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HomeMy WebLinkAboutPA2004-234'NEW FILE' PA2004-234 1,4 a c'�W p�RT CITY OF NEWPORT BEACH Applic, COMMUNITY AND ECONOMIC DEVELOPMENT PLANNING DEPARTMENT F •a PA20041P for PD2004-004 One Hoag urive Hoag Memorial Hospital Presbyterian 3300 NEWPORT BOULEVARD PAID O G.P.A./Amendment No. NEWPORT BEACH, CA 92658 �7 O Variance LNo..` (949) 644-3200; FAX (949) 644-3250 OCT O 2004 G T ,1 f k d PART I: Cover Page 'D" �1CROFN ORTSEACH dT ` 4 L Qd 9 _a re.- d IIOc�'I0� yy� n Proiect Common Nan:e (if applicable): j,21 W 11 14��(�1'lOX FEES: APPLICANT (Print): 14bt94Tft 1 ri ��I�.J�lc7D rp✓✓l�r Mailing Address: At ak lax to (60 CONTACT PERSON (if different): P.e1r, mu► tfru Mailing Address: 3 12eecdo � .'de, i'h ("I (try 1A e,tri . C/7 'q)zo 9) Phone: 64Y?) t(� ���`� Fax (`ley) (C-Y ip I Phone: f(9) JW`'&Of C) Fax Property Owner (if different from above): Mailing Address. - Phone: PROJECT ADDRESS: Fax Project Description (If applying for a variance, also complete attached form for required findings.): e J��an�,ecD �'�rnrnUlir �U/ eYl� cal d�rn� `' /and Ct J.laetaAml ae_ i PROPERTY OWNER'S AFFIDAVIT r �(We) LO TO? _TvA O dep se and say t I am) (we are) the owner(s) of the property(ies) invo ed in this applic n. (I) (We) further ertify unde nalty of p ju , that the foregoing statements and answers herein contained and the information herewith su itte a in a r ects r and correct to thP14 best of (my) (our) knowledge and belief. Signature(s) U1lo � DrrJ[cl�t �i�P.!' l�eT o(Ad COVI J ArlIf NOTE: An agent may sign for the owner if written authorization from the record owner is filed with the application. DO NOT COMPLETE APPLICATION BELOW THIS LINE FOR PLANNING DEPARTMENT USE, ONLY: Indicate Previous Modifications, Use Permits, Specialty Food Service Permits, etc. General Plan Designation: 10 Zoning District: Coastal Zone: YES or NO *********************************************** *** *******o* g_a79060 `� x � Date Filed: /0 S • o T Fee Pd: e d l3 /oo Receipt No: Date Deemed Complete: Hearing Date: Posting Date: Mailing Date: Planning Director Action Date Appeal P.C. Hearing P.C. Action Date Appeal C.C. Hearing C.C. Action FUSERS\PLMSHARED\1 FORMS\USE-APP.DOC F J'_"' . . PART II: Project Data She Project Common Name: Application Number(s): L 163 Project A ress/Location: Assessors Parcel Number(s): (' eeedt � Am a ��i 2,3 l— z� Z� 3� F(JI_ Legal Description (Attach on sheet, if necessary): /separate Existing Land Use: Nip W Proposed Land Use: Zoning District: n // Land Use Designation: �/d21�Jlf?L!0 �C�UiC 1 li �tcv! Existing Development Proposed Development Zoning Code Requirement Lot Area (sf) -� � Aew f� Lot Width (ft) a Lot Depth (ft) Setback Yards Jed, PC — Front (ft)�� Side (ft) Side (ft) Rear (ft) Gross Floor Area (sf) Floor Area Ratio Building Coverage (%) Building Height (ft) Landscaping (%) Paving (%) /A Parking Number of Employees Hours of Operation Number of seats Dwelling Units ry4n PART III: Plans Each application shall be accompanied by 20 sets of plot plans, floor plans, and elevations; 8 sets shall be drawn to scale on 24 inchsby 36 inch sheets with margins not less than 1/2 inch and 12 sets shall reduced to 11 inches by 17 inches. The required number of plans to be submitted for a Planning Director's Use Permit application is 12 sets; 4 sets drawn to scale and 8 sets reduced. All plans shall be collated, stapled and folded to a size of 8W by 1411, maximum. The Planning Director may modify or waive submission requirements if deemed unnecessary_to support the application. A. , Plot Plan P I a Plot plans shall be fully dimensioned and show the following information on the subject property and to a minimum of 20 feet on contiguous properties: • Vicinity Map. • North arrow. • Scale of the plan. • Existing and proposed property lines • Required and proposed yard setback lines. • Locations, names, dimensions, and descriptions of all existing and proposed right of way lines, dedications and easements. • Locations of existing and proposed structures, additions, utilities, driveways, walks, and open spaces. • Any structures to be relocated, removed or demolished. • Locations, heights, and materials of existing and proposed walls and fences. • - Locations, dimensions and descriptions of parking areas. • Location, heights, size and materials -of signs. • Existing and proposed grade elevations and any significant natural features. • An Information block containing the name and telephone number .of the contact person and calculations 'in tabular form showing compliance with.. applicable property development regulations (i.e., density, floor area limits, height; parking, etc.) i