response to the additional dirt that is being removed, the Building Department and myself met with Mr. McLane in order to review another change to their approved grading permit. They are proposing to remove additional cubic yards of dirt behind the child care center, which should just about finish their dirt removal. I realize that the trucks and noise are very disruptive, and I can only hope, that the Hospital shall be finished soon, so that the City can landscape the linear and view park and the residents can get back to a more peaceful and quieter environment. If you have any questions regarding the view or linear park, please feel free to contact Lloyd Dalton in our Public Works Department. If you have any questions or are in need of assistance, please feel free to contact me. Sincerely, PLANNING DEPARTMENT Genia Garcia Associate Planner CC: Jim Sinasek, Code Enforcement I'I - CHARLES M. DABNEY 200 PARIS LANE, #ill NEWPORT BEACH, CA 92663 (714)646-5438 January 6, 1997 Ms. Genia Garcia, Building Department CITY OF NEWPORT BEACH 3300 Newport Blvd. Newport Beach, CA 92658-8915 SUBJECT:VIEW PARK & HOAG LOWER CAMPUS DEVELOPMENT Dear Ms. Garcia: Htt~'. w .-ANNING DEPARTMENT TY OF NEWPORT BEACH JAN 101997 7 819,VIUI12111213141516 Developing the subject projects for the Hoag Hospital 20 year plan has taken a lot of effort and time and we are certain will continue in satisfactory increments. However, the little Gremlins are still hard at work to make changes or limit's that can be annoying to some of us. Everyone involved herewith certainly is aware how much the views from the bluff are valued by those of us who utilize the view facilities. A recent aggravation is the glare from lights on the new western parking lot. They greatly exceed the necessary height and lighting requirements. They should be removed or reduced in height. The lights on the eastern parking lot in front of the Cancer Center are reasonable. Perhaps, since they are to be removed in the near future to make room for the Hoag Administration and Parking structures, they could be utilized in this western lot. Another consideration is the grading of the View Park at the wider western section. We request that removal of up to four feet of the top soil be made to allow as much view of the ocean as possible from the concrete pathway. Following the.contour of this pathway with proper consideration of the view and drainage, is a requisite. Please advise me when further information is available. Thank you. Very truly yours, Charles M. Dabney CC. Ms.'Jan DeBay, Mayor City of Newport Beach Villa Balboa Association Attn: Board of Directors Hoag Hospital Ms. Sherry Sumner VILLA BALBOA February 3,1997 Mr. Kevin Murphy, City Manager City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Dear Mr. Murphy, SUBJECT: Quick Response of Jim Sinasek, Newport Beach Code Enforcement Officer Jim Sinasek, Newport Beach Code Enforcement Officer, called me on Friday 31 January to let me know he was aware of my recent letter to you and he contacted Hoag Hospital regarding their new parking lot luminaries that glare into the Villa Balboa Community Association residences. He said that Hoag would keep the luminaries turned off after 6:00 p.m. and would have the manufacturer look into the options available to shield the luminaries from the residences and the traffic on West Coast Highway. He said Hoag would be required to resolve the situation prior to their permit conditions being approved. Jim called again Saturday I February at 6:00 p.m. to advise that he checked to verify that the luminaries had in fact been turned off and they had. He said I should call him if I find anything to the contrary. Jim was very responsive, even though he obviously has many additional responsibilities, and I would like to take this opportunity to thank him and you for your attention to this matter and responsiveness. If you have need to contact me I can be reached at home at 548-6180 or at work at 798-6713. My horde address is 200 Paris Lane, No. 113, Newport Beach, CA 92663. . Sincerely, Frank Jenes, President Villa Balboa Community Association Copies to: Jan Debay, Mayor Jim Sinasek, Code Enforcement Officer Carolyn Bennett-Ouellet, Manager, Villa Balboa FEB - 4 1997 C:\My Documents\Word 6.0\PERS0NAL\C0ND0\Hoaglit2.doc Managing Agent. Villageway Management, Inc. P.O. Box 4708 0 Irvine, CA 926164708 • (714) 553-1876 0 FAX (714) 250-9009 01',31-1997 04:32PI-I FROM TA R 8 ASSOCIATEi, TO b44.;27U P.U1 2220 UNIVEE5111 DRIVE. SUITE 200 NEW.011 REACH CA11F0INIAY7060 VIA 574 1225 fAX 71A S2A 1.128 AR.NI'EC IVIS AND INII1101 DISION January 31, 1997 Leif Thompson Hoag Memorial Hospital Presbyterian 1 Hoag Drive, Box 6100 Newport Beach, CA 92658 Post4r Fax Note 7677 Dalebl/47 pagu► To J t A05110— Prom coJUe{>l. U LE!q Co. Fhone f f511D0B f , Faxf Z56 Ff1t■ Reference: Hoag Hospital Lower Campus West Parking Lot Architect's Project No.: 1214.00 Hoag Project No: 1252.78 Re: Parking Lot Lights Dear Leif: TAYLOR & ASSOCIATES A E CN II I II This is to advise you that 15was at the job site this afternoon at approximately 2:30 PM. Jim Sinasek, Code Enforcement Supervisor for the City of Newport Beach• Building Department came to the site to inform Peck/Jones of further complaints from the local residents about the parking lot lights. Jim reported that residents have contacted the Mayors office regarding the problem. The Clty has hereby ordered that the lights go off no later than 6:00 PM until the problem is resolved. On your behalf, I requested Roger Ledbetter.of Peck/Jones to turn off,the circuit to the lights until the time clock can be adjusted by the electrical contractor. After meeting with Jim Sinasek, I again contacted Caesar Borroso of Davidovich and Associates, the electrical engineer. Caesar informed me that he has received corrective recommendations from the manufacturer's representative. He will be faxing me a copy that I will issue to Peck/Jones on Monday. E . Sincerely, - TAYLOR & ASSO S ARCHITECTS Micfiael K. ne, AIA Principal / tinj Project Manager for Hoag FD&C cc: Jim Sinasek - City of Newport Beach Building Department Bill Kane -' Peck/Jones Roger Ledbetter - Peck/Jones Viadamir Davidovich - Davidovich and Associates Caesar Borroso,- Davldovich and Associates TOTAL P.01 0 CHARLES M. DABNEY 200 PARIS LANE, #111 NEWPORT BEACH, CA 92663 (714)646-5438 January 6, 1997 Ms. Genia Garcia, Building Department CITY OF NEWPORT BEACH 3300 Newport Blvd. Newport Beach, CA 92658-8915 SUBJECT:VIEW PARK & HOAG LOWER CAMPUS DEVELOPMENT Dear Ms. Garcia: Ihv~v�- h -,ANNING DEPARTMENT .TY OF NEWPQRT BEACH JAN 10 1997 PM 7180 014112111213141516 b Developing the subject projects for the Hoag Hospital 20 year plan has taken a lot of effort and time and we are certain will continue in satisfactory increments. However, the little Gremlins are still hard at work to make changes or limit§ that can be annoying to some of us. Everyone involved herewith certainly is aware how much the views from the bluff are valued by those of us who utilize the view facilities. A recent aggravation is the glare from lights on the new western parking lot. They greatly exceed the necessary height and lighting requirements. They should be removed or reduced in height. The lights on the eastern parking lot in front of the Cancer Center are reasonable. Perhaps, since they are to be removed in the near future to make room for the Hoag Administration and Parking structures, they could be utilized in this western lot. Another consideration is the grading of the View Park at the wider western section. We request that removal of up to four feet of the top soil be made to allow as much view of the ocean as possible from the concrete pathway. Following the contour of this pathway with proper consideration of the view and drainage, is a requisite. Please advise me when further information is available. Thank you. Very truly yours, -a" Charles M. Dabney Co. Ms. Jan DeBay, Mayor City of Newport Beach Villa Balboa Association Attn: Board of Directors Hoag Hospital Ms. Sherry Sumner 0 -0 VILLA BALBOA February 3, 1997 Mr. Kevin Murphy, City Manager City of Newport Beach P.O. Box 1768 Newport Beach, CA 92658-8915 Dear Mr. Murphy, SUBJECT: Quick Response of Jim Sinasek, Newport Beach Code Enforcement Officer Jim Sinasek, Newport Beach Code Enforcement Officer, called me on Friday 31 January to let me know he was aware of my recent letter to you and he contacted Hoag Hospital regarding their new parking lot luminaries that glare into the Villa Balboa Community Association residences. He said that Hoag would keep the luminaries turned off after 6:00 p.m. and would have the manufacturer look into the options available to shield the luminaries from the residences and the traffic on West Coast Highway. He said Hoag would be required to resolve the situation prior to their permit conditions being approved. Jim called again Saturday 1 February at 6:00 p.m. to advise that he checked to verify that the luminaries had in fact been turned off and they had. He said I should call him if I find anything to the contrary. Jim was very responsive, even though he obviously has many additional responsibilities, and I would like to take this opportunity to thank him and you for your attention to this matter and responsiveness. If you have need to contact me I can be reached at home at 548-6180 or at work at 798-6713. My home address is 200 Paris Lane, No. 113, Newport Beach, CA 92663. . Sincerely, Fr�es, President Villa Balboa Community Association Copies to: Jan Debay, Mayor I" Jim Sinasek, Code Enforcement Officer Carolyn Bennett-Ouellet, Manager, Villa Balboa FEB - 41997 (At 'I CAMy DocumentAWOrd 6.0\PERS0NAL\C0ND0\Hoaglit2.doc Managing Agent. Villageway Management, Inc. P.O. Box 4708 * Irvine, CA 92616-4708 0 (714) 553-1876 0 FAX (714) 250-9009 01731-1997 04:32PM FROM TAYLOR & ASSOCIATES TO 2220 UNIVERSITr DRIVE. SUITE 201 • NEWPORI REACH CAEITOGNIA 07660 114 57A 1325 FAX 714 574 1338 AR..-III:ECIURS AND INI,RInP DESIGN January31, 1997 Leif Thompson Hoag Memorial Hospital Presbyterian 1 Hoag Drive, Box 6100 Newport Beach, CA 92658 6443250 P.01 Post -it' Fax Note 76W Date 01/471AL0. To t �5-� From D01Dept U L-V INk 12v Co. Phone 0 Phone III. Fax N Z56 Fax 4 Reference: Hoag Hospital Lower Campus West Parking Lot Architect's Project No.: 1214.00 Hoag•Project No: 1252.78 Re: Parking Lot Lights Dear Leif: TAY L ) R 8 ASSOCIATES ARCNII(f It This is to advise you that I�was at the job site this afternoon at approximately 2:30 PM. Jim Sinasek, Code Enforcement Supervisor for the City of Newport Beach, Building Department came to the site to inform Peck/Jones of further complaints from the local residents about the parking lot lights. Jim reported that residents have contacted the Mayor's office regarding the problem. The City has hereby ordered that the lights go off no,later than 6:00 PM until the problem is resolved. On your behalf, I requested Roger Ledbetter.of Peck/Jones to turn off the circuit to the lights until the time clock can be adjusted by the electrical contractor. After meeting_ with Jim- Sinasek, I again contacted Caesar Borroso of Davidovich and Associates, the electrical engineer. Caesar informed me that he has received corrective recommendations from the manufacturer's representative. He will be faxing me a copy that I will issue to Peck/Jones on Monday. I . Sincerely, t� TAYLOR & ASSO S ARCHITECTS Mi ael� ne, AIA Principal / ting Project Manager for Hoag FD&C cc: Jim Sinasek - City of Newport Beach Building Department Bill Xane a Peck/Jones Roger Ledbetter- Peck(Jones Vladamir Davidovich - Davidovich and Associates Caesar Borroso,- Davidovich and Associates TOTAL P.01 CHARLES M. DABN1Y 200 PARIS LANE, #111 „K;(• rq y ,; NEWPORT BEACH, CA 92663 ('714)646-5438 ) Juu g ' ,aTv erne ' rti Lam January 6, 1997 Ms. Genia Garcia, Building Department CITY OF NEWPORT BEACH 3300 Newport Blvd. Newport Beach, CA 92658-8915 SUBJECT:VIEW PARK & HOAG LOWER CAMPUS DEVELOPMENT Dear Ms. Garcia: Developing the subject projects for the Hoag Hospital 20 year plan has taken a lot of effort and time and we are certain will continue in satisfactory increments. However, the little Gremlins are still hard at work to make changes or limits that can be annoying to some of us. Everyone involved herewith certainly is aware how much the views from the bluff are valued by those of us who utilize the view facilities. A recent aggravation is the glare from lights on the new western parking lot. They greatly exceed the necessary height and lighting requirements. They should be removed or reduced in height. The lights on the eastern parking lot in front of the Cancer Center are reasonable. Perhaps, since they are to be removed in the near future to make room for the Hoag Administration and Parking structures, they could be utilized in this western lot. Another consideration is the grading of the View Park at the wider western section. We request that removal of up to four feet of the top soil be made to allow as much view of the ocean as possible from the concrete pathway. Following the contour of this pathway with proper consideration of the view and drainage, is a requisite. Please advise me when further information is available. Thank you. Very trul yoµr�, Charles M. Dabney Date Co. Ms. Jan DeBay, Mayor Copies Sent To: City of Newport Beach (Aayor Council Member Villa Balboa Association Attn: Board of Directors ❑ Attorney Hoag Hospital ❑ Ms. Sherry Sumner ❑ 0 - 09-16-1996 08:28AM FRO* TO • 574133e P.02 GeoScience Analytical Inc. -ut 1Wwd MW-h 1951" 4454 INDUSTRIAL STREET SIMI VALLEY, CA 93063 (806) 52"632 FAX 526.3670 v 10 September 1996 Mr. Leif Thompson Vine President Hoag Memorial Hospital Presbyterian 301 Newport Blvd., BOX Y Newport Beach, CA 92658 RE: Mitigation Measure 70 (Revised) Dear Mr. Thompson: Following a meeting with City planning staff and its geological consultant we have revised our plans accordingly in the following areas: • A second passive venting system has been projected across the parking lot at the location shown on Figure S. The distance of the pavement on each side of the trench is W. This distance is adequate to mitigate any soil gas which may migrate into the surficiai soils. • A second passive venting system shall include a raised pole vent at the location shown on Figure 3. • A vent has been incorporated Into the dewatering system plans satisfac- tory to vent any entrapped soil gas prior to its discharge Into the storm drain as shown on Figure 9. The actual location to be shown on the de - watering system plans. Methane gas has been identified on only a portion of the subject site. Methane concentrations have been contoured In Figures 1 and 2 at depths of 20.0' and 40.0' below existing grade, respectively. The gas anomaly is located adjacent to Hoag Drive and is thought to be an extension of the previously Identified gas anomaly located east of Hoag Drive and described In a report entitled "Partial Envl- ronmental Audit Lower Campus Mitigation Measure 52 Hoag Memorial Hospital Presbyterian Newport, Beach, CAN dated December 28, 1996. Gas ramedlation trenching has been located throughout the proposed paved Environmental Audits 0 Hwrdoue Ow Engineering 9 Litigation Corroulting 0 Petroleum GioWhem1411Y P.04 L996 08:29AM FROM TO . 5741338 P.03 parking area (Figure 3). The spacing of the trenches has been designed to accom- modate the soil gas conditions. The trenches are comprised of perforated pipe en- cased in a gravel bed. Gas containment includes a bentonite clay vertical migration barrier, base material and asphalt (Figures 4, 5 and 8). The gas remediation trenching system Includes three (3) raised pole vent pipes (Figures 6 and 7) which serve to vent any accumulated gases to the atmosphere. Additionally, a fourth low profile vent serves to vent any soil gases which may become trapped in the dewa- tering system. eased on the depth of the gas anomaly and the existing active gas extraction system currently operating on the site, gas emissions Into the atmo- sphere are anticipated to be minimal. Based on all available data, no additional gas remediation is recommended for the subject site provided that development is limited to construction of a parking lot and open space landscaping. Please call us with your questions or comments at your earliest conve- nience. Sincerely yours, Fleet E. Rust, Ph.D. President 1ii,wWZGr _ Steven Thurston Reg. Professional Engineer -Civil (GE No. 000829) //"4gOfESSIpN; .Ho �s " No. 4► n a Cboo= 9 # Go.IL31A6 Eft A, 09-16-1996 08:29AM FROM TO 0 I FIGURE 1 (20.0 Fr. BELOW GRADE) LOWER CAMPUS Paar t NO 1 iNV STIGATi N ARE Z000.o PPM 5W.0 PPM — ........... ...... ........... ... .. ............. Note: 60,000.O PPM =100% of the IOwet expbsive Hmit (LEL) H-225 GEQSCIENCE ANALYTICAL, INC. 44R lrAiwW Street Simi V9W, CA %M TM— {OW 6P&= FAX &1"VC HM Of" GAS SUBSURFACE ANOMALY PROJECT; HOAG MEMORIAL HOSPITAL CITY OF NEWPORT BEACH 09-16-1996 08:30AM FROM. TO E 5741336 P.05 FIGURE 2 SUBSURFACE METHANE GAS ANOMALY (40.0 FT. BELOW GRADE) W-WELq CAMPUS PARCEL N.O. I INVESTIGATION AREA 100,000.0 ppm 50,000.0 ppm 10.000.0 Ppm 6,000.0 ppm 500.0 Ppm ..... ....... west Coast Hlphwsy Note: 50,OW.0 PPIVI - 100% of the lower explosive limit (LEL) 1' ---225 ft GEOSCIENCE MErRANE GAS SUBSURFACE ANOMALY -- 1716 No, PROJECT: OWN. UP Ry. ANALYTICAL, 0 n"KO FSR INC. HOAG MEMORIAL HOSPITAL DATE42jISM5 =V'=!C'1AV6 CITY OF NEWPORT BEACH WT NO: 2 TEt. (SM SM-Nn FAX WS-WM 09-16-1 %6 08:30RM FROM • TO 5741: i FIGURE 3 PARKING LOT PASSIVE VENTING SYSTEA LOWER CAMPUS PARCEL NO.1 INVESTIGATION AREA Gas Remediation Trenching Vei vent__,_ ._. ._ wa 0*0/ H wose coast H19hway F••-225 ft—i qw GHQ$CIENCE Vf TRENCH AND VENT PIPE LOCATIONS mna 17 ANALYTICAL, PROJECT. L` fi INC. HOAG MEMORIAL HOSPITAL FE m'v�"'StW cA WM CITY OF NEWPORT BEACH TEL (005) 62MV FPX bE"M 09-16-1996 08:32AM FROM 2' RIGID $CH. BO PVC WlSOLVENT GLUEJTS FINISH 4' ADS TO 2` RIGID Pi WADS VENT — PIPE (SOLID) A FIGURE 6 4'ADS6OLID TO 4• ADS '_ SLOTTED COUPLING, L 9' (MN) VENT RAIN CAP POLE W(RELOCATE D LIGHTPOLE) HANDHOLE ��— SAWPUNO PORT(3"de ANCHORECLTCOVER �-- '-- 1•GROUT Cam^' Mr CHAMFER �-^ mdB'O.C. ^ FINISH GRADE 4 1' X *V ANCHOR BOLTS• TIE TO REBAII (VERIFY) r a UE' GALV. WASHERS 405RESAR 49TIES f 18'O,C. CONCRETE BASE POLE BASE SIZE AND ST REINFORCEMENT IS BNC FOR BIDDING PURPOSES DETAILSHALLBE VERIFII BV A BTRUCTURALENGII PRIOR TO CONSTRUCTIC RAISED POLE BASE DETAIL INOTTO; I I 09-16-1996 08:33AM FRO TO • 5741338 P.10 FIGURE 7 LIGHT STANDARD CONFIGURATION SAMPLING PORT I Light Standard 2' PVC SCHD 80 _ W/ Solvent Blue JTS PVC"r 211*Reducer _., Looked Sampling Port '— (Metal Plata: 2 Screws) — — Threaded PVC Plug 09-16-1956 08:33AM FROM • TO • 5741338 P.11 FIGURE 8 ADS PIPE FITTING CONFIGURATIONS r 09-16-1996 08:34AM FROM • TO . 5741338 P.12 e AN T 4- PCC COLLAR — 6N DEEP, 2' BELOW GRADE FIGURE 9 6N PIPE VENT, H--36N ALHAMBRA A.2163 WITH REMOVABLE TOP. FOREST GREEN RUSTOLEUM ENAMEL FINISH 4N PVC PIPE BACKFILL WITH PURE SAND 0 e GE SCIENc CAi. SHE PASSIVE VENT. DEWATERING SYSTEM A --- PAodECP. Ho. 1716 HOAGINC. . UP cvt;. S4aot MEMORIAL HOSPITAL is - FER TEL (aO5)j 5220-mv FAx- ro& Fm CITY OF NEWPORT BEACH aArF.1 O/9/9E TOTAL P.12 W r HOAG HOSPITAL MASTER PLAN PROJECT AMENDMENT NO.744 MITIGATION MEASURES MITIGATION MEASURE SUMMARY 1. Prior to the issuance of a grading permit, the project sponsor shall document to the City of Newport Beach Building Department that grading and development of the site shall be conducted in accordance with the City of Newport Beach Grading Ordinance and with plans prepared by a registered civil engineer. These 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 documen- tation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engi- neer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation. 3. Prior to the issuance of a grading permit, the project sponsor shall provide to the City of Newport Beach a comprehensive soil and geologic investigation and report of thesite prepared by a registered grading engineer and/or engineering geologist. This report shall also identify construction excavation techniques which ensure no damage and minimise disturbance to adjacent residents. This report shall determine if there are any faults on site which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. 4. Prior to the completion of the final design phase, the project sponsor shall demon- stratoto the City of Newport Beach Building Department that all facilities will be designed and constructed to the seismic standards applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. 