B. Floor Plans • �l Floor plans shall be fully dimensioned and show the following information: • Overall building and individual room dimensions, including square footage calculations. • All proposed interior walls and partitions. • Room identification. • Window and door locations. C. Elevations Elevations shall be fully dimensioned and show the following information: • Exterior wall openings. • Exterior materials and finishes. • Roof pitches. • All roof mounted equipment and screening. • Heights above grade of all floors, eaves, and ridges. D. Optional Materials !V • • Color photographs of the subject and adjacent properties. Part IV: Other Information and Materials Each application shall be accompanied by the following: A. Property Owners' List and Assessor's Parcel Maps 1. One set of gummed address labels (Avery 5160 or equivalent) containing the names and addresses of owners of the subject property and properties within a radius of three hundred (300) feet of the exterior boundaries of the subject property (excluding roads and waterways for commercial properties only) shall be submitted. The list shall also contain the addresses of occupants of residentially -zoned property within the required prescribed radius only iif the Planning Department makes the determination that the project is of significant public interest. Additional sets of gummed labels shall be required if the proposed development is appealed or called up for review. 2. An assessor's parcel map(s) indicating the 300-foot radius line and the subject property shall also be submitted. E This information shall be prepared by a title company or an ownership listing service doing business in Orange County, utilizing names and addresses from the last equalized assessment roll and utilizing the. most recent assessor's maps, or alternatively, from such other records as contain more recent names, addresses or maps. The information shall be verified by the title company or ownership listing service and be accompanied by a written affidavit. B. Project Description and Justification 49e �Gh00t1_ ItO-Y A statement describing the proposed project in detail. This will serve as the formal statement to the approving authority on what the project is and why it should be approved. Please include any relevant information which supports the application. Particular attention should be given relating this information to any findings that must be made in order to approve the application (see table below). Required Findings Application Section Transportation Demand Management Ordinance 20.64.040 Establishment of grade by the Planning Commission 20.65.030 (B 33) Sign Exception Permits 20.67.045 (B) Accessory Outdoor Dining 20.82.050 (B) Waiver of location restrictions for massage establishments 20.87.025 (B) Modification Permits (General) 20.93.040 For condominium conversions 20.83.025, 20.83.035 (B) Use Permits (General) 20.91.035 (A) To exceed base development allocations 20.63.040 (B or C) To allow mixed use developments with less than 0.25 FAR for commercial development 20.63.040 (E) . To restore of damage or Destroyed nonconforming structures 20.62.070 Conversion of a Maximum FAR use to a Base FAR use or to a Reduced FAR use, or conver- sion of a Base FAR use to a Reduced FAR use 20.63.050 (B) To transfer development intensity 20.63.080 (1) . To modify or waive of off-street parking and loading requirements 20.66.100 (A) For bars and cocktail lounges 20.82.020 (B) For take-out service, limited 20.82.020 (C) Variances (See page 8 of application) 20.91.035 (B) is 0 Attachment A The Hoag Hospital Planned Community Text and District Regulations (PC Text) were originally approved by the City Council in 1992. Since that time, Hoag Hospital has been implementing its Master Plan in compliance with the PC Text. As part of its continuing implementation of the Master Plan, at this time Hoag Hospital is proposing to amend its PC Text to allow a transfer of approved development intensity from the Lower Campus to the Upper Campus (as well as to make other modifications to the PC Text). The intent of the development intensity transfer is to provide Hoag Hospital the flexibility to respond to the health care needs of the community by locating additional development on the Upper Campus, in proximity to existing critical health care services on the Upper Campus. The overall development intensity currently allowed in the approved PC Text is not proposed to be exceeded. Environmental Information Form: The Environmental Information Form is intended to provide the basis information necessary for the evaluation of your project to determine its potential environmental effects. This review provides the basis for determining whether the project may have a significant effect on the environment, as required by state law. After this information has been evaluated by the Planning Department, a determination will be made regarding the appropriate environmental documentation for your project. fi� Fn ��ro PC(zz0 >>(roll. Wk that/ /1( l2fL C l2.�dlcc�c� Variances: Required Findings: Oft 1. That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this code deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. 2. That the granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant. 3. That. the granting of the application is consistent with the purposes of this code and will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. 4. That the granting of such application will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. To aid staff in determining that the finding can be made in this particular case please answer the following questions with regard to your request. (Please attach on separate sheet, if necessary.) 1. What exceptional circumstances apply to the property, including size, shape, topography, location or surroundings? 2. Why is a variance necessary to preserve property rights? /V / 3. Why will the proposal not be detrimental to the neighborhood? /U /� ,r �EwpR� CITY OF NEWPORT BEACH Application: ❑ Use Permit No. o� a COMMUNITY AND ECONOMIC DEVELOPMEECEIVED BY ❑ Planning Director's 1 PLANNING DEPARTMENT PLANNING DEPARTMENT Use Permit No. 3300 NEWPORT BOULEVARD CITY OF NEWPORT BEACF <G.P.A./Amendment No. �Ci cpp"' NEWPORT BEACH, CA 92655 APR 1 2 9nn; ❑ Variance No. (949) 644-3200; FAX (949) 644-325CAM PM 71819110111112111213141516 PART I: Cover Page Proiect Common Name (if applicable): 1�%� ll� �i(1C �W� // (��C((/� FEES: APPLICANT (Print): "aJS t ( v�� l Dq ifte g th c ew /art .f l�vksro Mailing Address: Ne I &I ie, CONTACT PERSON (if different): Mailing Address: 3149aed b rt faf Phone: �YY ) YYa�d' Fax (��-i�r�)��i„�I Phone:'t�) ,f �1�, -IU Fax Property Owner (if different from above): Mailing Address: Phone: Fax PROJECT ADDRESS: 6vioq tkd-r' hy-C ice, Project Description (If applying for a variance, also complete attached form for required findings.): 1 d /9fG/lQ /'2b& PROPERTY OWNER'S AFFIDAVIT 6prloperty(ies) involved in this appli ion. (I) (We) furth answers herein contained and the information herewith knowledge and belief. Signature(s) de� a and say th I am (w�.a�ej�the owner(s) of the certify, unde pe alty of perjury, hat the foregoing statements and )miffed are in espects true and �r�rrect to the best of (my) (our) 1 01-4 Cch f /Pu Cv4u NOTE: An agent may sign for the owner if written authorization from the record owner is filed with the application. r i, DO NOT COMPLETE APPLICATION BELOW THIS LINE FOR PLANNING DEPARTMENT USE ONLY: Indicate Previous Modifications, Use Permits, Specialty Food Service Permits, etc. General Plan Designation: Zoning District: Coastal Zone: YES or NO ******************************************************************** Date Filed: Fee Pd: Date Deemed Complete: Heari Posting Date: Maili Planning Director Action Date P.C. Hearing Date C.C. Hearing RUSERSTLMSHAREDU FORMS\USE-APP.DOC ng Date: ng Date: Appeal P.C. Action Appeal C.C. Action Receipt No: PART II: Project Data MR 0 Project Common Name: Application Number(s): Project Address/Location: Assessors Parcel Number(s): Legal Description (Attach on separate sheet, if necessary): n A Existing Land Use: Proposed Land Use: Zoning District: �� Land Use DesiEnation: (ylr�l%?�� ca.LLCtrrc� d- �tJ�Ii Existing Development Proposed Development Zoning Code Requirement Lot Area (sf) 641 7 7 010, 27-Q/ Lot Width (ft) Lot Depth (ft) Setback Yards Front (ft) Side (ft) Side (ft) Rear (ft) Gross Floor Area (sf) Floor Area Ratio Building Coverage (%) Building Height (ft) Landscaping (%) Paving (%) N/A Parking Number of Employees Hours of Operation Number of seats Dwelling Units PART III: Plans Each application shall be accompanied by 20 sets of plot plans, floor plans, and elevations; 8 sets shall be drawn to scale on 24 inch by 36 inch sheets with margins not less than 1/2 inch and 12 sets shall reduced to 11 inches by 17 inches. The required number of plans to be submitted for a Planning Director's Use Permit application is 12 sets; 4 sets drawn to scale and 8 sets reduced. All plans shall be collated, stapled and folded to a size of 8'h" by 14", maximum. The Planning Director may modify or waive submission requirements if deemed unnecessary to support the application. A. • Plot Plan 0/f Plot plans shall be fully dimensioned and show the following information on the subject property and to a minimum of 20 feet on contiguous