5. Prior to the issuance of grading or building permits for each phase of development, the Building Department shall ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of Master Plan and Envi- ronmental Impact Report, Hoag Memorial Hospital Presbyterian Campus, 301 Newport Boulevard, Newport, California" as prepared by LeRoy Crandall Associates, June, 1989, and in the report prepared pursuant to Mitigation Measure 3, are fol- lowed. • 0 6. Prior to the issuance of a grading permit, the project sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field Of corrosivity. The site evaluation shall be designed to address soils to at least the depth to which excavation is planned. At a minimum, at least one sample from each soil type should be evaluated. Appropriate personnel protection shall be warn 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 constrpction 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 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. G Prior to issuance of grading permits, the project sponsor shall ensure that a construc- tion erosion control plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pol- lutants. These procedures may include: the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. the use of sandbags to slow the velocity of or divert stormflows. the limiting of grading to the non -rainy season. The project sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. 10. Prior to the issuance of grading.permits, the project sponsor shall submit a landscape Plan which includes a maintenance program to control the use of fertilizers and pesti- cides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Department of Parks, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The project sponsor shall install landscaping in strict compliance with the approved plan. 11. The project sponsor shall continue the current practice of routine vacuuming of all existing parking lots and structures and shall also routinely vacuum all future parking lots and structures at current frequencies. Upon implementation of the County of Orange Storm Water Master Plan, routine vacuuming shall be done in accordance with the requirements specified in the plan. j 121 Upon completion of final building construction plans, and prior to the issuance of a �J grading permit for each phase of development, the project sponsor shall ensure that site hydrological analyses are conducted to verify that existing d aina facilities are adequate. The applicant shall submit a report to -the City of Newport Beach Building Department for approval, verifying the adequacy of the proposed facilities and documenting measures for the control of siltation and. of erosive runoff velocities. A copy of this report -shall be forwarded to the California Regional Water Quality Control Board, Santa Ana Region. 13. Prior to the completion of final construction plans, the project sponsor shall submit a comprehensive geotechnical/hydrologic study to the City of Newport Beach Build- ing Department, which includes data on groundwater. This study shall also deter- mine the necessity for a construction dewatering program and subdrain system. 14. Prior to the completion of final building construction plans for each phase of Lower Campus development, the project sponsor shall submit an application to the Regional Water Quality Control Board for an NPDES permit if a construction dewatering or subdrain program is determined necessary by the Building Department based on the design and elevation of the foundation structures. Also, if dewatering is required by RWQCB, the project sponsor shall also conduct groundwater sampling and analysis, and submit it to the California Regional Water Quality Control Board Santa Ana Region. The results of this testing will assist in determining the specifications for the NPDES permit. The project sponsor shall strictly comply with all conditions of any NPDES Permit. 15. Project Sponsor shall strictly comply with its Hazardous Material and Waste Manage- ment Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. 16. The federal wetland regulations and requirements shall be reviewed by the City and the project sponsor at the time the proposed work is undertaken, and the project shall comply with all applicable laws concerning removal and mitigation of wetlands at that time, as required by the U.S. Army Corps of Engineers and the California 3 0 0 Coastal Commission. If this review results in a finding by the Resources Agencies involved in the permit processes that mitigation is required for impacts to the 1.07 acres of wetlands dominated by pampas grass, such mitigation will be accomplished as part of the mitigation required for impacts to sensitive wetland plant communities (Mitigation Measures 17 and 18). 17. The project sponsor shall prepare a comprehensive restoration and management plan for the ev%gand mitigation site as required by law. Ibis plan will be submitted to the following agencies for their review and approval/ concurrence prior to issuance of grading and/or building permits for 'Master Plan development. • U.S. Army Corps of Engineersi • 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 Develop- ment Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement, if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading and/or building permits for Master Plan development in any areas affecting wetlands. 19. The plan will be consistent with the following provisions: The amount of new wetlands created under the mitigation plan shall be at least of equal size to the area of sensitive wetland communities impacted by the project. The wildlife habitat values in the newly created wetlands shall not be less than those lost as the result of removal of sensitive wetland com- munities impacted by the project. Under the eaisting regulations, the Corps and USFwS would be osa tted as part of the section 4A permitting process. However, if proposed changes to the rcgulAtions result in mnm l of the project site from Corps jurisdiction, these agencies would not be required to review the wetland mitigation plan. Regardless of other considwiiom. CDFG will review the wetland mitigation plan for the City of N wport Beach as part of the Coastal Dcvetopment Permit process: CDFG review.outd atso be pro idcd as part of a Stmambed Alteration Agreement, if required. 4 The wetlands created shall not decrease the habitat values of any area important to maintenance of sensitive plant or wildlife populations. The wetland mitigation planning effort will take into consideration cre- ation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. The plan will constitute an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guaran- tee wetland restoration in accordance with stated management objec- tives within a specified time frame. The plan shall describe the applicant's responsibilities for making any unforseen repairs or modi- fications to the restoration plan in order to meet the stated objectives of the plan. 20. The following detailed information will be provided by the project sponsor in the final mitigation plan: • Diagrams drawn to scale showing any alterations to natural landforms; • A list of plant species to be used; • The method of plant introduction (i.e., seeding, natural succession, vegetative transplanting, etc.); and • Details of the short-term and long-term monitoring plans, including financing of the monitoring plans. 21. Prior to the issuance of a grading permit, an Orange County certified archaeologist shall be retained to, and shall, monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference, at which time moni- toring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. 22. Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. The paleontologist shall be present at the pregrading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall 5 • 0 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 Cityof Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not con- sidered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of the Master Plan, adoption of the Planned Community Development Plan and District Regulations, approval of a De- velopment Agreement, approval of a zone change to Planned Community District, grading permits, and building permits for some facilities. The California Coastal Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus and a Local Coastal Program Amendment for the Lower Campus. 25. Subsequent to completion of Phase I of the project, the project sponsor shall conduct a Traffic Phasing Ordinance (TPO) analysis for Phase II and III Master Plan devel- opment. The analysis shall identify potential intersection impacts, the proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of Phase II or III construction. 26. Prior to issuance of building permits for Phase I of the project, the project sponsor shall conduct a project trip generation study which shall be reviewed and approved by the City Traffic Engineer. This study shall determine if the traffic to be generated by existing plus Phase I development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase I / development will generate more than 1338 PNf peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to at or below 1338. 27 Subsequent to completion of Phase 1 Master Plan development, the project sponsor shall conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases II and III) will exceed 1,856 PM peak hour trips when added to the trips generated by existing (including Phase I) Hoag Hospital development. This study shall be conducted prior to the issuance of any grading or building permits for Phase II or III development. 1.1 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. (2 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. D30.' 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 Guide- lines for Bus Facilities. 1R 31.' Prior to issuance of a grading permit for any of the proposed Master Plan facilities, "i the project sponsor shall implement a pilot program approved by the City Traffic Engineer that monitors and manages usage of the Upper and Lower Campus service roads during non -working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e., 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by hospital employees, physicians, patients and visitors during non -working hours, and other methods by which to restrict use. The hospital shall also request that vendors not deliver (i.e., scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program shall be submitted to the City for review prior to issuance of the grading permit. If the results indicate that such controls do not significantly impact the operations of the hospital, and provided that requests for specified vendor deliv- ery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation im- pacts are significant, other mitigation measures would be investigated at that time to reduce service road impacts to the adjacent residential units. ��`32. Prior to issuance of approvals for development phases subsequent to Phase I, the applicant shall submit to the City Traffic Engineer for his/her review and approval a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data%r the proposed parking rates. •33. Prior to the issuance of precise grading permits for the phase of Master Plan development that includes new, or modifications to existing, internal roadways (other than service roads), the project sponsor will prepare an internal circulation plan for 7 submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilitates ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. 34. Depending on actual site build out, intersection improvements may be required at the Hospital Road (Upper Campus access) Placentia Avenue Intersection and at the WCH (Lower Campus access) intersection. The need for these improvements shall be assessed during subsequent traffic studies to be conducted in association with Mitigation Measure 25. 35. As each phase of the Master Plan is constructed, the project sponsor shall provide each new employee a packet outlining the available ridesharing services and pro- grams and the number of the Transportation Coordinator. All new employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital, as required by Regulation XV. 36. Prior to issuance of grading and building permits for each phase of development, the project sponsor shall provide evidence for verification by the Planning Department that the necessary permits have been obtained from the SCAQMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in that phase. If the new emissions, when added to existing project emissions could result in impacts not previously considered or significantly change the land use impact, appropriate CEQA documentation shall be prepared prior to issuance of any permits for that phase of development. Each subsequent air quality analysis shall be reviewed and approved by the SCAQMD. 37. Prior to the issuance of grading and building permits for each phase of development, the project proponent shall provide evidence for verification by the Planning Department that energy efficient lighting has been incorporated into the project design. 38. Prior to issuance of grading and building permits for each phase of Master Plan development, the project sponsor shall provide evidence that site plans incorporate the site development requirements of Ordinance No. 91-16, as appropriate, to the Traffic Engineering Division and Planning Department for review and Planning Commission approval. Requirements outlined in the Ordinance include: 1) A minimum of five percent of the provided packing at new facilities shall be reserved for carpools. These parking places shall be located near the employee en- trance or at other preferential locations. • 0 2) A minimum of two bicycle lockers per 100 employers shall be provided. Addi- tional lockers shall be provided at such time as demand warrants. 3) A minimum of one shower and two lockers shall be provided. 4) Information of transportation alternatives shall be provided to all employees. 5) A ridesbare 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 apermit application is deemed complete by the Planning Department. D39 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 CNEI, mitigation such as window modifications shall be implemented to reduce noise to acceptable levels. LA) Prior to issuance of a grading and or building permit the project sponsor shall demonstrate to the City that existing noise levels associated with the on -site exhaust fan are mitigated to acceptable levels. Similarly, the project sponsor shall demon- strate to the satisfaction of the Building Department that all noise levels generated by new mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards. 42. The City of Newport Beach shall send a letter to each emergency vehicle company that delivers patients to Hoag Hospital requesting that, upon entrance to either the Upper or Lower Campus, emergency vehicles turn off their sirens to help minimize noise impacts to adjacent residents. Hoag Hospital will provide the City with a list of all emergency vehicle companies that deliver patients to Hoag Hospital. 0 43� Prior to issuance of grading and building permits, the project sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement with- in the overall Master Plan. This plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscap- ing with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches and Recreation Department and approval by the Planning De- partment and Public Works Department. 44. Prior to issuance of a building permit, the project sponsor shall submit plans to, and obtain the approval of plans from, the City Planning Department which detail the lighting system for all buildings and window systems for buildings on the western side of the Upper Campus. The systems shall be designed and maintained in such a manner as to conceal light sources and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed elec- trical engineer, with a letter from the engineer stating that, in his or her opinion, this requirement has been met. CJ45. Prior to issuance of a building permit, the project sponsor shall submit plans to the City Planning Department which illustrate that all mechani ipment and trash areas will be screened from public streets, alleys anadjoining properties. Prior to issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical eouinment wiJaiatheJorwed on the roof top of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the build- ing roof using materials compatible with building materials. 47. Prior to issuance of building or grading permits, the project sponsor shall make an irrevocable offer to dedicate and grade the proposed linear and consolidated view .4� park as identified in the project description (Figure 3.2.1.) The project sponsor will k 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 1fh` sponsor shall prepare a study of each proposed building project to assure confor- mance with the EIR view im a al sis and the PCDP and District Regulations, visual to ensure that the impacts identified in the EIR are consistent with actual Master Plan development. This analysis shall'be submitted to and approved by the City Planning Department. 49. In the event that hazardous waste is discovered during site preparation or construc- tion, the project sponsor shall ensure that the identified hazaidous waste and/or hazardous materials are handled and disposed in the manner specified by the State of California Hazardous Substances Control law (Health and Safety Code Division 10 0 0 20, Chapter 6.5), standards established by the California Department of Health Servi- ces, Office of Statewide Health Planning and Development, and according to the requirements of the California Administrative Code, Title 30, Chapter 22. 50. Prior to construction of structures over or near the Wilshire oil well, Project Sponsor shall ensure that the Wilshire oil well, or any abandoned, unrecorded well or pressure relief well, is re -abandoned to the current standards. Abandonment plans will be submitted to the State Division of Oil and Gas (DOG) for approval prior to the abandonment procedures. The City's building official shall be notified that the reabandonment was carried out according to DOG procedures. 051. To further determine the source of the gas on the Lower Campus site, prior to issuance of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples to samples taken from the Hoag gas collection wells prior to site grading and construction. 52. A soil gas sampling and monitoring program shall be conducted for the areas to be graded and/or excavated. Systematic sampling and analysis shall include methane and hydrogen sulfide gas. Samples shall be taken just below the surface, at depth intervals within the removal zone, and at a depth below the depth of actual disturbance. (The individual(s) performing this initial study may be at risk of exposure to significant - and possibly lethal - doses of hydrogen sulfide, and shall be appropriately protected as required.) 53. A site safety plan shall be developed that addresses the risks associated with exposures to methane and hydrogen sulfide. Each individual taking part in the sampling and monitoring program shall receive training on the potential hazards and on proper personal protective equipment. This training shalt 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 11 • C FA initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. 057 A study shall nducted that characterizes the wells, the influent gas, and the effluent of th .flare. This study shall characterize the gas over a period of time, to allow for potenti fluctuations in concentration and rate. 58. A scrubber system shall be required to reduce the concentration of hydrogen sulfide in the influent gas. in the event additional gases are to be collected from newly constructed collection wells as part of a measure to reduce exposures during construction, an evaluation of the capacity and efficiency of the present flare system shall be conducted prior to connecting any new sources. kn automatic re -light system shall be installed on the flare system to reduce the risk �f a potential release of high concentration of hydrogen sulfide. The system shall be designed with an alarm system that notifies a remote location which is manned 24 hours per day. A continuous hydrogen sulfide monitor that would give warning of a leak of concentrations in excess of acceptable levels shall be installed in the vicinity of the flare. 62. A study of the concentration of potential hazardous constituents shall be conducted prior to initiation of the project to characterize the wastewater and any risks it may pose to human health prior to development. A stormwater pollution prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for Storm Water Discharges Associated with Construction Activity and shall comply with all the provisions of the permit, including, but not limited to, the development of the SWPPP, the development and implementation of Best Management Practices, implementation of erosion control measures, the monitoring program requirements, and post construction monitoring of the system. 63. Soil samples shall be collected from appropriate locations at the site and analyzed for BTEX and priority pollutants; if the soils are found to contain unacceptable levels of hazardous constituents, appropriate mitigation will be required, including a complete characterization of both the vertical and horizontal extent of the contamination, and a remedial action plan shall be completed and approved by the California Regional Water Quality Control Board. The project spomor must demonstrate to the City of Newport Beach compliance with this measure prior to issuance of any permits for Phase I construction activities. 12 • 9 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, �l (1 Division of Oil and Gas, and the Southern California Air Quality Management 1 District for comment. Additionally, any proposed new passive vents shall be evaluated by these agencies prior to the issuance of grading or building permits. If the vents are emitting detectable levels of hydrogen sulfide and/or toxins, the emitted gasses must be treated prior to discharge in a manner acceptable to these agencies. 65. If required by the Southern California Air Quality Air Management District, an air dispersion model shall be required in order to predict the cumulative effects of the emissions. Compliance with any additional requirements of the AQMD shall be verified through a compliance review by the district with written verification received by the Newport Beach Building Department. 66. Before the issuance of building permits, the project sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring equipment with alarms to a manned remote location have been provided in building designs. This monitoring equipment must be,the best available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. 67. Prior to issuance of a grading permit, the Project Sponsor shall ensure that the \, inferred fault traversing the site is trenched and monitored for gas prior to site grading and construction. If gas monitoring indicates a potential risk during grading, additional gas collection wells will be drilled to collect and contain the gas. 68. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage, based on the recommen- dations of a geotechnical engineer. 69. Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing gas collection system. 70. Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach, indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas dbllection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the founda- tion. Riser type vents will be attached to light standards and building high points. 13 Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geo- technical firm shall be retained to design such systems. 71. Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All materials of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gasses. 72. Prior to issua--ice 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 m areas of likely accumulation, such as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can be tied into fire alarm systems for 24 hour surveillance. 73. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the buildings' central air conditioning system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). 74. During cons:ruction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally, construction contractors shall be required to have a health and safety plan that includes procedures for work- er/site safer: for methane. If dangerous levels of methane are discovered, construc- tion in the vicinity shall stop, the City of Newport Beach Fire Department shall be notified and appropriate procedures followed in order to contain the methane to ac- ceptable and safe levels. 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 the Lower Campus, the project sponsor shall submit to the City of Newport within one year of May, 1992, plans to install a scrubber system to remove hydrogen sulfide from the influent gas to the flare. The design and 14 construction of the system should be in accordance with the Best Available Control Technologies, and must be in compliance with SCAQMD (District) Regulation XIII, emission offsets and New Source Review. 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 mainte- nance plan for all equipment, and if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. 79. The project sponsor shall submit plans to the City of Newport Beach Building Department that demonstrate that the flare operation will be shut down within four years of August, 1992. The project sponsor must prepare and obtain approval from the SCAQMD to implement a sampling and analysis protocol for evaluation of the existing emissions from the flare after scrubbing (Mitigation Measures 75 & 76), and the effect of flare shutdown on ambient air quality. The methane gas source should be used, if engineering design allows, as a.supplemental source of fuel for the Hospital's boilers. If the gas is not usable, the flare shall be relocated. 80. The plans for the design of the new system will include a calibration and mainte- nance plan for all equipment, and if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arrestors. The project sponsor shall evaluate enclosing or placing new equipment underground. 81. Prior to installation of the scrubber system, the project sponsor shall develop a protocol for a study to evaluate the integrity of the control equipment and piping. The project sponsor must obtain agreement from the District on the protocol prior to initiating the study. 82. Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. 15 0 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. S4. 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 Appropriate off -hour heating/cooling/lighting controls 16 11 Time clocks and photovoltaic cells for lighting controls Efficient insulation systems Light colored roof and building exteriors PL lighting and fluorescent lighting systems Motion detector lighting controls Natural interior lighting - skylights, clerestories Solar orientation, earth berming and landscaping 89. The project sponsor shall demonstrate to the City Building Department that methods and materials which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible. 90. In conjunction with the Critical Care Surgery addition, the Project Sponsor will place the overhead power lines located west of the Upper Campus underground if feasi- ble. 91. Prior to the issuance of grading permits, emergency fire access to the site shall be approved by the City Public Works and Fire Departments. 92. Prior to the issuance of building permits, the project sponsor shall demonstrate that final design of the project shall provide for the incorporation of water -saving devices for project lavatories and other water -using facilities. The project sponsor will also comply with any other City adopted water conservation policies. 93. Prior to issuance of grading permits, a master plan of water and sewer facilities shall be prepared for the site. The project sponsor shall verify the adequacy of existing water and sewer facilities and construct any modifications or facilities necessitated by the proposed project development. 94. Prior to the issuance of building permits, the project sponsor shall demonstrate, to the satisfaction of the City Fire Department, that all buildings shall be equipped with fire suppression systems. 95. Prior to issuance of building permits, the project sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding the project site shall be designated as fire lanes, and no parking shall be permitted unless the accessvay meets minimum width requirements of the Public Works and Fire 17 Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. 96. Prior to issuance of a building permit, the project sponsor shall demonstrate to the City that the thermal integrity of new buildings are improved with automated time clocks or occupant sensors to reduce the thermal load. 97. Prior to issuance of a building permit, the project sponsor shall demonstrate to the City that window glazing, wall insulation, and efficient ventilation methods have been incorporated into building designs. 98. Prior to issuance of a building permit, the project sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water beater, cooking equipment, refrigerators, furnaces and boiler units. 99. Prior to issuance of a building permit, the project sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. 100. The project sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported off site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. 101) In conjunction with the application for a grading permit, the project sponsor shall submit a construction phasing and traffic control plan for each phase of development. This 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. `03. The project sponsor shall provide advance written notice of temporary traffic disrup- tions to affected areas, businesses and the public. This notice shall be provided at least two weeks prior to disruptions. 104. The project sponsor shall ensure that construction activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited between June 1 and September 1 to avoid traffic conflicts with W3 0 0 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. 10) The project sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. C10)6 Project sponsor shall ensure that all project related grading shall be performed in accordance with the City of Newport Beach Grading Ordinance which contains procedures and requirements relative to dust control, erosion and siltation control, noise, and other grading related activities. 107. Prior to issuance of grading permits, the project sponsor shall demonstrate com- pliance with SCAQMD Rule 403 which will require watering during the morning and evening prior to or after earth moving operations. To further reduce dust generation, grading should not occur when wind speeds exceed 25 miles per hour (MPH), and soil binders on SCAQMD approved chemical stabilizers should be spread on con- struction sites or unpaved areas. Additional measures to control fugitive dust include street sweeping of roads used by construction vehicles, reduction of speeds on all unpaved roads to 15 miles per hours, suspension of operations during first and second stage smog alerts, and wheel washing before construction vehicles leave the site. 108. Prior to issuance of any grading and building permit, the project sponsor shall submit a Trip Reduction Plan for construction crew members. This plan shall identify measures, such as ride -sharing and transit incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed and approved by the City Traffic Engineer. 109. Prior to issuance of a grading permit for each phase of construction, the project sponsor shall submit an analysis to the City Building Department that documents the criteria emissions factors for all stationary equipment to be used during that phase of construction. The analysis shall utilize emission factors contained in the applicable SCAQMD Handbook. The analysis shall also be submitted to the City of Newport Beach Planning Department for review and approval. 110. The project sponsor shall ensure that low emission mobile and stationary equipment is utilized during construction, and low sulfur fuel is utilized in stationary equipment, when available. Evidence of this fact shall be provided to the City of Newport Beach prior to issuance of any grading or building permit. 19 111. 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 accor- dance with Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 am. to 6:00 p.m. on weekdays, and 8:00 a.m. to 6:00 p.m. on Saturdays. No person shall, while engaged in construction, remodeling, dig- ging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner that produces loud noise that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. 113. Subsequent to the approval of this Agreement by the Coastal Commission and the expiration of any statute of limitation for filing a legal challenge to this Agreement, the Master Plan, or the EIR, Hoag shall deposit Two Hundred and Fifty Thousand Dollars ($250,000) in an account, and at a financial institution, acceptable to City. The account shall be in the name of the City provided, however, Hoag shall have the right to access the funds in the event, but only to the extent that, Hoag constructs or installs the improvements described in (i) or (ii). Funds in the account shall be applied to the following projects (in order of priority upon notice to proceed served by City on Hoag): (i) The construction of a sidewalk and installation of landscaping in the CalTrans right-of-way along the west side of Newport Boulevard southerly of Hospital Road; (ii) The construction of facilities necessary to bring reclaimed water to West Newport and/or the Property; Any funds remaining in the account after completion of the projects described in (i) and (ii) shall be used by the City to fund, in whole or in part, a public improvement in the vicinity of the property. 114. Roof top mechanical equipment screening on the emergency room expansion shall not extend closer than fifteen feet from the west edge of the structure and no closer than ten feet from the edge of the structure on any other side. 115. Noise from the emergency room expansion roof top mechanical equipment shall not exceed 55 dBA at the property line. 116. The project sponsor shallpay 75% of the cost of planting thirty 24 inch ficus trees (or the equivalent) in the berm between the service road and Villa Balboa southerly of the tennis courts. Planting shall occur on Villa Balboa property. 20 • 117. Use of the heliport/helipad shall be limited to emergency medical purposes or the transportation of critically ill patients in immediate need of medical care not avail- able at Hoag Hospital. Helicopters shall, to the extent feasible, arrive at, and depart from the helipad, from the northeast, to mitigate noise impacts on residential units to the west and south. 118. For any building subject to the issuance of the building permit by the Office of the State Architect, Hoag Hospital shall submit to the State Architect a letter from the City of Newport Beach indicating that review of the construction plans has been completed and that the plans are in compliance with all City requirements. 114. Non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of the service/access road shall be operated only between the hours of 7:00 a.m. and 7:00 p.m. daily. 120. Within one year from the date of final approval of the Planned Community District Regulations and Development Plan by the California Coastal Commission, as an interim measure, the project sponsor shall implement an acoustical and/or landscape screen to proNide a visual screen from and reduce noise to adjoining residences from the loading doc area. The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implications of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code. 121. Prior to issuance of a grading permit for each individual phase of development (i.e., I,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 build out year of the subject phase of development, and the CALINE4 CO hot spot model or the model recommended for such analysis at that time. The results of this analysis shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project build out CO analysis. 21 122. The methane gas facility and all building on the lower campus shall be subject to all laws and regulations applicable, including, but not limited to, the Federal Regulation contained in 29 CFR 1910, the State Health and Safety Code, Division 20, Chapter 6.95, and the regulations of OSHA and the National Fire Protection Association. Prior to the issuance of building permits on the lower campus, the project sponsor shall submit to the Newport Beach Fire Department a compliance review report of all the above referenced laws and regulations. 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. f;\,..patty-t\ed\cir142.Mh 22 r a 0 Davidovich & Associates Mechanical,Plumbing 6059 Bristol Parkway, 2nd Fl ` Electrical, Life Safety Culver City, California 90230 Energy and Lighting Phone: 310-348-5101 Consulting Engineers Fa:c 310-348-5102 CADD Environment Modem: 310.348-5155 LETTER AUGUST 26, 1996 Ms. GENIA GARCIA CITY OF NEWPORT BEACH PLANNING DEPARTMENT PO BOX 1768 3300 NEWPORT BEACH, CA. 92659-1768 RE: HOAG MEMORIAL HOSPITAL PRESBYTERIAN LOWER CAMPUS WEST PARING LOT MITIGATION MEASURE # 37 Dear Ms. Garcia: In response to Mitigation Measure # 37, the lighting fixtures selected for this project are energy efficient by design. Attached are product information sheets from the manufacturer for your approval. Respectfully, 41f�� Cesar B rroso, P.E. Project Engineer ■ Design 130' Vertical Lamp, High Performance, Spider Mount, Post -Top, Round Luminaire for Medium to High Mounting Heights - 400 to 1,000 Watt ❑ New innovative reflector technology provides the industry's best available lighting with the fewest fixtures and poles. ❑ The domed top, one-piece spun aluminum housing's stylish reveal enhances and blends with the curvilinear shapes of contemporary architectural styles. ❑ Function oriented engineering and quality construction reduces installation and maintenance costs. Distribution Patterns: Type VR Type VS Type 3 Type F Consult page 38-39 for specific photometric data :.Specifications: :: ' Honing: Each NOW ISO domed Lens: The convex thermal and after the luininaire has been set ' (specular);4)Type3-asymmetrical i' ' lop, one-piece, reinforced housing shock resistant glass lens shall be atopitspole, distribution, horizontal lamp, ten ?' i shall be constructed' of heavy- sealedto the lens frameandsecured 9ef(ecinrSjlitemcEach eleclro Pane lreflector(semi-specular).AII k%i'gaugespun aluminum. There shall ' with six retainer clips. brightened, anodized and sealed Photometric dala shall be certified •, r be noseams,weld beads orother Dual Casketing:The lensshall aluminum reflectorshallbemount- by an Independent testing facility. y visible disturbances to the hous- begasketed to the lens frame with ad to a one-piece reflector mask Ballast: All CWA ballasts (+10% :Ing'ssmooth surface.Asleek cir- extruded butyl acrylic tape sealant, which shall be hinged to the hous• to-10%lamp power regulation) cumferentialrevealshailbelocated' .The lens frame shall begasketedto Ingforeaseofaccesslothebaiiast shall be tray mounted and supplied one third from the housing bottom.' the housing'sInternal reinforcement compartment. The reflector mask with quick -disconnects. Ballasts All internal and external threaded ring with silicone Impregnated shall hold aporcelain iampholder shall be rated for -20 degree F ;:.••'hardwareshallbestainless steel. Dacrongasketing, and an insulated lamp support. operation. . Theeforwet l codell be l.Llisted 'suit- ablelorwetlocations,.' installation: Each Design 130's lens frame assembly shall be The optical system shall be fully enclosed. Design 130shall beavall- Finish: The fixture shall be pre- treated, primed, baked, covered L=Frame:Theheavy-dutyr411ed welded to an extruded aluminum able with the following reflector • with a high solids polyester finish aluminum lens frame shall be spidertypemountlngassemblyand systems:1)TypeVS-squaredishi- andbakedagaln.(Standardlinish hinged to the housing with twin t 1 i Il Fitt The bution, vertical lamp, 16 panel is dark bronze-313 ) The double stainless steel piano hinges and . a cos anum it p er. assemblyshallslipiita2.375'O.D. reflector 8s securedwlthfourilushmounted, x4.5'tenon. The prewiredmount- 8hammerta •;•vibrationresistant, captive, screw 1 ' ing assembiys cast aluminum - VR- rectang ' We fasteners. • „�: post -to-,'. ticallamp,ll °J ..:''••:�' •:;. ; : abletopcapallowing the Installer •mertone sp ` to complete torwardthrt 5 i;"�;g,•rv.. zantallamp, �' ' /�; YCq.1Y 'i iY., '�,j 4�- '.•i� '�1: `•�../; ;. 