properties: • Vicinity Map. • North arrow. • Scale of the plan. • Existing and proposed property lines • Required and proposed yard setback lines. • Locations, names, dimensions, and descriptions of all existing and proposed right of way lines, dedications and easements. • Locations of existing and proposed structures, additions, utilities, driveways, walks, and open spaces. • Any structures to be relocated, removed or demolished. • Locations, heights, and materials of existing and proposed walls and fences. • Locations, dimensions and descriptions of parking areas. • Location, heights, size and materials -of signs. • Existing and proposed grade elevations and any significant natural features. • An Information block containing the name and telephone, number ,of the contact person and calculations in tabular form showing compliance with. applicable property development regulations (i.e., density, floor area limits, .height; parking, etc.) 4 B. Floor Plans k 11 Floor plans shall be fully dimensioned and show the following information: • Overall building and individual room dimensions, including square footage calculations. • All proposed interior walls and partitions. • Room identification. • Window and door locations. C. Elevations �. Elevations shall be fully dimensioned and show the following information: • Exterior wall openings. • Exterior materials and finishes. • Roof pitches. • All roof mounted equipment and screening. • Heights above grade of all floors, eaves, and ridges. D. Optional Materials • Materials board (specifications and samples of type, color and texture of proposed construction materials). • Color photographs of the subject and adjacent properties. Part IV: Other Information and Materials Each application shall be accompanied by the following: A. Property Owners' List and Assessor's Parcel Maps f y✓`�� 1. One set of gummed address labels (Avery 5160 or equivalent) containing the names and addresses of owners of the subject property and properties within a radius of three hundred (300) feet of the exterior boundaries of the subject property (excluding roads and waterways. for commercial properties only) shall. be submitted. The list shall also contain the addresses of occupants of residentially -zoned property within the required prescribed radius only if the Planning Department makes the determination that the project is of significant public interest. Additional sets of gummed labels shall be required if the proposed development is appealed or called up for review. 2. An assessor's parcel map(s) indicating the 300-foot radius line and the subject property shall also be submitted. E 13 This information shall be prepared by a title company or an ownership listing service doing business in Orange County, utilizing names and addresses from the last equalized assessment roll and utilizing the. most recent assessor's maps, or alternatively, from such other records as contain more recent names, addresses or maps. The information shall be verified by the title company or ownership listing service and be accompanied by a written affidavit. B. Proiect Description and Justification �ez &k�,d ajY A statement describing the proposed project in detail. This will serve as the formal statement to the approving authority on what. the project is and why it should be approved. Please include any relevant information which supports the application. Particular attention should be given relating this information to any findings that must be made in order to approve the application (see table below). Required Findings Application Section Transportation Demand Management Ordinance 20.64.040 Establishment of grade by the Planning Commission 20.65.030 (B-3) Sign Exception Permits 20.67.045 (B) Accessory Outdoor Dining 20.82.050 (B) Waiver of location restrictions for massage establishments 20.87.025 (B) Modification Permits (General) 20.93.040 For condominium conversions 20.83.025, 20.83.035 (B) Use Permits (General) 20.91.035 (A) To exceed base development allocations 20.63.040 (B or C) To allow mixed use developments with less than 0.25 FAR for commercial development -20.63.040 (E) To restore of damage or Destroyed nonconforming structures 20.62.070 Conversion of a Maximum FAR use to a Base FAR use or to a Reduced FAR use, or conver- sion of a Base FAR use to a Reduced FAR use 20.63.050 (B) To transfer development intensity . 