1i-speculardiffused, baked finish shall meet or exceed rspecular); 2) Type all AAMA requirements for 1,000 ardistribulfon,ver- ' hoursaitspray exposure. Optional ianelreflector (ham- • anodized finishes shall be applied ular); 3) Type F - over brushed aluminum surfaces ` distribution, had. .,. of a uniform grain. le -formed reflector. _ is r:�='.;y;,o( .:15 ; �,• it� ..1i: '^�' � �•''t� ram. Dimensional and Physical Data: DIMENSIONS: PROJECTED AREA (EPA): B 24.00' 1, 6 sq. it C 10.00, D = 3.50' -E 12.OD' MAXIMUM LAMP WATTAGE WEIGHT' HPS 1000W 79lbs. MH 1000W Ordering Information: ORDERING EXAMPLE: 130.29-VR-HPS-1000-277-DBZ-FO (Diagram at right describes sequence in this example.) This example illustrates the standard ordering sequence. Each part of the ordering number is chosen from the appropriate column in the ordering chart below. The number in the example designates a -Design 130 fixture, 29 inch housing with spider arm post -top mounting, vertically lamped Type VR distribution, 1 watt high pressure sodium lamp, 277 volt CWA ballast, dark bronze HZh and single fusing. Forpole ordering information, see Pole Index page 44. 10DOW max.". � 100 Note: Flat glass lens available upon request _ •MF: Tenon Fitter 2' I.D. (2.375' O.D.) x 4.50. For mounting to poles having a 2' pipe tenon. Pale not Included. See Pole Section of catalog for ordering details. DESIGN I SIZE —J DISTRIBUTION LAMP TYPE LAMP WATTAGE PRIMARY BALLAST VOLTAGE FiNISH OPTIONS Wmax. 1120, 208, 240, 277, 480 ELECTRICAL, PCT=Photo Cell and Receptacle FD=Single Fusing 12OV/277V FDO=Double Fusing up to 480V FDFD=Double Fusing 208V/240V OPTICAL, - HSS=House Side Shield FL -Flat Glass Lens FINISH: CC -Custom Colors (Specify) AN=Anodize (Specify Color) •qda� , �A�.=eplNTO•.MCJKOYaI•gyn•(,T.MG 29 11530 Melrose Av. Franklin Park IL 60131 ^ FROM DRVIDOVICH a RSSOC- .-- i Dimensional and Plysical Dat: DIMENSIONS pnCbea): izwzo 1211.25 12e•zD tao-zo 13 -26 Is A 20 25 29 20 26 74 B 10.6 10.0 10.0 10.0 10.0 10.6 0 826 3.50 4.70 326 3.50 4.70 0 NA 3,50 3.80 NA 8.50 340' F. t 2.5 12.5 12.6 10.5 11.7 12.0, F 6.25 6.25 6.26 - - 0 6.00 5.50 5.60 - - H (Pipe 0. 0.) 2,375 Z376 2.878 - - •' t standard arm for use with 1 of 2 t ures m 000d It 180'. Mounting 2IM e M W, or�M bad Nglin 126•"extruded dumkWM arm -LA ape iy WEIGHT (Pounds): 1 20 12g•26 1L2a 130.20 130.26 130.20 38 61 61 40 e3 79; PROJECTED AREA (EPA- Sq. Ft.): 199-20 129.25 12g•20 190.20 130.25 130- 1 Ftatun 1.60 2.20 3.07 1.80 2.2 2.06 2PbOures 3.20 4.40 6.14 - - - $ PAtures 425 6.10 7.08 - - - 4Flxlurse 4.00 7.00 9•82 - - MAXIMUM LAMP WATTAGE: 12P20 12D-25 129-29130.20 130.25 130.24 HPS 180 760 IODO 1 100 750 1000; MH 260 400 10DO 250 400 1000 08.02.1996 13305 i Design 1, Dest n 129 with lip Fitter H ieF--60erMI8fp FltlH R•376Q APlpea.ts•nueef Design 130 130-W (k 130.25 P. 3 �mta'at'�'isrz �J 130.20 Ordering Information: 12s 2TVR HPS 7so 27r cs FD ORDERING EXAMPLE:DESIGN129.25-VR-HPS-750.277-DB-FD SIZE(Diagram at right describes Sequence In this example,) DISTRIBUTI This example Illustrates the standard ordering sequence. Each LAMP TYPE pan of the ordering number Is chosen from the appropriate ot I. LAMP WATTAGE umn In the ordering chart below. The number in this example do i. PRIMARY BALLAST VOLTAGE IpHates a Dea(gn 129 arm -mounted fixture with standard arm, " size, with Type VR distribtt0on, for use wBh a 750 watt HPS lam 1, FINISH 277 volts, finished In dark bronze, with optional single fusing. For pole ordering Information, see Pole Index. OPTIONS , DESIrN SIZE •a •VOLTS HIPS MH 129 20 - 3 V. F 100W * ' 100W 1t 120 VQVNTINQ paigh its ant ISO 3,V,F 16ow*: 160W*$ 208 EsF rt3aawsvPRw 3, V. F 178W * 240 On c•Nwexet.awt 3 (Only) t ' 260W 277 to tong Arm Her 2 0 W, 3 of 4 EIECTRN-AL: 26 VR,1, 3, F 260W 25OW 4$0 POT PMta en t noepad• VR,1, 3, F 4DOW 40OW FD tl VIA'skV 12OYMN VR,1,3.F 75OW FDO WA6kw%4w • 29 VR, VS, 3, F 76DW 1000W FDFO O"D Nft 2MY1240V OPTICAIf VR, VS, 3, F 1000W d * 17SW and smaller use medium bass cookata- not avallable in 4$oV, N 0 e 9 a 1 d $ 180W MH uses Venture lamp with 175W MH Ballast Design 129 Mounting Options PINISH; (ghndard) (00000 TI1- TS-- E8F- �_ aK sod Owtom Psh Hd Round R squat •2,G76' { .tW WMp ANdudNMU Tenon • Tenonm� Exte at Wall Do emne &Vd&NL Adapter Adapter SIIpf tter Bracket e1 am Pa ' Cray fIA L*Aft eI J,a LV" Gtap, tw NM 698 SIX : 'ON 3401-Id E d WUMP:IT 96611z '0M r 4 AAH174 t n510 Wk•.eAve. Fe�Pere,ll f0iN1 Pl,ene tMT)aStaWN fAa (M�aSf47M .LUOdCM 0-dS S'13 : IONd CONSTRUCTORS FRANK JENES CORRIDOR DESIGN MANAGER DIRECT: (714) 798-6713 22 ExEcuTrvE PARK, SUITE 200 TEE: (714) 752-0990 IRVINE, CALIFORNIA 92714 FAx: (714) 752-8959 0 y p ate` 7e 7 L �� , ` ., prof °st c� R �f�. • ;i __ I- "Z�-rVV*z:l_L_ S7A.iG_ `-.3d`4Y1 Q3C5C7dG7�i_c _LH6ts; AC �LN 1 i 3a�an� �jsix 3- �-r1 �Sl. '3_5C1 mod: %./' 4-TS _t,L er -4-�f - 3-av� a�scrdr�ad • s 4� �G - l _ SG IH?tS ZIO �i7(�LV I_7• %�7__I JC 40 41 L 0 2220 UNIVERSITY DRIVE, SUITE 200 NEWPORT BEACH, CALIFORNIA 92660 71A.S74.1025 FAX 71A.57A.1008 ARCHITECTURE AND INTERIOR 09SION CONFERENCE NOTES RLi,GIVr.0 d)r PLANNING (DEPARTMENT CITY OF NEWPORT BEACH AM OCT 211996 PM 7181911DIU112111213141516 b PROJECT NAME: HOAG MEMORIAL HOSPITAL PRESBYTERIAN West Parking Lot - Lower Campus HOAG PROJ. NO.: 1255.78 TAA PROJ. NO.: 1214.00 MEETING DATE: 10/11/96 ATTENDEES: Genia Garcia - City of Newport Beach, Planning Department Faysal Jurdi City of Newport Beach, Building Department Rick Higley - R.T. Higley & Associates Dave Boyle - David A. Boyle Engineering Mike McLane - Taylor & Associates ITEMS DISCUSSED: TAYLOR & ASSOCIATES ASCBITECTS The purpose of this meeting was to discuss Hoag's intent to remove additional dirt from the upper terrace area above the Lower Campus Parking Lot, and to discuss the City's review process. 1. Faysal Jurdi noted that the fault study that is part of the current Lower Campus Parking Lot project has not been received by the City as promised. Faysal hereby notifies Hoag Hospital that if the fault study is not received by the City, by Friday, October 18, 1996, current grading operations will be stopped by the City. 2. Mike McLane noted that Hoag Hospital has been approached by several dirt moving contractors for purchase and removal of additional dirt from the upper terrace area above the Lower Campus Parking Lot. Since this is part of Hoag's Master Plan to eventually lower this area -upper terrace area to prepare for future buildings, it is Hoag's desire to have the dirt removed while there is a current market available. 3. it is Hoag's intent to lower the upper terrace area approximately 25 feet below the existing approved grade. 4. Genia Garcia noted that since removal of the dirt in this area was a part of Hoag's approved Master Plan, additional conditions of approval would not be triggered by the removal of excess dirt. CONFERENCE NOTES HOAG HOSPITAL West Parking Lot • Lower Campus 10/11/96 Page 2 5. In order for the City to approve removal of the additional dirt the City would require the following: • New grading plans. • A letter from the ArchaeologisUPaleontologist, stating that they have been present during current grading operations, and that the removal of the additional - - -dirt would -not {gave-adverse-effects-ta the area, - - -- - - — • Soils Engineer recommendations for the removal of the additional dirt and a letter that indicates that removal of the additional dirt would not have adverse effects on the existing surrounding terrace area, 6. Genia Garcia noted that the dirt removal work will require Coastal Commission approval, Mike McLane acknowledged and noted that Peri Murreta will be coordinating the change with the Coastal Commission. 7. The City indicated that this work will be done under a separate permit from the current grading activities. The above documents our understandingorItems discussedlnthe abovere/erencedmest/ng. Unless noticetothe contrary Isreceived, the notations will be considered acceptable and Taylor d Associates Archltects will proceed with work based on these understandings. Any discrepancies shouldbe brought to ourahention within seven (7) working days. By: Mike McLane cc: Those present - - _ Leif Thompson - Hoag_ Ped Muretta _ 1214CN01.DOC Project: Phase I Mass Grading Plan 4ld Lower Campus Parking LO y APPLICABILITY OF MITIGATION MEASURES Date: September 13, 1995 AM, l one ARAD M/A APPLIES AMR N/A IJ Ntel:7 A ProKCt: Phase ass Grading Plan and Lower Can us Parking Lot APPABILITY OF MITIGATION MEASES Date: September 13, 1995 APPLIES AMR N/A APPLIES AMR N/A 45 X 69 X 46 X 70 X U 7� 47 X , 71 ` X 7K�Otnvx-� 48 X 72 X U 49 X 73 } X 1 50 X 74 X 51 X 75 X� �! 52 X 76 X 53 X 77 X 54 X 78 X OQ 55 X 79 X 56 X 80 X 57 X 81 X 58 X 82 X ✓.1 59 X 83 Xd 60 X 84 X 61 X/ - I 85 X 62 X tc- 67 86 X 63 X 87 X ,1i�64 X 88 X Pp l a 65 X 89 X t�✓� 66 67 X 91 X X �- 68 X 92 Z% r 4 ProlOpt: Phase Ii Hass Grading Plan and Lower Cam us Parking Lot APP ABILITY OF MITIGATION MEASCS Date: September 13) 1995 a' HOAG FACILITIES DESIGN & CONSTRUCTION 301 NEWPORT BLVD. • BOX 6100 • NEWPORT BEACH, CA 92658.6100 H0w TRANSMITTAL Date: March 6, 1996 To: City of Newport Beach 3300 Newport Boulevard P.O. Box 1768 Newport Beach, CA 92658-1768 Attention: Genia Garcia, Associate Planner From: Leif Thompson, AIA /�jr�roc. �l-- Phone: 714-646-8901 Vice President Fax: 714-646-7741 Facilities Design and Construction Reference: Hoag Project #1251.43 Lower Campus Mass Grading Hoag Project #1252.78 Lower Campus West Parking Lot Subject: Grading Permit Application Comments: We are transmitting three copies of the submittal package for our grading permit application for the proposed parking lot on our lower campus. All support documentation has been provided in three-ring binders as we agreed. This is the first submittal for a project on the lower campus since the EIR for Hoag Master Plan was certified and the Planned Community Development Plan and District Regulations were adopted. The EIR required a number of studies to be completed prior to the issuance of a grading permit for the lower campus. The studies that were required, and are submitted in our package for the parking lot, were prepared to address the entire lower campus, where possible. Therefore, a number of the documents will be equally applicable to future lower campus development projects, and will require no revisions. Some studies, however, will need to be prepared for each future proposed development (e.g. geotechnical reports). The submittal package contains the following: 1.) Matrix detailing applicability of each of the Master Plan EIR's 123 mitigation measures to the proposed project. 2.) Text of each of the mitigation measures. 3.) Divider sheets for each applicable mitigation measure. The divider sheets identify the mitigation measure and its number, its timing, and the standard to be used to determine compliance with the mitigation measure. 4.) Documentation/plans in support of the grading permit application/mitigation measures. Each document/plan contained in the notebooks for the lower campus parking lot is itemized in the attached Table of Contents. LNT: ksc Enclosure: Table of Contents 1281.43.36.31-TABLE.ORCONT.MEM 0 Table of Contents Item Description Date 1 ) Grading permit application and fees. N/D 2) Grading plans (including erosion control) 02/02/96 with support letter. 02/12/96 3) Geotechnical investigation. 01 /23/96 4) Soil corrosivity evaluation. 12/20/95 5) Soils and construction material compatibility evaluation. 12/06/95 6) Landscape and irrigation plans. 1 2/1 1 /95 7) Hydrology study. 02/96 8) Dewatering study. 01 /26/96 9) Documentation for removal of on -site wetlands including: *Coastal development permit 07/24/95 *Army Corps of Engineers Section 404 permit 08/07/95 -California Department of Fish and Game 1603 agreement 01 /05/94, 01/05/95 *Conceptual Mitigation Plan 07/26/94 10) Letter of authorization for project archaeologist. 11/10/94 1 1 ) Letter of authorization for project paleontologist. 11 /17/94 12) Lighting plans. 11/29/95 1 3) Offer of Dedication for linear/consolidated viewpark. 10/17/94 1 4) View impact analysis. 02/15/96 1 5) Methane gas source study. 1 1 /10/93 1 6) Methane soil gas sampling and monitoring study. 1 1 /28/95 1 7) Site Health and Safety Plan. 08/05/93 1 8) Evaluation of need for additional gas collection wells for the parking lot 02/06/96 project. 1 9) Study of hazardous constituents/BTEX and priority pollutants. 01/10/96 20) Storm Water Pollution Prevention Plan. 01/19/98 21) Evaluation of existing methane vent systems on the lower campus. 1 2/08/95 22) Study to evaluate methane migration along inferred fault. 12/17/93 23) Plans/report for passive gas collection system under parking lot. 02/02/96 24) Documentation on adequacy of existing Hazardous Materials and Waster 08/09/95 Management Plan and Infectious Control Manual for usage with parking lot project. 25) Construction phasing and traffic control plan. 10/26/95 26) Air Quality Criteria Emissions calculations for stationary equipment. 01/05/96 27) Regulatory compliance review report for proposed parking. 02/12/96 File: 1251.4336.31 •TABLE.OF.CONTENTS 12) Merrill E. Wright, Fault Investigation, Mitigation Measure 67,..., Dated December 17, 1995. 13) Geoscience Analytical, Inc., letter regarding Mitigation Measure 70, Dated February 2, 1996. 14) Dav Apri130, 1996 Mr. Rick Higley R. T. Higley and Associates 310 Robinhood Lane Costa Mesa, CA 92627 Subject: Methane Gas, Further Studies Enclosed you will find the information regarding the current methane issue that is being reviewed by the Public Works Department, City Attorney, and City Manager. Mike Sinacori from the Utilities Department provided this information for your review. I am not sure what relationship, if any, these new studies may have to the old studies, but please let me know if there is a significant connection. Thank you for your help. Genia Garcia Associate Planner cc: Mike Sinacori, Utilities Faysal Jurdi, Building Dept. CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 April 30, 1996 Ms. Peri Muretta 3 Regalo Drive Mission Viejo, CA 92692 Subject: Phase I Mass Grading Plan and Lower Campus Parking Lot Dear Peri: Attached you will find an outline of the issues related to the Mitigation Measures that are still outstanding, to be resolved, or currently under review by other departments. I would like to take this opportunity to commend you for the well organized package that you have put together for this project. The organization of the "package" has made the task of reviewing this project an easier one for all departments involved. If you have any question regarding the outstanding issues or Mitigation Measures, please feel free to contact me at (714) 644-3208. Sincerely, PLANNING DEPARTMENT Associate Planner cc: Mr. Lief Thompson, AIA Vice President, Facilities Design and Construction Hoag Memorial Hospital 301 Newport Blvd. P.O. Box 6100 Newport Beach, CA 92658-6100 Patty Temple, Planning Manager 3300 Newport Boulevard, Newport Beach • CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 April 26, 1996 Mr. Rick Higley R. T. Higley and Associates 310 Robinhood Lane Costa Mesa, CA 92627 SUBJECT: Hoag Hospital Mass Grading Plan Dear Rick: Thank you for taking the time to meet with Faysal and myself yesterday. Enclosed you will find a revised Mitigation Measures responsibility/correction sheet, with additional details that outline the responsiblities of the various city departments and Hoag Hospital. Please make any comments you need to make and return to me. I may have some of the reports that were previously submitted for Mitigation compliance. If you require any of these reports, please let me know and I will send them to you. If you have any questions, concerns, or would like to arrange another meeting, please call me at (714) 644-3208. Thank you again for your assistance on this project. Sincerely, PLANNING DEPARTMENT By Genia Garcia Associate Planner cc: Faysal Jurdi, Building Department Patty Temple, Planning Manager 3300 Newport Boulevard, Newport Beach DATE April26, 1996 TO: Russel Cheek, Fire Department FROM: Genia Garcia, Planning Department SUBJECT: Hoag Hospital Mass Grading Plan and Lower Level Parking Lot Attached to this Plan Check is a list of the Mitigation Measures and the areas of responsibility for the various departments. I have highlighted the particular measures that apply to the Fire Department's review, but may have not included them all. Please review and return to me when you are finished. Thank you. HOAG HOSPITAL Phase I Mass Grading Plan and Lower Camnus parking Lot Plan Check #365G-96 Mitigation Measures April26, 1996 No. 1. Grading Requirement No. 2. Grading Requirement No. 3. Fault Study required prior to issuance of building permits, per R. Higley and F. Jurdi, To be determined by the Building Department and Consultant No. 4. N/A No. 5. Fault study required No. 6 Building Department requirement. Report submitted and applicable to the entire lower campus. Consultant to review No. 7. Report to Building Department No. 8. Building Department No. 9. Building Department. Erosion Control Plan No. 10 Landscape Plan sent to M.Lomeli in General Services and D. Hofstedt, in Public Works No. 11 AMR No. 12 Building Department. Need copy of report sent to CRWQCB No. 13 Building Department. Groundwater report No. 14 Building Department. Report required. Check with consultant No. 15 AMR • No. 16-17 Planning - Copy of "Notice of Intent to Issue Permit" dated 10/16/95 in files for 346 space parking lot. Need to submit a copy of Coastal Development' Permit for this. No. 18-20 Wetlands Mitigation Plan - Do we have? DFDG to review plan as part of the Streambed Alteration Agreement. No. 21 Letter received, will require a follow up letter after grading is completed No.22 Same No.23 N/A No. 24 Coastal Permit for parking lot needed. Perry to send. See No. 16,17. No.25-27 N/A No.28 AMR No.29-32 N/A No. 33 Public Works to review No.34 N/A No.35 AMR No.36 N/A No. 37 Building Dept. No. 38 Traffic Engineer to review No.39-41 N/A No.42 AMR No. 43 Plans sent to Public Works and General Services No. 44 Need a letter from the electrical engineer that this has been done. The plan proposed looks good, but will require a manufacturer's specification on the covering of the light source. Planning Dept./Bldg. Dept. No.45 N/A No.46 N/A No. 47 Pending - 60 days after grading permits issued. Hold on final. Planning No. 48 See note for Mitigation Measure #37. Will need an east and west elevation showing the height of the light poles in relation to the natural grade and the height plane restrictions. No.49 N/A No.50 N/A No. 51 Reports submitted 4/25/94 and 5/17/94, Perry, Consultant & Bldg to check No. 52 Methane, hydrogen sulphide, Methane Meetings - Legislation: fan Debay, Don Webb, Peggy Ducey, Mike Sinacori, Legislation -Senator's Office and Division of Oil and Gass to relocate flare. pg 73 - 50,000 PPM is explosive, lethal, Perry. No. 53 submitted a long time ago, FYI No. 54 Building Department, additional collection wells, see #52, more wells needed, not for parking lot, but support services, Perry No. 55 Building Department No. 56 No need to mitigate, not problems for parking lot - Perry? Check report No. 57-59 Perry - no need for new wells? No.60-61 Flare. No. 62 Public Works, John Wolters was working on -check. Stormwater pollution prevention plan. No. 63 Soil samples?? (see #56) No. 64 vents, look at to make sure vents are working, report says so'. ? Consultant to check report No.65-66 N/A No. 67 Inferred fault, not comprehensive, not big deal - Perry. Consultant to review No.68-69 N/A No. 70 This is the report. The system itself on parking lot plan - Perry. Consultant to review. Building Dept. No.71-73 N/A No. 74 When we get a grading contractor - Perry, Building No.75 N/A No.76 Completed No.77-78 N/A No. 79 Perry - From 8/92, had four years to shut down the flare. No.80-81 N/A No. 82 Grading/Building Dept. No. 83 Do not need for a parking lot. Received a couple of letters - Perry, - Check file No. 84 Building/ Planning Dept. No.85 N/A No. 86 Planning - Letter received No. 87 Grading, Public Works, Traffic No. 88 Building Dept. No. 89 Building Dept. No.90 N/A No. 91 On Plan - Perry - Fire Dept. Send No.92 N/A No. 93 Public Works, Utilities Dept. No.94 N/A No. 95 Fire Dept. No.96-97 N/A No. 98 Building Dept. No.99 N/A No.100 Building/Grading No. 101 Janet to review parking lot, Rich E. approved for mass grading - Perry Traffic No. 102 No routes - Perry - Traffic To review No. 103 On Plans - Perry - Traffic to review No. 104-107 Building Department, Grading " No. 108- Janet said no - Perry - Okay, Traffic No. 109 Emissions from stationary equipment - John or Patty (Perry) Page 4 thresholds - see EIR. Is it significant? Perry said EIR overrides Check No. 110 Contractor, Building Dept. No. III Building, No.112 Building No. 113 Traffic, Public Works No. 114-120 N/A No. 121 Building, Grading, Report No. 122 OSHA requirements No.123 N/A Gm a b)� Ait, ` s 1Q.01 4, 3s 6r l� C�-- ov-v BOILDING/FINANCE TRAh SFER SLIP Data: 02-420-00 - Building • ............� (Valuation) 02-421-00 - Electrical, , , , , , , , , , , , , , , , , $ 02-422-00 - Grading , , , , , , , , , , , , , , , , , , ,, , ,s 02-424-00 - Plumbing , , , , , , , , , , , , , , , , , , , ,s _ 02-425-00 - Heating ,,,,,,,,,,,,,,,,,,,,,,$ 02403-00 - Special Building Pass , , , , , , , , , , , , , , $ 02-101-00 - Plan Check - Building , , , , , , , , , , , , , , , s 02-708-00 - Plan Check - Grading , , , , , , , , , , , , , , , s 02-700-00 - Zoning Q Subdivision Fees , , , , , , , , , , , , , $ 02-801-00 - Sale of Maps 0 Publications, , , , , , , , , , , , , $ 02-220-01 - San. Blair. /5 - Res. Zone 1 - $250/unit, , $ 02-220-02 - San. Blair. 45 - Res. Zone 2 - s850/unit, , s 02-220-03 - San. Dfstr. A5 - Res. Zone 3 - s1260/µnit , , , , , $ 02-220-04 - Sao. Blair. 45 - Comm. Zone 1 - $13011000 sq ft - 6 minimum $130 02-220-05 - San. Distr. M5 - Comm. Zone 2 - $440/1000 sq ft - $ minimum $440 02-220-06 - San. Blair. 45 - Comm. Zone 3 - $200011000 aq ft- $ minimum $2000 02-220-07 - San. Dfstr. 06 - Res, s10001unD , , , , , , ,,, $ 02-220-08 - San. Disir. 45 - Comm, $200/1000 eq fi min.s1000. $ 01-220-09 - San. Distr. 07 - Rea. Zone 1 - s260funu, , , , , , s 02-220-10 - San. Blair. I7 - Res. Zone 2 - $250/unit , , , , , S 02-220-12 - Son. Dislr. 07 - Comm. Zone i - $50/1000 sq ft - s minimum $250 02-220-13 - San. Distr. N7 - Comm. Zone 2 - $18011000 sq ft - $ minimum $250 25-607-02 - Fair Share (Circulation a Transportation Pund). . . $ 27-317-01 - Excise Tax - Rosidential , , , , , , , , , , , , , , $ 27-317-03 - Excise Tux - Commercial , , , , , , , , , , , , , , $ 02-217-01 - Deposit Fees (Rctundobie) . . . . . . . . . .. . . $ 02-217-12 - SJIITC Fees , , , , , , , , , , , , , , , , , , , ,s HOAGHoag Memmal Hospital Presbyterian • HOSPITAL henpoIt Sea h, Califom a 926588-6100 Phone 714/645-86M May 8, 1996 Mr. Rick Higley c/o Faysal Jurdi City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 Re: Hoag Project #1252.78 Subject: Grading Plans Dear Mr. Higley: Lower Campus West Parking Lot BUILDING DEPARTMENT MAY 13 1996 CITY OF NEVVPoRT brAUH CALIFORNIA We are in receipt of your comments on the grading plans for the Lower Campus West Parking Lot (plan check #3656-96). This letter is being written In response to your comments on the submittal. 1) Comment: Hoag Hospital is to obtain final of grading permit issued for installation of the sulfur treatment plant before the applied for grading permit for the proposed Lower Campus grading and parking lot can be approved. es nse: The plans for the methane gas facility were originally approved by the City and permits were pulled on November 4, 1994. The City subsequently requested revisions to the project. These revisions were made and final, post -permit approval was granted by the City on November 15, 1995. However, in the interim, due to the lengthy delays In the review process for the methane gas facility, Hoag Hospital proceeded to develop plans for the Lower Campus parking lot. The grading plans submitted for the Lower Campus parking lot include the grading for the methane gas facility. The grading for both projects will be done at one time. The relocation of the methane gas facility itself has been suspended by Hoag to coordinate with pending legislation that Hoag Hospital and the City are pursuing with the state. The outcome of the legislation will determine how, when, and where the facility is finally located. 2) Comment: The project geotechnical consultant and the project environmental consultant shall both cosign the proposed grading plans. Res nse: The project geotechnical consultant and the project environmental consultant will both sign the revised grading plans. Leighton & Associates, Inc. will be the geotechnical consultant on phase I of the project (fault study and drainage improvements), and Law/Crandall, Inc. will be the project geotechnical consultant for phase II of the project (parking lot construction). GeoScience Analytical, Inc. will be the project environmental consultant. A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOIST COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS r...,xr Page 2 Mr. Rick Higley May 8, 1996 3) Comment: The owner shall indicate in writing that in lieu of providing terrace drains on the slopes as required by UBC (since these are interim conditions) the Code -required terraces and drains will be incorporated into the final site grading plans and, that all ultimate graded slopes will comply with applicable codes. Res nse: Future development on the Lower Campus will likely be designed as was the Hoag Cancer Center, i.e., cut back into the slope face with a service road at the back of the structure and retaining walls, as needed. As individual buildings are constructed, Hoag will install terraces and drains as required by the City so that ultimate graded slopes will comply with applicable codes. 4) Comment: Provide a second copy of each geotechnical and environmental report. Response: Three copies of all reports were submitted to the City on March 7, 1996. If you require an additional report, we will provide you with one. The grading plans themselves contained a few additional minor comments. These comments will be addressed on the revised grading plans. Please call me if you have any further questions. Sincerely, LHtrG�-��4r� Leif N. Thompson, AIA Vice President Facilities Design and Construction LNT:ksc c: Joseph L. Boyle, David A. Boyle Engineering Greg McClure, Hoag Project Manager Peri Muretta, Consultant File: 1252.78.36.31-GRADING.COMM ENTS 0 0 HOAGHoag Memorial Hospital Presbyterian HOSPITAL 301 Newport Boulevard, P.O. Box 6100 Newport Beach, California 92658-6100 Phone 714/645-8600 May 24, 1996 Mr. Raimar Schuller Building Director City of Newport Beach 3300 Newport Boulevard P.O. Box 1768 Newport Beach, CA 92658-8915 Re: Hoag Project #1253.02 Hoag Project #1252.78 Dear Mr. Schuller: RELW141:0 t$f PLANNING DEPARTMENT CITV OF NEWPORT BEACI l MAY 2 8.1996 7 71819110111112111 1 14151 6 L Transitional Care Unit Lower Campus West Parking Lot Thanks for your help and attention with the Transitional Care Unit Patio and West Caitrans parking lot. Faysal Jurdi, Genia Garcia and your other staff have been very cooperative. We are all coping with the burden of additional work as a result of the down- or right -sizing of department staff. If we can be of help to clarify submittals or provide additional information, please call. Sincerely, Leif N. Thompson, AIA Vice President Facilities Design and Construction LNT:ksc c: Genia Garcia, Associate Planner Faysal Jurdi, Chief Plan Check Engineer RE: 1253.02-36.20-R.SCHULLER. LTR A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION Of HEALTHCARE ORGANIZATIONS owwr.. HOAG MEMORIAL HOSPITAL PRESBYTERIAN Preconstruction Meeting Project #1252.78 West Parking Lot - Lower Campus June 27, 1996 AGENDA Attendees: Leif Thompson, Hoag Hospital Greg McClure, Hoag Hospital Faysal Jurdi, City of Newport Beach Genia Garcia, City of Newport Beach Peri Muretta, Consultant Dave Boyle, David A. Boyle Engineering Michael McLane, Taylor & Associates I. Release of partial grading permit A. City requirements 1. Large colored plan denoting Phase I area (fault study area and drainage improvements, including drainage line connection points), and cross out of Phase II area as "Not a Part' 2. Supplemental sheet for attachment to grading plans identifying temporary v. permanent haul road locations, stockpile location, staging area, etc. B. Timing 1. Partial permit issuance 2. Completion of Phase I work scope II. Release of full grading permit A. Timing 1. Additional City requirements a) Comments not yet received from March 7 submittal b) Comments to be responded to from March 7 submittal 2. Need to initiate Phase II immediately after Phase I a) Fault study results relevance b) Other issues to be identified 1252.78.01.35-AGENDA-06/27/96 6/27/96 Preconstruction Meet Page 2 y June 27, 1996 III. Flare Relocation A. Current Plans B. Impact on Grading Plans 1. Minor revision 2. Installation of Piping File: 1252.76.01.35-AGENDA-06/27/96 �I 0 0 CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658-8915 July 1, 1996 Mr. Rick Higley R. T. Higley and Associates 310 Robinhood Lane Costa Mesa, CA 92627 SUBJECT: Hoag Hospital Mass Grading Plan, Parking Lot and Mitigation Measures Dear Rick: Attached to this letter, you will find a copy of the Mitigation Measures and their status, as related to the above referenced projects. Per a meeting with Hoag Hospital representatives and city staff on June 28, 1996, a number of issues were raised and discussed. It was determined that a separate permit would be issued for the installation of subdrains for the fault study. You will be receiving a separate grading plan for this work. Faysal has asked that I obtain written clarification on Mitigation Measure No. 52 before the city can issue the permt for the work for the fault study. "Does the site safety plan required in MM 53, (and is incorporated into the grading notes on plan) satisfy the requirement of a soil gas sampling and monitoring program (MM52)? I would like to have an answ6r in writing as to how this issue is to be, or has been resolved with Hoag (MM52 and MM53). This seems to be the only issue that is holding up the fault study permit. Please review my list and the one that Perri has sent you and let me know what other outstanding items that you feel have not been addressed for the grading 12ermit for the lower campus. Per our conversation, MM No. 54 is required to have additional gas collection wells installed in the subject area. Let me know if this condition has been satisfied, per your correspondence with Perri. Another question that I have: "Should the fault study include the areas east of Hoag Road, where the Cancer Center and Child Care Center are located and the area where the new Support Services Building is to be located. I know that we will be receiving all new studies and reports for this building, but should this area be included in the fault study? Thank you again for your assistance on this project. 3300 Newport Boulevard, Newport Beach !/ s E to V Sincerely, PLANNING DEPARTNE By Genia Garcia Associate Planner cc: Faysal Jurdi, Buildi. HOAGHoag Memorial Hospital Presbyterian HOSPITAL 301 Newpon Boulevard, P.O. Box 6100 RLs rAcv ur Newport Heach, California 92658-6100 M� Phone 714/645-8600 PLANNING DEPARTMENT ^ITY OF NEWPORT BEACH July 2, 1996 Mr. Rick Higley R.T. Higley Associates 310 Robinhood Lane Costa Mesa, CA 92627 Re: Hoag Project #1252.78 Lower Campus West Parking Lot JUL 8 1996 AN PM Subject: Response to City Plan Check Comments Dear Mr. Higley: We are in receipt of your letter dated June 10, 1996 (enclosed) regarding review of the plans for Hoag's parking lot to be constructed on its Lower Campus (Plan Check No. 365G-96). Based on a meeting our consultant, Per! Muretta, had with Genia Garcia on June 27, 1996, we are responding to your individual comments below. Comments are only provided for mitigation measures that were not approved by you in your June 10 letter. Mitigation Measure June 10 Comments and Responses 1 Comment: Applicant to make all corrections and provide all documentation requested in the original CNB grading plan check list dated March 31, 1996. Response: We will respond to the City's grading plan check comments dated March 31, 1996, except as stipulated in our May 8, 1996 letter to you (enclosed). In addition, the flare grading will not be included as part of the parking lot project, but it will be completed under a separate permit. 3 Comment: The report dated January 23, 1996 does not include the required fault study. The applicant shall provide a letter of understanding acknowledging that while the comprehensive fault study has been waived for the purposes of issuing the grading permit for the proposed west parking lot, this study must be provided for city review and approval prior to the approval of any further grading or building permits. Response: Based on our June 27, 1996 meeting with Faysal Jurdi and Genia Garcia, Hoag will be allowed to proceed with grading and subsequent development of the parking lot as soon as the fault mapping is submitted to the City. With respect to the Law/Crandall January 23, 1996 report entitled "Report of Geotechnical Investigation - Proposed Parking Lot and Future Building Development, Western Portion of the Lower Campus, Hoag Memorial Hospital Presbyterian, Newport Beach, California," we received no comments from you, and, therefore, consider the document approved as submitted. ANIZATIONS A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORO Mr. Higley Page 2 July 2, 1996 Mitigation Measure June 10 Comments and Responses 5 Comment: The project soil engineer and engineering geologist shall review the plans for the current phase of development as well as the LeRoy/Crandall report dated June, 1989. The consultants shall approve the plans from a geotechnical perspective confirming that all geotechnical recommendations have been incorporated in the plans. Response: The 1989 LeRoy Crandall report is superseded by the January 1996 Law/Crandall Geotechnical Evaluation (provided as mitigation measure 3); further, the soils engineer and environmental consultant will both sign the grading plans (as requested by you in your March 31, 1996 plan check). No further documentation is required. 7 Comment: The M.J. Schiff report dated December 6, 1995 indicates that the site soil is "classified as severely corrosive to ferrous metals, aggressive to copper, and deleterious to concrete." Again, as noted above for MM 6, the consultants shall provide a compatibility evaluation for the materials planned in the proposed phase of development (pavement, conduits, cables, pipe, concrete, etc.). Response: The December 6, 1995 M.J. Schiff report constitutes the construction materials compatibility evaluation required by this mitigation measure, and no further documentation is required. With respect to the parking lot project, pavement will be required to be acid -resistant, and the geotechnical report will be amended to state this. 8 Comment: The December 6, 1996 (sic), M.J. Schiff report as indicated above for MM 7 triggers the on -site remediation required by this MM. Provide the plans, recommendations, specifications, etc. which meet this requirement. A building permit is required for the installation of parking lot lighting, walls, etc. Response: The GeoScience Analytical, Inc, report dated December 20, 1995 found no hazardous materials on -site, and, therefore, no remediation is required. The presence of soils that are corrosive to construction materials does not trigger the need for on -site remediation. 9 Comment: Erosion control plans shall be attached to the parking lot grading plans. Response: Erosion control plans are noted on the grading plans which were plan checked on March 31, 1996. Mr. Higley Page 3 July 2, 1996 Mitigation Measure June 10 Comments and Responses 13 Comment: The Leighton report dated January 26, 1996 only addresses the seepage located at the base of the existing bluff west of the Child Care Center. This study does not meet the scope required by MM 13 and as such, is only considered adequate for purposes of issuing the grading permit for the proposed west parking lot. Additional studies must be submitted, reviewed and approved by CNB prior to issuance of any additional permits beyond the present parking lot work. Response: The January 26, 1996 Leighton and Associates, Inc. report entitled "Geotechnical Evaluation and Remediation, Recommendations of Seepage Problem Along the Natural Slope North of Lower Campus Parking Lot, Hoag Memorial Hospital Presbyterian, Newport Beach, California" was prepared solely for the parking lot project and additional reports will be prepared for subsequent development. 14 Comment: NA at this time as long as the "temporary" subdrain system is to be outlet into existing drains. However, the applicant is encouraged to discuss this with the RWQCB. Response: The subdrain system outlets to existing drains. An NPDES construction dewatering permit is required, and one has been received from the Regional Water Quality Control Board. A copy of this permit has been provided to Genia Garcia. 52 Comment: This MM has not been satisfied by the December 28, 1995 report by GeoScience Analytical, Inc. The MM requires that a program be designed for the sampling and monitoring of methane and hydrogen sulfide gases during the grading proposed in the plans being submitted for grading approval. Provide the requested document. Response: Mitigation Measure 52 requires the following: 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.) Mr. Higley Page 4 July 2, 1996 Mitigation Measure June 10 Comments and Responses 52 Response: An extensive program that involved a number of borings in compliance with (continued) mitigation measure 52 was undertaken for the entire Lower Campus. This information is thoroughly documented in the report provided for mitigation measure 52. Your comment that "...a program be designed for the sampling and monitoring of methane and hydrogen sulfide gases during the grading proposed in the plans being submitted for grading approval" is correct; however, it is not a requirement of mitigation measure 52. The requirements for monitoring during grading are'contained in other mitigation measures (e.g., mitigation measures 53 and 55). 55 Comment: The applicant shall provide the documentation verifying compliance with this MM. Response: Hoag will include the requirements for compliance with this mitigation measure in its supplemental conditions to the contract with the contractor selected for the parking lot project. A copy of that portion of the contract verifying this will be provided to Genia Garcia. 62 Comment: The SWPPP is to be properly signed. Structural and permanent BMP's were not reviewed at this time, but can be reviewed at the request of the Planning Department. Response: The SWPPP was reviewed by Steve Luy in the Public Works Department. Hoag will sign the document as part of its response to all City comments on the parking lot plans. 63 Comment: The applicant shall provide the document(s) which satisfy this MM. Response: The January 10, 1996 report entitled "Partial Environmental Audit, Lower Campus, Mitigation Measures 56 and 63, Hoag Memorial Hospital Presbyterian, Newport Beach, CA," by GeoScience Analytical, Inc., includes all requirements for mitigation measure 63 and was included in the, -original submittal under mitigation measure 56. 67 Comment: The project engineering geologist shall review the December 17, 1993 report by Merrill E. Wright and comment in writing as to the adequacy of this report for the purpose of meeting the MM. Response: The project engineering geologist should not need to comment on the report, since the project engineering geologist has signed the grading plans and will be a party to the comprehensive fault study in -process for the Lower Campus. • 9 Mr. Higley Page 5 July 2, 1996 Mitigation Measure June 10 Comments and Responses 70 Comment: is this system shown on the grading plans for the west parking lot? This collection system is required by this MM (comments by the attached GeoSctence report notwithstanding). Response: The passive gas collection system is shown on the grading plans checked by the City on March 31, 1996 for the parking lot. 74 Comment: Applicant shall demonstrate compliance with this MM. Provide appropriate documentation. Response: Hoag will ,include the requirements for compliance with this mitigation measure in its supplemental conditions to the contract with the contractor selected for the parking lot project. A copy of that portion of the contract verifying this will be provided to Genia Garcia. 107 Comment: Applicant to provide the appropriate documentation. Response: Hoag will include the requirement for compliance with this mitigation measure in its supplemental conditions to the contract with the contractor selected for the parking lot project. A copy of that portion of the contract verifying this will be provided to Genia Garcia. The Hospital is anticipating pulling its grading permit for the entire Lower Campus parking lot by July 15. The first phase of grading (for the drainage improvements and fault study) will be initiated as soon as the issues related to mitigation measure 52 are resolved. Please contact me, Per! Muretta or Genie. Garcia to discuss our comments to your June 10, 1996 letter as soon as possible. Sincerely, Leif N. Thompson, AIA Vice President Facilities Design and Construction LNT:ksc c: David A. Boyle, David A. Boyle Engineering Genia Garcia, City of Newport Beach Michael K. McLane, Taylor & Associates Architects Pert Muretta, Consultant Enclosures 1252.7838.30-P LAN.CH K. COMMENTS Associates Geotechnical and Municipal Services Review of Mitigation Measures Date: June 10, 1996 For: City of Newport Beach Project: Hoag Hospital, Proposed Parking Lot, West of the Intersection of Hoag Road and Pacific Coast Highway Mitigation Measure Comments Applicant to make all corrections and provide all documentation requested in the original CNB grading plan check list dated March 31, 1996. 