20.63.080 (1). To modify or waive of off-street parking and loading requirements 20.66.100 (A) For bars and cocktail lounges 20.82.020 (B) For take-out service, limited 20.82.020 (C) Variances (See page 8 of application) 20.91.035 (B) 6 0 is Environmental Information Form: The Environmental Information Form is intended to provide the basis information necessary for the evaluation of your project to determine its potential environmental effects. This review provides the basis for determining whether the project may have a significant effect on the environment, as required by state law. After this information has been evaluated by the Planning Department, a determination will be made regarding the appropriate environmental documentation for your project. %ra P . F�ew+2�vu�tL�Od- �� /��, (Y L . �Iaeo ALe a(Euck:� d rt�i� Variances: Required Findings: That because of special circumstances applicable to the property, including size, shape, topography, location or surroundings, the strict application of this code deprives such property of privileges enjoyed by other property in the vicinity and under identical zoning classification. 2. That the granting of the application is necessary for the preservation and enjoyment of substantial property rights of the applicant. 3. That- the granting of the application is consistent with the purposes of this code and will not constitute a grant of special privilege inconsistent with the limitations on other properties in the vicinity and in the same zoning district. 4. That the granting of such application will not, under the circumstances of the particular case, materially affect adversely the health or safety of persons residing or working in the neighborhood of the property of the applicant and will not under the circumstances of the particular case be materially detrimental to the public welfare or injurious to property or improvements in the neighborhood. To aid staff in determining that the finding can be made in this particular case please answer the following questions with regard to your request. (Please attach on separate sheet, if necessary.) 1. What exceptional circumstances apply to the property, including size, shape, topography, location or surroundings? /V / 2. Why is a variance necessary to preserve property rights? 3. Why will the proposal not be detrimental to the neighborhood? • ATICE OF PREPARATIONO April 8, 2005 To: Reviewing Agencies and Other Interested Parties From: Patricia Temple, City of Newport Beach Planning Director Subject: Hoag Hospital Master Plan Amendment The purpose of this notice is: (1) to serve as the Notice of Preparation to potential "Responsible Agencies" as required by the California Environmental Quality Act Section 15082; and (2) to advise and solicit comments and suggestions regarding the preparation of the Supplemental Environmental Impact Report (SEIR), environmental issues to be addressed in the SEIR, and any related issues from interested parties other than potential "Responsible Agencies," including interested or affected members of the public. The City of Newport Beach, as Lead Agency, requests that any potential Responsible or Trustee Agency responding to this notice respond in a manner consistent with CEQA Guidelines Section 15082(b). Pursuant to CEQA Section 21080.4, Responsible Agencies must submit any comments in response to this notice not later than 30 days after receipt. The City will accept comments from others regarding this notice through the close of business, May 9, 2005. All comments or other responses to this notice should be submitted in writing to: David Lepo, Contract Project Manager Hogle-Ireland, Inc. 42 Corporate Park Suite 250 Irvine, CA 92606 The City of Newport Beach will also accept responses to this notice by e-mail received through the close of business, May 9, 2005. If e-mail comments are submitted with attachments, it is recommended that the attachments be delivered in writing to the address specified above. The virus protection measures and variety of formats for attachments can limit the ability for the attachments to be delivered. E-mail responses to this notice may be sent to: dlepo@hogleireland.com. Project Location Hoag Hospital is an existing facility located at One Hoag Drive in the City of Newport Beach. The approximately 38-acre site is generally bounded by Hospital Road to the north, West Coast Highway to the south, Newport Boulevard to the east, and residential development and Superior Avenue to the west. Sunset View Park is a linear/consolidated park that extends along much of the northern boundary of the Lower Campus and separates the hospital from the Villa Balboa and Seafaire condominiums. A regional location map, local vicinity map, and project site map are provided as Exhibits 1, 2, and 3, respectively. Project Background In 1992, the City of Newport Beach certified the Hoag Hospital Master Plan Final EIR No. 142 for the Hoag Hospital Master Plan and adopted the "Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations" (PC Text). In 1994, the City adopted Ordinance No. 94-8 approving "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian." The PC Text and the Development Agreement set forth the detfopment standards and terms and co iitions by which the Hoag Hospital site may be developed and include maximum permissible building area, building height limits, and permitted land uses. The existing PC Text allows up to 1,343,238 square feet of medical facility and related uses on the Hoag Hospital site. Of the total 1,343,238 square feet of allowable building area, 765,349 square feet are allocated to the Upper Campus and 577,889 square feet are allocated to the Lower Campus. The PC Text does not specify building locations or specific building uses; however, permitted uses for each of the two campuses are listed in the PC Text. Permitted uses on the Lower Campus are categorized as Outpatient Services, Administration, Support Services, and Residential Care. Permitted uses on the Upper Campus are categorized as Hospital Facilities including inpatient uses, Accessory Uses, and Temporary Structures. In 2002, the City Council approved the first amendment to the PC Text. The first amendment changed the definition of "Gross Floor Area Entitlement" so that certain non -occupied building areas are not counted toward the maximum permissible building floor areas for the project site. Project Description The project consists of amendment of the "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian", amendment of the General Plan, and amendment of the "Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations" (PC Text). Amendment of the Development Agreement would allow the Newport Beach City Council the discretion to approve a request by Hoag Hospital to amend the Development Agreement and the PC Text to increase the maximum allowable building area on the Hoag Hospital site, provided that the increase in the maximum allowable building area is to accommodate the physical plant support functions of the previously constructed 24,215 square -foot cogeneration facility. An increase of the maximum allowable building area for the Hoag Hospital site by 24,215 square feet could be approved because the cogeneration facility does not materially increase vehicle trip generation. The Land Use Element of the General Plan currently includes Floor Area Ratios (FAR) for the Hoag Hospital site as the means to defining maximum allowable building area. Based on FAR's of 1.0 for the Upper Campus (Hoag Hospital Statistical Subarea) and 0.65 for the Lower Campus (Hoag Expansion Statistical Subarea), current General Plan maximum allowable building areas are 765,349 sq. ft. (17.57 acres X 43,560 sq. ft. X 1.0) for the Upper Campus and 577,889 sq. ft. (20.41 acres X 43,560 sq. ft. X 0.65) for the Lower Campus, a total of 1,343,238 square feet. Vacation of an unused easement by the City of Newport Beach, if approved by City Council, could add 8,603 square feet to the Lower Campus site and increase the maximum allowable building area by another 5,592 sq. ft. (8,603 sq. ft. X 0.65). Total maximum allowable building area for the Hoag Hospital site pursuant to the existing Land Use Element and including that attributable to the land area of the easement proposed to be vacated is 1,348,830 sq. ft. Amendment of the General Plan would replace Floor Area Ratios with maximum allowable building area as the means to defining maximum development permitted on the Hoag Hospital site. This would eliminate the 1.0 Floor Area Ratio (FAR) for the Hoag Hospital Statistical Subarea (Upper Campus) of the Land Use Element and the 0.65 FAR for the Hoag Expansion Statistical Subarea (Lower Campus) of the Land Use Element. In place of FAR's, an absolute, maximum allowable building area would be established for the entire Hoag Hospital site comprised of the Upper Campus and the Lower Campus. This maximum allowable building area would include that allowed by the current Land Use Element (1,343,238 sq. ft.), that 2 attributable to the land arealorthe easement proposed to be vacate!