2 This item has been addressed on the proposed grading plans and meets the intent of this MM. 3 The report dated January 23, 1996 does not include the required fault study. The applicant shall provide a letter of understanding acknowledging that while the compre- hensive fault study has been waived for the purposes of issuing the grading permit for the proposed west parking lot, this study must be provided for city review and approval prior to the approval of any further grading or building permits. 5 The project soil engineer and engineering geologist shall review the plans for the current phase of development as well as the LeRoy/Crandall report dated June, 1989. The consultants shall approve the plans from a geotechnical perspective confirming that all geotechnical recommend- ations have been incorporated in the plans. 6 The Geoscience Analytical, December 20, 1995 report indicates that no hazardous material was found but the requirement of determining construction material compatibility indicated in MM 7 is needed and shall be provided by the applicant. 7 The M.J. Schiff report dated December 6, 1995 indicates that the site soil is " classified as severely corrosive to ferrous metals, aggressive to copper, and deleterious to 310 Robinlwod Lane, Costa Mesa, CA 92627 Tel: (714) 642-7801 Far: (714) 642-5654 0 concrete." Again, as noted above for MM 6, the consultants shall provide a compatibility evaluation for the materials planned in the proposed phase of development. (pavement, conduits, cables, pipe, concrete, etc.) 8 The December 6, 1996, M. J. Schiff report as indicated above for MM 7 triggers the on -site remediation required by this MM. Provide the plans, recommendations, specifications, etc. which meet this requirement. A building permit is required for the installation of parking lot lighting, walls etc. 9 Erosion control plans shall be attached to the parking lot grading plans. 10 (Planning dept. item) 12 (Public works item) 13 The Leighton report dated January 26, 1996 only addresses the seepage located at the base of the existing bluff west of the Child Care Center. This study does not meet the scope required by MM 13 and as such, is only considered adequate for purposes of issuing the grading permit for the proposed west parking lot. Additional studies must be submitted, reviewed and approved by CNB prior to issuance of any additional permits beyond the present parking lot work. 14 NA at this time as long as the "temporary" subdrain system is to be outlet into existing drains. However, the applicant is encouraged to discuss this with the RWQCB. 16 (Planning dept. item) 17 (Planning dept. item) This is required prior to issuing the west parking lot permit. 18 (Planning dept. item) This is required prior to issuing the west parking lot permit. 19 (Planning dept. item) This is required prior to issuing the west parking lot permit. 20 (Planning dept. item) This is required prior to issuing the west parking lot permit. 21 (Planning dept. item) The provided letter is 18 months old and should be updated. 2 22 (Planning dept. item) The provided letter is 18 months old and should be updated. 24 (Planning dept. item) 33 (Planning dept. item) 37 (Planning dept. item) 38 (Planning dept. item) 43 (Planning dept. item) Are landscape plans part of the parking lot plan package? 47 (Planning dept. item) 48 (Planning dept. item) 51 The November 10, 1993 report by Merrill E Wright concludes that the source of the Hoag site gas is different from the source causing gas seepage at the Newport Beach Townhomes site and the oil field located in west Newport. This report concludes that " it is unlikely that they (the gases observed on the Townhome site and the Hoag site) are a product of the fire flood (of the west Newport oil field)." This MM has been met. 52 This MM has not been satisfied by the December 28, 1995 report by Geoscience Analytical, Inc. The MM requires that a program be designed for the sampling and monitoring of methane and hydrogen sulfide gases during the grading proposed in the plans being submitted for grading approval. Provide the requested document. 53 The required site health and safety plan has been reviewed and meets the requirement of this MM. 54 The letter by Geoscience Analytical dated February 6, 1996 adequately addresses this MM. However, the consultant recommends that additional gas collection wells be designed and installed as part of any development east of the Hoag Road and PCH intersection. 55 The applicant shall provide the documentation verifying compliance with this MM. 56 The January 10, 1996 report by Geoscience Analytical, Inc. indicates that no other hazardous materials or constituents were found during the investigation satisfying the intent of this MM. 59 This evaluation must be completed and submitted as part of the plan check package for future building projects. 62 The SWPPP is to be properly signed. Structural and permanent BMP's were not reviewed at this time but can be reviewed at the request of the Planning Department. 63 The applicant shall provide the document(s) which satisfy this MM. 64 The report by Geoscience Analytical Inc. dated December 8, 1995 satisfies this MM. 67 The project engineering geologist shall review the December 17, 1993 report by Merrill E. Wright and comment in writing as to the adequacy of this report for the purpose of meeting the MM. 70 Is this system shown on the grading plans for the west parking lot? This collection system is required by this MM ( comments by the attached Geoscience report notwithstanding). 74 Applicant shall demonstrate compliance with this MM. Provide appropriate documentation. 82 This MM is triggered by a building permit application. 83 This MM is triggered by a building permit application. 91 ( Fire Dept. and Public Works item) 101 ( Traffic Dept. item) 102 ( Traffic Dept. item) 103 ( Planning Dept. item) 104 (Public Works item) 105 (Planning Dept. item) 106 This intent of this MM is met by notes found on the grading plans. 4 107 Applicant to provide the appropriate documentation. 108 ( Traffic Dept. item) 109 ( Planning Dept. item) 110 ( Planning Dept. item) 111 ( Planning Dept. item) 112 Notes found on the grading plans meet the intent of this MM. 122 ( Fire Dept. item) References ( The following documents were reviewed as part of the submitted package) 1. 1) Law/Crandall, Inc., Report of Geotechnical Investigation...., January 23, 1996. 2) Geoscience Analytical, Inc., Partial Environmental Audit, Lower Campus, MM 6, 7 & 8. Dated December 20, 1995. 3) M. J. Schiff Associates, Inc., Soil Corrosivity Study, December 6, 1995. 4) Leighton and Associates, Inc., Geotechnical Evaluation and Remediation Recommendations of Seepage Problem along the Natural Slope North of Lower Campus Parking Lot,....., Dated January 26, 1996. 5) Merrill E. Wright, Letter regarding mitigation measure 51, November 10, 1993. 6) Geoscience Analytical, Inc., Partial Environmental Audit, Lower Campus, Mitigation Measure 52...... Dated December 25, 1995. 7) Geoscience Analytical, Inc., Site Health and Safety Plan for the Hoag Memorial Hospital Presbyterian Master Plan, Dated August 5, 1993. 8) Geoscience Analytical, Inc., Letter regarding Mitigation Measure No. 54 of the Hoag Master Plan Project E.I.R., Dated February 6, 1996. 9) Geoscience Analytical, Inc., Partial Environmental Audit, Lower Campus Mitigation Measures 56 & 63 ...., Dated January 10, 1996. 10) Law/Crandall, Inc., Storm Water Pollution Prevention Plan, Lower Campus Development, Dated January 19, 1996. 11) Geoscience Analytical, Inc., Partial Environmental Audit, Lower Campus, Mitigation Measure 64, Dated December 8, 1995. 5 11 0 12) Merrill E. Wright, Fault Investigation, Mitigation Measure 67,..., Dated December 17, 1995. 402N r-c ,lcnra Analvfiral Inr lafiar rennrdinn Mitination Measure 70. Dated 0 HOAGHoag Memorial Hospital Presbyterian HOSPITAL 301 Newport Boulevard, P.O. Box 6100 NewportBeach, California 92658-6300 Y.: yle 714/645-860600 May 8, 1996 Mr. Rick Higley c/o Faysal Jurdi City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658 Re: Hoag Project #1252.78 Lower Campus West Parking Lot W Subject: Grading Plans Dear Mr. Higley: We are in receipt of your comments on the grading plans for the Lower Campus West Parking Lot (plan check #3656-96). This letter is being written in response to your comments on the submittal. 1) Comment: Hoag Hospital is to obtain final of grading permit issued for installation of the sulfur treatment plant before the applied for grading permit for the proposed Lower Campus grading and parking lot can be approved. Response: The plans for the methane gas facility were originally approved by the City and permits were pulled on November 4, 1994. The City subsequently requested revisions to the project. These revisions were made and final, post -permit approval was granted by the City on November 15, 1995. However, in the interim, due to the lengthy delays in the review process for the methane gas facility, Hoag Hospital proceeded to develop plans for the Lower Campus parking lot. The grading plans submitted for the Lower Campus parking lot include the grading for the methane gas facility. The grading for both projects will be done at one time. The relocation of the methane gas facility itself has been suspended by Hoag to coordinate with pending legislation that Hoag Hospital and the City are pursuing with the state. The outcome of the legislation will determine how, when, and where the facility is finally located. 2) Comment: The project geotechnical consultant and the project environmental consultant shall both cosign the proposed grading plans. es se: The project geotechnical consultant and the project environmental -consultant will both sign the revised grading plans. Leighton & Associates, Inc. will be the geotechnical consultant on phase I of the project (fault study and drainage improvements), and Law/Crandall, Inc. will be the project geotechnical consultant for phase II of the project (parking lot construction). GeoScience Analytical, Inc. will be the project environmental consultant. A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS 0 Page 2 Mr. Rick Higley May 8, 1996 3) Comment: The owner shall indicate in writing that in lieu of providing terrace drains on the slopes as required by UBC (since these are interim conditions) the Code -required terraces and drains will be incorporated into the final site grading plans and, that all ultimate graded slopes will comply with applicable codes. Response: Future development on the Lower Campus will likely be designed as was the Hoag Cancer Center, i.e., cut back into the slope face with a service road at the back of the structure and retaining walls, as needed. As individual buildings are constructed, Hoag will install terraces and drains as required by the City so that ultimate graded slopes will comply with applicable codes. 4) Comment: Provide a second copy of each geotechnical and environmental report. Response: Three copies of all reports were submitted to the City on March 7, 1996. If you require an additional report, we will provide you with one. The grading plans themselves contained a few additional minor comments. These comments will be addressed on the revised grading plans. Please call me if you have any further questions. Sincerely, Leif N. Thompson, AIA Vice President Facilities Design and Construction LNT:ksc c: Joseph L. Boyle, David A. Boyle Engineering Greg McClure, Hoag Project Manager Per! Muretta, Consultant F119: 1252.78.36.31 •G RADING.COMMENTS P6 4 f @Chambers Group, Inc. Environmental Consultants Scientists Planners Engineers July 16, 1996 (5201) Mr. Leif Thompson, Vice President Facilities Design and Construction Hoag Memorial Hospital Presbyterian P.O. Box 6100 Newport Beach, CA 92658-6100 Subject: Archaeological and Paleontological Monitoring Plan for Hoag Hospital Lower Campus Project Dear Mr. Thompson: This letter contains the plan for grading monitoring for archaeology and paleontology based on the new information concerning project phasing that Chambers Group received at the July 10 meeting at your, office. The paleontological and archaeological monitor will be the same person, Diane Reeves. Pre -Grade Meetine The Paleontological Field Supervisor, the Project Archaeologist, and the monitor will be present at the Pre -Grade Meeting to inform the contractor of our monitoring procedures and discuss safety procedures. Phase I Grading for a fault study will occur during Phase I. The excavation will consist of a trench at the base of the bluff and some cutting of the lower bluff face. After the bluff face is cut back, a stratigraphic columnar section will be measured that includes the Monterey Formation and the Palos Verdes Sand. This will provide information on the thickness of each rock unit and facilitate stratigraphic placement of any fossil material encountered during monitoring. A small fossil -bearing rock sample (100 to 200 pounds) will be collected from the shell bed exposed on the bluff face. The fossil remains will be identified and curated. Excavation of the trench at the base of the bluff will be monitored when excavation occurs in fossil -bearing rock units. Corporate Headquarters Inland Empire 16700 Aston Street (927141 2001 Iowa Avenue, Suite 206 P O Box 57002 1926 19-70021 Riverside, CA 92507 Irvine, California 1909J 276-8344 17141261-5414 Fax. 1909) 276-0923 Pax- 1714) 261-8950 email- cgiriver®aol.com email: cgurvinemaol.com Mr. Leif Thompson 07/16/96 Page 2 Phase II Mass grading for the project will occur during Phase H. The archaeological monitor will be present full time when grading occurs in the upper 3 feet of the bluff top and half time in any other soil being graded. The area below the bluff was previously graded and disturbed during construction of Pacific Coast Highway, and it is unlikely that intact archaeological deposits will be encountered there. If archaeological material is encountered, the Project Archaeologist will be called. If the Project Archaeologist decides that additional work is required to test or evaluate the archaeological material, a contract amendment will be negotiated. The paleontological monitor will be present when fossil -bearing deposits in the Monterey and Palos Verdes Sand Formations are exposed during mass grading. It is estimated that paleontological monitoring will be necessary for about half the estimated 2 months' duration of Phase II. The paleontological field supervisor will visit the construction site weekly to conduct safety meetings with the paleontological monitor and confer with the monitor regarding the progress of mass grading and monitoring results. The archaeological/paleontological monitor will have the power to temporarily divert equipment so that archaeological or paleontological material can be evaluated and/or collected. Any finds that cannot be collected immediately will be flagged off by the monitor, who will notify the Construction Supervisor, Project Archaeologist, and/or Project Paleontologist. All recovered fossil remains will be fully treated (prepared, identified, cataloged, and curated) to a level allowing acceptance by a repository. The Project Archaeologist and the Project Paleontologist will prepare a final report of findings for both archaeology and paleontology at the conclusion of the grading program. If you have any questions about this monitoring plan, please call me at (714) 261-5414. Sincerely, CHAMBERS GROUP, INC. Roger Mason, Ph.D. SOPA Project Archaeologist cc: Michael McLane, Taylor and Associates Peri Muretta, Consultant lizln0516rdm2 @Cha'mbers Group, Inc. • M i -71 A 16 Ze� NOWII/Moulm -4Q� I I � 11 1 1 - I �j �,Illllilllll G 0 iJi -- --------- ----- -fix- - -- - - - - --- -- - --- -- - - IGeoScience An#ytical Inc. "established M• 198V 4454 INDUSTRIAL STREET SIMI VALLEY, CA 93063 (805) 526-6532 FAX 526-3570 22 July 1996 TO: Andy Varga Peck -Jones FROM: Fleet E. Rust, Ph.D. RE: Site Health & Safety Plan - Hoag Memorial Hospital Presbyterian Pursuant to our discussion this morning and further discussion with repre- sentatives of Hoag Hospital, we provide the following modifications to the Site Health & Safety Plan as it shall apply to the parking lot construction project. Page 5: Safety Equipment Requirements Steel -toed Rubber Boots shall read Steel -toed Boots for workers using, or around, heavy equipment. Page 8: MM#55 Outside the gas trench/vent area, individual workers shall not be re- quired to carry personal monitors provided that during trenching and grading operations the trench shall be continuously monitored by the Site Health & Safety Officer. Page 11: the 1 st sentence is modified to read " ... safe conduct of the personnel on site ..." from " ... safe-eendaet-e€4be-ether-GSA-per- serinel-en-site ..." Page 14: Inhalation Hazard: -"#-hydregen-saifide-eeaeentration4s4eund4e-exeeed-20-ppm-(v/v) .L'4s-med#ied4e-read "If hydrogen sulfide concentration is found to ex- ceed 10 ppm (v/v) ..." Page 28: Air Quality and Personnel Exposure Monitoring: 20-ppm-(WY) (for hydrogen sulfide) shall be modified to 10 ppm (v/v). Furthermore, the Health and Safety Officer and the Site Health and Safety Officer shall be familiar with the gas pipelines in the area and the use of the valves present to shut them off should a line be cut or otherwise damaged during construc- Environmental Audits * Hazardous Gas Engineering • Litigation Consulting 0 Petroleum Geochemistry k� tion/excavation activities. Should you have any questions about the modifications to the Plan outlined above, please do not hesitate to call. Sincerely yours, Fleet E. Rust, Ph.D. President f ,� . Al Plan Check #365G-96 Mitigation Measures u X0. 1. //No. 2. HOAG HOSPITAL Phase I Mass Grading Plan and Lower Campus narking Lot Grading Requirement Grading Requirement p Fault Study required prior to issuance of building permits, per R. Higley and F. Jurdi. To be determined by the Building Department and Consultant �4. N/A O�}/,�Y Fault study required No. 6 ? Building Department requirement. Report submitted and applicable to the entire lower campus. Consultant to review j (:7 No. 7. No. 8. I (' wo-9. C'! r60. 10 '+siQo. 11 oo. 12 L No. 113 G d 0. 14 1.�c. 15 Report to Building Department Building Department Building Department. Erosion Control Plan Landscape Plan sent to M.Lomeli in General Services and D. Hofstedt, in Public Works 0 U1' Building Department. Need copy of report sent to CRWQCB Building Department. Groundwater report Building Department. Report required. Check with consultant ^o f�1N -17! Planning - Copy of "Notice of Intent to Issue Permit" dated 10/16/95 in files for 346 space parking lot. Need to submit a copy of Coastal Development Permit for this. 'J Nb*'18-20 Wetlands Mitigation Plan - Do we have? DFDG to review plan as part of the �D n Streambed Alteration Agreement. t/No. 21 y— Letter received, will require a follow up letter after grading is completed L,.N6.22 Same 0.23 N/A ,--No'24 Coastal Permit for parking lot needed. Perry to send. See No. 16,17. L,No-'25-27 N/A VNo.28 AMR .LN6'29-32 N/A N!—T Vo.�o. 33 Public Works to review ✓No.34 N/A �,o.35 AMR .36 N/A p J No. 37 Buildinp,J�ep .✓IC.e.�.�--�� J� �A✓�� T W-6--38 Traffic Engineer to review vNo 39-41 N/A V lV o. 42 AMR PWo4%3 Plans sent to Public Works and General Services �T6. 44 Need a letter from the electrical engineer that this has been done. The plan jV/� proposed looks good, but will require a manufacturer's specification on the ( covering of the light source. Planning Dept./Bldg. Dept. 0.45 N/A t o. 46 1 No.47 No.48 x . 