�5,592 sq. ft.) and 24,215 square feet attributable to the previously constructed cogeneration facility, for a total maximum allowable building area of 1,373,045 square feet for the entire Hoag Hospital site. To allow future flexibility in building placement while limiting the intensity of building on the Lower Campus, the proposed amendment to the General Plan Land Use Element would establish a maximum allowable building area on the Upper Campus of 990,349 square feet and a maximum allowable building area on the Lower Campus of 583,481 square feet. In no event, however, would the building areas of both the Upper and Lower Campuses exceed 1,373,045 square feet. The PC Text would be amended to include the maximum allowable building area of 1,373,045 square feet for the entire Hoag Hospital site and to establish maximum allowable building areas of 583,481 square feet for the Lower Campus and 990,349 for the Upper Campus consistent with the proposed General Plan Amendment. Other changes may be required in the Hoag Hospital PC Text to reflect and be consistent with changes to the Development Agreement and General Plan indicated above and/or to provide clarification of standards applicable to future development approvals. Use of a Supplemental EIR The City of Newport Beach has determined that the proposed project requires the preparation of a Supplemental EIR. CEQA Section 21166 provides that when an EIR "has been prepared for a project pursuant to this division, no subsequent or supplemental EIR shall be required by the lead or responsible agencies unless one of these events occurs. (1) Substantial changes are proposed in the project that requires major revisions to the EIR. (2) Substantial changes occur with respect to the circumstances under which the project is undertaken, which will require major revisions in the EIR. (3) New information, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete, becomes available. This is reflected in CEQA Guidelines Section 15162 which states that a subsequent EIR is required if: (1) substantial changes are proposed in the project that require major revisions to the previous EIR because of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) substantial changes have occurred with respect to the circumstances under which the project is undertaken, which will require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete shows any of the following: (a) the project will have one or more significant effects not discussed in the previous EIR; (b) significant effects previously examined will be substantially more severe than shown in the previous EIR, (c) mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (d) mitigation measures or alternatives which are considerably different from those analyzed in the 3 final EIR would subsetially reduce one or more significant Pects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. CEQA Guidelines Section 15163 allows a lead agency to prepare a supplement to an EIR when any of the conditions described in Section 15162 (stated above) would require the preparation of a subsequent EIR, but only minor additions or changes are necessary to make a previous EIR adequately apply to the project in the changed situation. Section 15163(b) further states, "the supplement to the EIR need contain only the information necessary to make the previous EIR adequate for the project as revised" and "the supplement may be circulated by itself without recirculating the previous draft or final EIR." Anticipated Project Approvals The City of Newport Beach would need to make the following project approvals as part of the current amendment requests: • General Plan Amendment • Planned Community Development Plan Amendment • Development Agreement Amendment In addition, prior to initiation of construction other entitlements would be required. These include: • Traffic Phasing Ordinance Analysis • Coastal Development Permit (for development on the Lower Campus) • Building Permits • Grading Permit • Water Quality Management Plan • Stormwater Pollution Prevention Plan • Demolition permit Additionally, the Development Agreement would need to be provided to the California Coastal Commission for review and approval; it should be noted that the California Coastal Commission is not a party to the original Development Agreement. Future implementation of the project would require permits and/or approvals from the following agencies: • California Coastal Commission • California Office of Statewide Health Planning and Development (OSHPD) • State Water Resources Control Board (NPDES permits) • South Coast Air Quality Management District Anticipated Schedule The Project schedule, as currently envisioned, anticipates a draft Supplement to Final EIR No. 142 to be available for public review in late summer 2005. A 45-day public review period will be provided, after which responses to comments received will be prepared. A hearing before the Planning Commission and City Council are expected at the end of 2005. Master Plan implementation is expected to be phased through the year 2015. 