49 � o.50 k,e-�,, No.51 A aI' No.52 Vim' 53 N/A Pending - 60 days after grading permits issued. Hold on final. Planning See note for Mitigation Measure #37. Will need an east and west elevation showing the height of the light oles in relation to the natural grade and the height plane restrictions. N/A 741� t N/A Reports submitted 4/25/94 and 5/17/94, Perry, Consultant & Bldg to check Methane, hydrogen sulphide, Methane Meetings - Legislation: Jan Debay, Don Webb, Peggy Ducey, Mike Sinacori, Legislation -Senator's Office and Division of Oil and Gass to relocate flare. pg 73 - 50,000 PPM is/e,x� explosive, leth , Perry. + % Fe" / - �-?t ,rM' Gh,I ITN submitted a long time ago, FYI � �8 ping I -1'- CbN No. 54 Building Department, additional collection wells, see #52, more wells needed, not for parking lot,,but support services, Perry .0,e yss 56 o. 57-59 �. 60-61 Nor62 / (;>k%63 (see #56) le�V �4o64 moo• 65-65 o. G7 N 68-69 Building Department No need to mitigate, not problems for parking lot - Perry? Check report Perry - no need for new wells? Flare. Public Works, John Wolters was working on -check. Stormwater pollution prevention plan. Soil samples?? vents, look at to make sure vents are working, report says soil? Consultant to check report N/A Inferred fault, not comprehensive, not big deal - Perry. Consultant to review N/A This is the report. The system itself on parking lot plan - Perry. Consultant to review. Building Dept. NAdb.71-73 N/A 6�N-74 When we get a grading contractor - Perry, Building 0.75 N/A L-Id� 76 Completed L,N-6�77-78 No. 79 , �'. NT 90-81 o. 82 o. 83 t. b.84 LINo-85 vNo' 86 V✓ No.87 ',N<88 o L,-N89 (N0690 eel No. 91 ado 92 o. 93 r 1 94 N/A / Perry - From 8/9L, had four years to shut down the flare. g/q(P N/A �� Grading/Building Dept. Do not need for a parking lot. Received a couple of letters - Perry - Check file Building/ Planning Dept. N/A Planning - Letter received Grading, Public Works, Traffic Building Dept. Building Dept. N/A On Plan - Perry - Fire Dept. Send N/A Public Works, Utilities Dept. I(X N/A Fire Dept. 1/No. 96-97 ✓1Vo. 98 14 99 <,No. 100 -a,A/ 101 N/A Building Dept. N/A Building/Grading Janet to review parking lot, Rich E. approved for mass grading - Perry Traffic IXo. 102 No routes - Perry - Traffic To review "go. 1103 On Plans - Perry - Traffic to review 416. 104-107 Building Department, Grading " W1O. �108 Janet said no - Perry -Okay, Traffic 09 Emissions from stationary equipment - John or Patty (Perry) Page 4 thresholds - see EIR. Is it significant? Perry said EIR overrides Check *'0110 Contractor, Building Dept. No.111 Building, l0,N/o 112 Building 113 Traffic, Public Works \>i�o 114-120 N/A "�No. 121 Building, Grading, Report W( 122 OSHA r /0- 123 N/A NOAGHoag Memorial Hospital Presbyterian . Box 6100 HOSPITAL 30"Newport Bea ho California 92658 6100 Phone 714/645-8600 August 13, 1996 Ms. Genla Garcia Associate Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-1568 Re: Hoag Project #1252.78 Lower Campus Parking Lot (Building Address One Hoag Drive, Lot 50) Subject: Response to City Comments (Plan Check 365G-96) Dear Ms. Garcia: We have received comments from the City on Hoag Hospital's proposed Lower Campus parking lot. Revised plans are enclosed for the City's review. At the request of Ray Baltera, we are also submitting a set of revised electrical plans directly to him for his review. Below is a compilation of all City comments. As was discussed last week, we would like to meet with you, traffic (Janet Divan), landscape (Marcelino Lomeli), and fire (Steve Bunting) to review the minor plan changes that were made in response to their comments. Public Works There was only one comment made by the Public Works Department which necessitated plan or document changes. Public Works requested that the catch basin size be increased from 7' to 10'. This change is shown on the revised grading plan, Sheet 2. Electrical Ray Baltera approved the electrical plans as submitted by Hoag with no corrections. Hoag, however, has made several minor revisions. These changes are shown on the electrical plans that are being directly resubmitted to Ray Baltera and include: 1) Sheet E-1 Deleted General Notes 8, 10, 11, 12, 32 and 33. Clarified remarks on fixture schedule. 2) Sheet E-2 Revised Specific Notes 5, 6, 9 and 10. Added Specific Notes 18 - 24. • Added power from panel board for future gas flare equipment. Added telecommunications conduits for future gas flare equipment. A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS vrccr,e. Ms. Garcia Page 2 August 13, 1996 1) Sheet E-4 Clarified light standard concrete base dimensions and reinforcement steel. Added specific note 12. Further, you had requested that the manufacturer's specifications for the parking lot light standard and light shield be submitted to you for review for planning purposes. This Information is also enclosed. Fire The revised plans respond to the questions of the Fire Department. These questions are responded to below. 1) Fire Department Comment: A forty -foot turning radius is required for all intersections in the parking lot. It appears that all intersections are in compliance with the exception of the eastern most intersection. On Sheet 3 of 5 the area is circled in blue. Hoag Hospital Response: There are no raised islands in the parking lot, parking aisle breaks are painted only. A forty -foot turning radius was provided at all intersections in the parking lot on the originally -submitted plans. A note verifying the forty -foot radius has been added to the revised plans for reference. 2) Fire Department Comment: Sheet 3 of 5 does not show entrance and exit widths for the parking lot. Hoag Hospital should be informed that the minimum clear width for access and egress is fourteen feet. Hoag Hospital Response: Entry drive aisle widths have been added to the plans. Traffic Engineering Janet Divan provided comments on the Lower Campus parking lot plans to Peri Muretta at a July 16, 1996 meeting. Comments and responses are provided below. 1) Traffic Engineering Comment: Check fire truck turning radius. A minimum of forty -feet is required. Hoag Hospital Response: A forty -foot turning radius is provided at all intersections in the parking lot. A note verifying this forty -foot radius has been added to the plans for reference. Ms. Garcia Page 3 August 13, 1996 2) Traffic Engineering Comment: The center turning lane at Hoag Drive for access onto West Coast Highway can be bi-directional. Hoag Hospital Response: The center lane direction arrow has been revised to show both left and right turns. 3) Traffic Engineering Comment: Explore the feasibility of relocating the shuttle drop off point to the north side of the lot, including adding a crosswalk from the handicapped parking stalls to the relocated shuttle drop off area. Hoag Hospital Response: This change to the plans would require handicapped persons to cross behind other cars and across traffic lanes. A parking lot configuration containing this crossing is not permitted by the California Building Code, Title 24, 1129B.4-3. The landscaping plans contained only two comments. However, Hoag Hospital has made a number of additional revisions to the plans, which are shown on the revised plans and described below. 1) Landscape Comment: The plans show Nerium Oleander "petite pink." This may be a problem based on the City's recent problems on adjacent medians. Hoag Hospital Response: Nerium oleander "petite pink" has been substituted with Penniselum setacerum "Cupreum" on the revised plans. 2) Landscape Comment: Clarify twist tie shown on detail W ID-1. Hoag Hospital Response: On Sheet ID-1, Detail W has been changed from twist tie to cinch tie. The following landscape plan revisions have been shown on the enclosed plans, and were made based on the requests of Hoag Hospital: 1) Sheet P-1 Substituted two Melaleuca with Tipuana tipus. Substituted five metrosideros with two Tipuana tipus and three Jacaranda. Ms. Garcia Page 4 August 13, 1996 Substituted Aptenia cordifolia with hydroseeded Festuca rubra at eight pounds/ 1,000 square feet. 2) Sheet P-2 • Clarified Notes 13 and 16 to refer to Sheet ID-1. • Substituted Aptenia cordifolia with hydroseeded Festuca rubra at eight pounds/ 1,000 square feet. 3) Sheet 1-1 • Deleted the word "future" from note regarding irrigation connection to water main at east end of site near the Child Care Center. Revised the note to read "2" stub out from meter 8" water main. Refer to Civil Engineer's Plan." 4) Sheet 1-2 • Clarified contractor responsibility on Notes 6, 8, 10 and 14. References specific to subcontractors were deleted. • Clarified operating pressures and demand loads. • Clarified planting at median at Hoag Drive and West Coast Highway. 5) Sheet ID-1 • Added rebar and expansion joint specifications to Detail "T." Building Department On May 8, 1996, Hoag Hospital sent a letter to Rick Higley responding to his grading plan check comments (enclosed). Rick Higley was subsequently asked by the City to review the Building Department mitigation measures for the proposed Lower Campus parking lot. On June 10, 1996, he sent a letter to the City summarizing his review (enclosed). On July 2, 1996, Hoag Hospital sent a response letter back to Rick Higley related to each of the mitigation measures (enclosed). It is our understanding that he has not responded to the July 2, 1996 letter, pending receipt of the revised plans, which are enclosed. Below is a response to his comments that were specific to the plans. Refer to the July 2 and May 8 letters from Hoag for general information and mitigation measure related responses. 1) Building Department Comment: Show job address. Hoag Hospital Response: The job site address of "One Hoag Drive, Lot 50" has been added to Sheet 1. 2) Building Department Comment: Submit summary of all drainage devices, on -site parking and drainage improvements for fee determination. Ms. Garcia Page 5 August 13, 1996 Hoag Hospital Response: Refer to construction notes and quantity estimates on Sheet 1. 3) Building Department Comment: The project geotechnical consultant and the project environmental consultant shall both cosign the proposed grading plans. Hoag Hospital Response: Law/Crandall is the soils engineer and they have signed the plans, The work being done by Leighton for the fault study will be included in Law/Crandall's report covering the job as a whole. Signatures from the environmental consultant (GeoScience Analytical, Inc.) have been added to the plans. 4) Building Department Comment: Hoag Hospital to obtain final of grading permit for flare facility prior to grading permit issuance for parking lot. Hoag Hospital Response: Refer to May 8, 1996 letter to Rick Higley from Hoag Hospital. The Lower Campus parking lot grading plans show the required grading around the flare facility. 5) Building Department Comment: The owner shall indicate in writing that in lieu of providing terrace drains on the slopes as required by UBC (since these are interim conditions) the code -required terraces and drains will be incorporated into the final site grading plans and that all ultimate graded slopes will comply with applicable codes. Jig Hospital Rest: Refer to May 8 1996 letter from Hoag Hospital to Rick Higley. 6) Building Department Comment: Provide a second copy of each geotechnical and environmental report (one copy has so far been received by the Building Department). Hoag Hospital Response: Refer to May 8, 1996 letter from Hoag Hospital to Rick Higley. Ms. Garcia Page 6 August 13, 1996 7) Building Department Comment: Sheets 1 and 2, Construction Note 28: Provide a pavement design section approved by the project soils engineer and based on R-value testing. Hoag Hospital Response: Refer to revised Construction Note 28. Also see the soils report entitled "Report of Geotechnical Investigation, Proposed Parking Lot and Future Building Development, Western Portion of the Lower Campus, Hoag Memorial Hospital Presbyterian, Newport Beach, California," Law/Crandall, Inc., January 23, 1996. 8) Building Department Comment: Sheet 2, Construction Note 36: Provide design section for haul road. Hoag Hospital Response: See revised Construction Note 36. In addition to revisions made to the plans in response to City questions, a number of additional revisions were made to the plans for clarification purposed and in response to field conditions. These are summarized below. 1) Subc rail in Sheet 2 • The subdrain to be installed along the toe of the existing slope is to be installed in the existing earth ditch until it reaches the point marked on the plan between Sections 8 and 9. Sheets 2 and 5 • The subdrain to be installed in the backcut from Sections 1 thru 7 has been modified to delete the non -perforated pipe that previously was shown parallel to the toe of slope. Sheet 1 The quantities have been adjusted to reflect the changes. 2) Backcut Sheet 2 • The backcut for the faulting study behind the flare system has been located on the plans as part of the subdrain extension. The typical Sections 8, 9 and 10 on Sheet 5 depict the general intent. Ms. Garcia Page 7 August 13, 1996 3) Grading Sheet 2 The small slope bank westerly of the flare system has been moved toward the flare to provide more setback to the subdrain construction. 4) Catch Basins Sheet 2 A fossil filter system is to be installed in 3 catch basins which receive runoff from the parking lot (see miscellaneous notes below related to the Storm Water Pollution Prevention Plan). This is a pre -fabricated tray with absorbent material manufactured by Kristar (1-800-579-8819) and available through Chuck McKinley Maintenance Products, Inc., Huntington Beach (1-800-950-3002). 5) Sheets 1, 2 and 5 Construction Notes 48 - 52 have been added. 6) Sheet 2 Detail 2 has been clarified showing reinforcing steel in splash wall. 7) Sheet 3 Dimensions have been clarified to show the length of accessible parking stalls and width of adjacent drive aisle. 8) Sheet 4 Detail 9 has been clarified to show reinforcing steel in splash wall. 9) Sheet 5 Revised Sections 1 - 6. Added Construction Notes 50 - 52. Added typical detail for replacement fill subdrain. Added Sections 7 - 10. Miscellaneous In addition to the plan changes discussed above, there have been revisions or clarifications made to several reports that were originally -submitted to the City with the permit application and mitigation measures compliance documentation on March 7, 1996. These are discussed below. Enclosed is a letter from the project archaeologist/paleontologist detailing a monitoring plan for the grading of the Lower Campus parking lot. Ms. Garcia Page 8 August 13, 1996 2) Mitigation Measure 53 Enclosed is a letter from GeoScience Analytical, Inc. containing modifications to the Site Health and Safety Plan as related to the Lower Campus parking lot. 3) Mitigation Measure 62 The City had no comments on the Storm Water Pollution Prevention Plan (SWPPP) for the project. However, the SWPPP was required to be reviewed by the California Coastal Commission staff in order to satisfy a Coastal Development Permit Condition of Approval. Coastal staff required a revision to the SWPPP (enclosed). This revision was to require filtration systems in on -site catch basins (see also Note 7 under comments made by Hoag Hospital in addition to Building Department comments). 4) Outstanding Lower Campus parking lot permit fees It is our understanding that the following fees are remaining for the Lower Campus parking lot: • Precise grading permit $6,050.00 • Building permit 1,542.75 • Plumbing permit 169.50 Electrical permit 137.50 Total: $7,899.75 A check for the entire remaining balance is enclosed. As you know, Hoag Hospital is currently in the process of: 1) completing the fault investigation required by Mitigation Measure 3, and 2) installing drainage improvements. We anticipate that we will be ready to commence the second phase of the parking lot grading operations by August 26, 1996. It is important to obtain our back check approvals prior to this time so that the project can continue and will not be stopped mid -stream. We appreciate your efforts in please call me. Sincerely, X11z Michael K. M Project Ma ac Facil(ties 9, si MKM:ksc let ie, AIA and Construction with the review process. If you have any questions, Ms. Garcia Page 9 August 13, 1996 c: Ray Baitera, City of Newport Beach Steve Bunting, City of Newport Beach Janet Divan, City of Newport Beach Rick Higley, R.T. Higley Associates Marcelino Lomeli, City of Newport Beach Peri Muretta, Consultant Leif N. Thompson, Vice President, Facilities Design and Construction Enclosures: 1 2. 3. 4. 5. 6. 7. 8 9 10 11 12 13 ITH 15 Revised electrical plans date stamped August 2, 1996 with Delta 1 revisions dated July 25, 1996 Parking lot lighting - manufacturer's specifications for light standard and light shield Fire Department plan check comments Revised parking lot plans, including grading plans date stamped August 2, 1996 Traffic Engineering plan check comments Landscaping plan check comments Revised landscaping plans date stamped August 2, 1996 with Delta 1 revisions dated July 25, 1996 Building Department plan check comments May 8, 1996 letter from Hoag Hospital to Rick Higley June 10, 1996 mitigation measure summary from Rick Higley to City of Newport Beach July 2, 1996 letter from Hoag Hospital to Rick Higley July 16, 1996 letter from Chambers Group, Inc. to Hoag Hospital related to archaeological/paleontological monitoring July 22, 1996 letter from GeoScience Analytical, Inc. to Peck Jones related to modifications to the Site Health and Safety Plan Revised pp. iii and p. 34, Storm Water Pollution Prevention Plan, Law/Crandall, Inc., January 19, 1996. Check for outstanding permit File: 1252.78-36.31-G.GARCIA. LTR 1. CITY OF NEWPORT BEACH P.O. BOX 1768, NEWPORT BEACH, CA 92658.8915 FAX COVER SHEET DATE: �'2-6 —9!K TO: BUSINESS PHONE: FAX NUMBER: 4 go�-5eo5 RE: THE FOLLOWING DOCUMENT I0,FROM:` NO. OF PAGES: SPECIAL INSTRUCTIONS: CITY OF NEWPORT BEACH 3300 NEWPORT BOULEVARD NEWPORT BEACH, CA. 92663 PHONE NO.: (714) 3� FAX NO.: (714)644-3250 3300 Newport Boulevard, Newport Beach 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 ANATTORNEYIS ENCOURAGED WITH RESPECT TO RS 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. July in the year of Nineteen Hundred Ninety -Six. BETWEEN the Owner: Hoag Memorial Hospital Presbyterian One Hoag Drive, Box 6100 Newport Beach, California 92658-6100 and the Contractor. Peck/Jones 10866 Wilshire Boulevard Los Angeles, CA 90024-4303 The Project Hoag Project Number 1252.78 Lower Campus West Parking Lot The Engineer. Refer to Exhibit H The Owner and the Cordractor agree as set forth below. OWNER CONTRACTOR INITIALS 1NmAL5 DOCUMENT FD 101 • HOAG MEMORIAL HOSPITAL PRESBYTERIAN • STANDARD FORM OF AGREEMENT BETWEEN OWNER AND CONTRACTOR (REV. 1 V GM) • JANUARY 1990 • 301 NEWPORT BLVD. • BOX SIOO,• NEWPORT BEACH, CALIFORNIA 9265"100 • 1 0 EXHIBIT A SECTION 01000 SUPPLEMENTAL GENERAL CONDITIONS (Applies to All Divisions and Sections) 1, DRAWINGS AND SPECIFICATIONS "Approved equal" or "or equal" shall mean in -the opinion of or as approved by the Engineer or Designer. Where such approvals are not requested and granted prior to the signing of the contract, there will be no deviation from the materials specked. �C��t �_►11� The Contractor shall guarantee the Work in the -Contract to be free from defects in material and workmanship for a period of one year from the date of final acceptance (unless a longer period is specified in the respective section of the specifications). The Contractor shall agree in writing. to repair or replace, at his expense, any Work which becomes defective during the guarantee period. gwy.61azwk,�•,� • The Contractor shall abide by all current local governing ordinances and codes. 4. MEASUREMENTS Each Contractor and Subcontractor shall verify all measurements at the construction site, and they shall be responsible for the correctness of the same. No extra compensation will be allowed on account of any difference between actual dimensions and measurements indicated on the Drawings. if a, difference exists, it shall be submitted to the Designer for consideration before proceeding with the Work. 5. TEMPORARY FACILITIES a. Electrical power, and water, for construction purposes will be available at the job site. Contractor shall provide and pay for any telephones required for his own use during entire construction period. b. Owner shall provide and pay for temporary water and power. c. Contractor shall obtain and pay for temporary telephone, portable toilet facilities and dumpsters and shall have them removed at the completion of the Work. Wei a Com ► III u• •► The Contractor shall provide and maintain, if appropriate, a suitable office as may be required for use by himself and shall provide access for Engineer or Designer and Hoag's Project Manager at all times. Keys for same shall be provided to Hoag Security Services Department. FLE 1252.78.01.06-EXH A.SUPP.GEN Page 1 of 5 EXHIBIT A 7. The Owner does not assume any responsibility, at any time, for the protection of the new work, or for loss of materials through theft or -vandalism from the time that the construction operations have commenced until the entire completion and acceptance of the site by the Owner. Such protection shall be provided by the Contractor, and the cost thereof shall be included in the Proposal to the Owner. 8. HANDLING MATERIALS The Contractor and each Subcontractor shall be responsible for the proper care and protection of his own materials, equipment, etc., delivered to the site. When any room, space or area in the building is used as a shop, storeroom, etc., the one making use of same will be held responsible for repairs, patching and cleaning arising out of such use. 9. ASBESTOS NOTIFICATION AND DISCLOSURE _ The Contractor and each Subcontractor must sign the Asbestos Notificaton and Disclosure statement (see Exhibit A-1) and return it to the FD&C Project Manager prior to commencing the Project. The Contractor's field personnel shall maintain the "Daily Inspection Sheets" (see Exhibit A-2) for Interim Life Safety Measures For Construction Projects on the attached Hoag form. In addition, the Contractor shall submit weekly copies of the above Daily Inspection Reports and copies of the Contractors Daily Field Report to the FD&C Project Manager. 11. LIFE SAFETY/FIRE DRILL EVALUATION FORM Refer to the completed "Construction Site Life Safety/Fire Drill Evaluation Form" (see Exhibit A-3) for requirements for fire drills for this Project. Note: This form is to be completed by the Owner's Representative and Owner prior to commencement of construction and be approved by Hoag's' Safety Officer. 12. INTERIM LIFE SAFETY MEASURES The Contractor and his Subcontractors shall conform to the "Interim Life Safety Measures" (ILSM) and other safety procedures that may be established by the Owner from time to Ume during the course of construction. (see Exhibit A-2) The Contractor and his Subcontractors shall wear security badges, furnished by the Owner, at all times during the construction of the Project. Notify the Owner's Representative of the quantity of badges required. All badges are the property of the Owner and shall be returned to Owner's Representative prior to final payment to the Contractor. F LE: 1252.78-01.06-EXH ASUPP.GEN Page 2 of 5 EXHIBIT A 14. SITE HEALTH AND SAFETY PLAN Ensure conformance with the "Site Health and Safety Plan for the Hoag Memorial Hospital Presbyterian Master Plan -Newport Beach, -California" dated August 5, 1993 and prepared by GeoScience Analytical. Conformance with this plan in no way negates the Contractor's responsibilities described under Article 10 of the General Conditions of the Contract for Construction. In the event -of - discrepancy, notify the Owner's Representative immediately. 15. STORM WATER POLLUTION PREVENTION PLAN Ensure conformance with the "Storm Water Pollution Prevention Plan -Lower Campus Development' dated January 19, 1996 and, prepared by Law/Crandall, Inc.; including, but not limited to, Appendix D "Orange County, Drainage Area Management Plan, Appendices F and G" dated April 1993; Appendix F "BMP Standards" dated March 1993; Appendix G "Site Inspection Records"; Appendix I "Training Meeting Attendance Lists " and Appendix L "California National Pollutant Discharge Elimination System (NPDES) General Permit for Storm Water Discharges Associated with Construction Activity' dated September 8, 1992 and prepared by the State Water Resources Control Board. 16. MITIGATION MEASURES # 2 . Prior to the issuance of a grading permit, the project geotechnical engineer shall submit documentation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engineer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation. # 9. Ensure that the construction erosion controls are consistent with the City of Newport Beach Grading Ordinance and include procedures to minimize potential impacts of silt, debris, dust, and other water pollutants. These procedures may include, but are not limited to: 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 storm flows; the limiting of grading to the non -rainy season. The Contractor 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. #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. 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. #74. During construction, 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 FILE: 1252.78&01.06•EXH A.SUPP.GEN Page 3 of 5 EXHIBIT A ITIGATION MEASUR S - continued 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. #82. Comply with all applicable Southern California Air Quality Management District (SCAQMD) Rules, including Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. #103.Provide advance written notice of temporary traffic disruptions to affected areas, businesses, and the public. This notice shall be provided at least two weeks prior to disruptions. # 104. Ensure that construction activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete pours, 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. Ensure that all trucks used for hauling material be covered to minimize material loss during transit. #106. Ensure that all project related grading shall be performed in accordance with the City of Newport Beach Grading Ordinance which contains procedures and requirements relative to dust control, erosion and siltation control, noise, and other grading related activities. #107.Comply with Southern California Air Quality Management District (SCAQMD) Rule 403 which requires 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. # 1 1 0. Ensure that low emission mobile and stationary equipment is utilized during construction, and low sulfur fuel is utilized in stationary equipment, when available. # 11 1. Ensure that all internal combustion engines associated with construction activities be fitted with properly maintained mufflers and kept in proper tune. FILE, 1252.78-01.Oi6-EXH A.SUPP.GEN Page 4 of 5 EXHIBIT A MITIGATION MEASURES - continue n 1 1 2. Ensure that construction activities are conducted in accordance with Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:00 p.m. on weekdays, and 8:00 a.m. to 6:00 p.m. on Saturdays. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner that produces loud noise that disturbs, or could disturb, a person —of -normal sensitivity who works or resides in the vicinity, on any Sunday or jany holiday. J �� /� � / L- - -- f L� I �-` ---- -III_ `-_� � •____ �/��J. } �I lil IL Ili - - -- - I�i---%- - - --------- M 0 • HOAGHoag Memorial Hospital Presbyterian BulevarHOSPITAL Newport Bea h, California P.O. 92658-6100 Phone 714/645.8600 ftchlvw ay PLANNING DEPARTMENT August 27, 1996 CITY OF NEWPORT BEACH SEp 0 31996 Janet Divan g City of Newport Beach Traffic Engineering Department >� 3300 Newport Boulevard P.O. Box 1768 Newport Beach, California 92659-1768 Reference: Hoag Project #1252.78 Lower Campus West Parking Lot Subject: Plan Check Comments Dear Ms. Divan: This letter Is to confirm our phone conversation yesterday, August 26, regarding the shuttle stop and accessible parking stalls. In regards to the shuttle stop location, Leif Thompson, of Hoag Hospital, has Instructed me to delete the shuttle stop. The shuttle is not required by any agency. In regards to the accessible parking stalls, you indicated that in a conversation that you had with Faysal Jurdi, of the City Building Department, the accessible stalls are not required for this parking lot. Since the additional parking generated by the construction of this lot is not required parking and the buildings closest to this lot already have accessible parking, there is no requirement for these accessible stalls. Therefore, the accessible stalls will be changed to regular parking stalls. The Drawings will be modified to show both of these revisions. Final drawings will be submitted to the City for signature once we have been informed by Genia Garcia that remaining plan check comments from other departments have been approved. This letter represents my understanding of our conversation. Please contact me immediately if I am incorrect. /_ --_44, Sincerely, , llll .�l Michael K�McLane. AIA Project Manager MKM: gI David Boyle - David A. Boyle Engineering Genia Garcia - Newport Beach Planning Department Per[ Muretta - Consultant Leif Thompson - Hoag Hospital Facilities Design File: 1252.78.36.55-D I VA N.082796 A NON-PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS YMkF{a. NnkTIM� N:i�_ R. T. Higley Associates September 5, 1996 Ms. Genia Garcia, Associate Planner Planning Department City of Newport Beach 3300 Newport Blvd. Newport Beach, Ca 92663-3884 Geotechnical and Municipal Services RELoViD dY PLANNING DEPARTMENT CITY OF N6WPORT BEACH SEP o 61996 to �Ial9l�lu1�1�M21s141� 6 Subject: Review of GeoScience Analytical Inc. Report Relative to Passive Gas Collection System, Proposed Lower Campus Parking Lot, Hoag Memorial Hospital, Plan Check No. 365G-96. Reference: GeoScience Analytical Inc., Hoag Memorial Hospital Presbyterian, Lower Campus Parking Lot - Passive Gas Trench Subdrain. Report dated: September 4, 1996. Dear Genia: At your request I have reviewed the above referenced report. It is understood that this report was sent to you by Hoag Hospital's consultants as a response to the City's corrections and comments regarding Mitigation Measure (MM) 70 as it applies to the gas collection system presented on the site grading plans by Boyle Engineering. Mitigation Measure 70 states " Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach, indicating that all buildings and parking lots will be constructed with passive gas collection systems ....". Based upon the review of the subject report which you faxed to me on September 5, 1996 the following comments and opinions are offered for your consideration: 1) The copy of the report which you have received was not signed and no license for either an engineer or geologist was indicated. Please request the applicant to provide you with a copy for the City files which has been signed and appropriate license number of the professional noted as well 310 Robinbood Lane, Costa Meso, CA 92627 Tek (714) 642-7801 Fay: (714) 642-5654 Ms. Genia Garcia September 5, 1996 Page 2 as the date of the license expiration. This information is required by the Department of Consumer Affairs under the licensing acts for a number of professionals. 2) You had indicated in our telephone conversation of September 5, 1996 that the applicant's representative had told you that you and I did not properly understand the intent of MM 70. As I recall, it was City staff who wrote this MM into the conditions of approval adopted for this project. The intent of this condition is to prevent any potentially dangerous buildup/concentration of toxic gases beneath future, relatively impervious improvements such as the proposed parking lot. This requirement was based upon historical problems in the area surrounding the subject site. The MM is written quite clearly. 3) It should be noted that in the first paragraph of the subject report it is stated that " The remainder of the site is void of appreciable concentrations of surficial hydrocarbons at the present time." I agree with the consultant's use of these words as the present state of the art, in so far as earth sciences are concerned, is such that future directions of gas migration, locations of concentrated pockets and concentration levels are impossible to reasonably predict. In addition, interpretations of subsurface conditions are based upon only those precise locations where borings have been located and interpolation is therefore required between borings. It is extremely difficult to predict with any certainty whether this area will or will not see any future changes in the locations, paths of migration or of concentration levels. Since the issue here is public health and safety, I would recommend, based upon the geologic information provided to date and the inherently imprecise nature of subsurface investigations, that the City continue to require that the design requested in MM 70 be provided by the applicant. The entire length of the parking lot should be underlain by an adequately designed and vented system. 4) The consultant's concern that increasing the area of the system.beyond that currently shown on the latest grading plans might lead to migration to areas of lower concentration may be justified. However, this possiblilty could easily be mitigated by designing a system which would consist of s R. T. Higley Associates * Ceo(abniwl an6Afuniapd Sem�ces .y ! Ms. Genia Garcia September 5, 1996 Page 3 several discreet pipe systems, each with its own vents and without connection to the others. There may be other solutions but this would seem to be the most logical. 5) The consultant indicated that vent stacks had been shown on the plans. It xzo_ o appears that I missed this in my review. The vents should also be showne in a detail so that the contractor and inspection staff will know better what ,V should occur in the field. �V 6) Any water collected in the passive gas collection system shall drain + separately from the slope subdrain system. Do not connect the gas collection system to any closed drain system. Outlet water collected within passive gas collection system through wall of existing v-ditch, Coast Highway curb face etc. appreciate the opportunity to be of continued service to the City and trust that this information will be helpful in resolving this issue. If you have questions or require additional information please do not hesitate to call me. Sincerely, R. T. HIGLEY ASSOCIATES Richard T. Higley Certifed Engineering Geologist, No. 1171 RTH/cd c.c: F. Jurdi, Chief Plan Check Engineer LN K T fliggleyAsseciates Gwfad iW andMuniapal8mim f� Date: September6, 1996 TO: Faysal Jurdi, Bldg Dept. FROM: Genia Garcia, Planning Department SUBJECT: Hoag Hospital Parking Lot Permit On September 3rd or 4th, the engineer for Hoag Hospital picked up the plan -check corrections from the Building Department on the aboved referenced project. The City's consultant, Rick Higley, has a correctionregarding Mitigation Measure No. 70. The consulting engineer for Hoag is disputing the intent and language of Mitigation Measure No. 70 which has to do with additional gas collection systems under the proposed parking lot. I received a Fax on September 5 from GeoScience Analytical in response to Rick Higley's corrections, also included is a letter from Leighton and Associates relating to the Fault Study. In the interest of saving time, I contacted Rick Higley to'discuss his corrections and then faxed the enclosed letter to him. Enclosed you will find a letter from Rick Higley, detailing the position that our consultant is taking on Mitigation Measure No. 70. I shall fax his response to Mr. Leif Thompson, of Facilities Design and Construction for Hoag Hospital, and Perri Murretta, Hoag Hospital consultant. Hoag would like to have a meeting with us on Monday, September 9th at either 10:00 a.m. or 3:00 p.m. I have left a message for Rick Higley, asking him to attend this meeting. I shall let you know what time the meeting is scheduled for. If you will not be able to attend, please let me know. cc: Patty Temple Raimar Schuller • 2270 UNIVERSITY DRIVE. SUITE 200 New FORT REACH CALIFORNIA 02000 11A 574 1225 FAX 714 374 123E ALCHITECtU.L A"'Ntt L104 0t S16N FAX TRANSMITTAL COMPANY: ►{ .Is �f ... FAXNO.: p44—��SD TRANSMITTING 4 PAGES, INCLUDING THIS PAGE FROM: M l l �L°- DATE:� TIME: JOB NUMBER: 12 tQ' 017 JOB NAME: �Je 5 �aLL ITEMS TRANSMITTING: w MESSAGE: HARD COPY TO FOLLOW: Yes V No� If there are any problems with this transmission, please call us immediately Telephone No.: 7141574-1325 FAX No.: 7141574-1338 TAYLR 3 ASSOCIA ES A 11C N I t1f C IS T0'd OSZ£Gh9 Ol S31ti I0066d 8 dolAul WO&A WCTT:60 966T-SO-60 GeoScience Analytical Inc, WtWi ,ed Mwch I"I" 4464 INDUSTRIAL STREET SIMI VALLEY, CA "063 (005) 62645M FAX SLS-3570 4 September 1906 Mr. Mike McLane Taylor & Associates 2220 University Drive, Ste, 200 Newport Beach, CA 92660 RE: Host' Memorial Hospital Presbyterian Lower Campus, Parking Lot - Possive Gas Trench Suborsln Dear Mr. McLane: We respond herein to your telephonically communicated comments related to Mitigation Measure 70. The Intent of MM70 Is to provide subsurface gas mitigation under structures and under paved areas of the site which contain surficial hydrocarbons within the soli at significantly elevated concentrations. We have advanced soil borings and probes throughout the subject site In order to evaluate the soil gas concentrations and vertical distributions of same. Our Investigations have identified elevated con- oentrations of soil gas within the upper most 40.0' of soil in the southeastern portion of the property only. The remainder of the site Is void of approdabla, concentrations of'surficlaf hydrocarbons at the present tuna. Based on the results of our investigations, we have designed a passive gas extraction system within a portion of the anticipated parking lot. We have not de- signed a gas extraction system in areas not containing surficfat hydrocarbons. Had we done so, it Is our experience that the system would serve to provide a near our - face pathway for gaseous migration from areas of contamination to other areas oth- erwise void of surffciat hydrocarbons. This contrary approach would serve to potentlWy worsen the inherent risks associated with surficlat soil gas as opposed to mitigating that risk. With respect to providing near pipes for the gas trench system which serve to vent the soil gas to the atmosphere as opposed to venting the gas into the storm drain systems, we point out that two (2) vent stacks have been Incorporated into the design of the soli gas trench system and are located along the northern aide of the EnvBonroanl AudKs • "A M*vtts aaa En"sIfW a Qi0tbn Cons0IhU • Petrolourq Qeochembtry V0'J 05F£CiV9 01 5310100ssu 8 do-lAul WOJ3 W0SS:60 9666-50-60 subject area (see Note W on Sheet 2 of 5). Since methane is lighter that water, the system Is designed for methane to rise into the gas extraction piping and vent to the atmosphere and water to fall to the subdrain and drain to the storm drain. In the event soil gas Is collected in the subdrain, the water trap is intended to provide a sufficient water head capable of retarding gaseous flow Into the storm drain until it Is vented Into the atmosphere. Please call us if we can provide you with any additional Information. Sincerely yours, Louis J. Pandolfl Vice President -Operations wKMBMAW £0'd OSZ£Gb9 01 53ICIOOSSU '8 NOIA l WONJ WUET:60 966T-SO-60 h0'd -IH101 -t 09/05/96 THU 08:40 FAX T14 0 1114 i,er�n•1vn A55C PROjECP I EMORANDUM To: Hoag Memorial Hospital Presbyterian 301 Newport Boulevard Newport Beach, Califbmia 92658 Attention: Mr. Leif Thompson From: Edward A. Steiner Subject: Summary of Fault Invesilgation, Lower Campus, Hoag Hospital �Bluu j 2 // I Date: September 4, 1996 Project No. 1950076-01 At your request and authorization we ate pleased to present this interim report summarizing the findings from our recently completed fault study on the lower campus at Hoag Hospital. A complete repot with supporting graphics is in preparation and is expectud to be completed within the next few weeks. For our fault investigation we examined a freshly cut slope behind the proposed parking tot adjacent to Pacific Coast Highway. We examined the slope from the cmrtarline of the entry road (Floag Drive) at the intersection with Pacific Coast Highway, westward until the slope curved southward to Pacific Coast Highway. Along the fresh slope the contact between the Monterey Formation and the overlying Quaternary Terrace Deposits was examined for offsets. The contact was sharp, clearly defined and easily traced across the site. Shears within the bedrock were traced upward to the terrace contact to verify Continuity without offset. Fractures in the terrace deposits were traced downward to the contact to verify imral continuity without ~ of the contact. In areas where the terracelbedrock contact was covered with till the bedrock was examined for shears. Where shears were found they were projected or traced upward into the terrace deposits. The terrace deposits were then examined and sand beds or other compositional layering was traced across the projected shear trace to demonstrate lateral continuity without offset During our field work we have found no evidence of active fautdng in the arcs described above. A final report and supporting illustrations and maps is in preparation and will be provided as soon as completed. 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