4 • Probable Environmental cts of the Proposed Project The Supplemental EIR will focus on those areas that may be affected by the proposed amendment to the Master Plan. The Final EIR will be relied upon for those topical areas where there have been no substantial changes since the previous EIR was certified and would not be affected by the proposed project. Topical areas to be addressed in the Supplemental EIR include: • Aesthetics • Air Quality • Land Use • Noise • Public Services (police and fire services) • Transportation/Traffic The attached Environmental Checklist identifies the evaluation of environmental issues that will be addressed in the SEIR. Conclusion The City of Newport Beach requests your careful review and consideration of this notice, and it invites any and all input and comments from interested agencies and persons regarding the preparation of the proposed SEIR. 5 t CITY OF NEWPORT BEACH City Council Minutes Regular Meeting August 23, 2005 - 7:00 p.m. 10 C. D. E. F. G. H. — 4:30 p.m. Present: Council Member Selich, Council Member Rosansky, Mayor Pro Tem Webb, Mayor Heffernan, Council Member Daigle, Council Member Nichols Excused: Cou2W Member Ridgeway CLOSED SESSILOSED SESSION.REPORT =None - Council Member Rosansky INVOCATION - Rabbi Mar' Rubenstein, Temple Isaiah PRESENTATION Presentation of Check for Cente'i Institute, introduced the Board Membei with a check for $25,000. Recreation Centennial preparations. NOTICE TO THE PUBLIC - Victoria Lister, CEO of Newport Orthopedic attendance and presented Mayor Pro Tem Webb l Senior Services Director Knight reported on REPORT (NON -DISCUSSION ITEM): Council Member Nichols requested verification of when \thetraffic counts were taken that are being used for the General Plan Update. Council Member Daigle announced that the Orange County Confere a for Women will be held on September 14 at the Balboa Bay Club. She reviewed the seminar sessions and stated that more information can be found on www.ocwomen.org or by calling Susan Coulter at (949) 644-3128. 11%, Mayor Heffernan asked when the traffic calming measures on the Port Streetvill be implemented. Mayor Heffernan requested that a staff report be presented at a regular meeting the John Wayne Airport (JWA) expansion. Volume 57 - Page 389 City of Newport Beach City Council Minutes August 23, 2005 I. CONSENT CALENDAR (Items )Lto 91 ,1. MINUTES OF THE ADJOURNED REGULAR MEETING AND - REGULAR MEETING OF AUGUST 9, 2005 AND ADJOURNED "`REGULAR MEETING OF AUGUST 11, 2005. Waive reading of subject minutes, approve as written and order filed. 2. READING.OF ORDINANCES AND RESOLUTIONS. Waive reading in full of all ordinances and resolutions under consideration, and direct City Clerk to read by titie�only. CONTRACTS AND AGREEMENTS .. `1k.11 4. APPROVAL OF AMENDMENT NO. 1 TO REIMBURSEMENT AGREEMENT WITH IRVINE R°ANCH WATER DISTRICT (IRWD) FOR JOINT UTILITY EFFORTS WITH THE IRVINE AVENUE 24- INCH WATER MAIN TRANSMISSION,= MAIN REPLACEMENT PROJECT (C-3411) [381100-20051. 1) Approve Amendment No. 1 to Reimbursement Agreement with the IRWD for construction of additional water main improvements in the amount of $689,082 for ,the City's Irvine Avenue 24-inch Water Transmission Main Replacement Project; and 2) approve a budget amendment (06BA-010) increasing revenue estimates in the Water Fund Account No. 500-4887 by $805,393.01 from IRWD, and increasing expenditure appropriations in the same amount in 7501- 05500386. 5. AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT FOR PREPARATION OF A SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE, OSP TM ' �y "� �+ ,L„ 3�'ER�s�PLAN UP,DATE:-iP-ROJEGT' (C-3760) 1381100-20051. 1) Approve an amendment to the Professional Services Agreement with BonTerra Consulting of Costa Mesa for additional work required for preparation of a Supplemental Environmental Impact Report for an additional amount not to exceed $74,181; and 2) authorize the City Manager to sign the agreement. 6. MEMORANDUM OF UNDERSTANDING (MOU) WITH ASSOCIATION OF NEWPORT BEACH OCEAN LIFEGUARDS (C- 2058) [381100-20051. Continue to the September 13, 2005 Council meeting. 7-.,_. CONSOLIDATION OF THREE LIBRARY PART TIME TECHNICAL ~' "PROCESSING POSITIONS INTO ONE FULL TIME LIBRARY TECHNICAL PROCESSING POSITION WITH SALARY SAVINGS OF $1,582 [I00-2005].�Authorize the consolidation of three part time library technical processing positions into one full time technical processing library position. 8. 2005/2006 CULTURAL ARTS GRANTS, ,41100-2005]. Approve recommended recipients for FY 2005/2006 Cultural E�rts Grants as selectee � by the City Arts Commission in accordance with City Policy I=32 - Reserv( Volume 57 - Page 390 'bity of Newport Beach City Council Minutes August 23, 2005 Fund for Culture and Arts. - • ; r 9.. •; —APP.OINTMENT., TO. ENVIRONMENTAL QUALITY AFFAIRS ' : , . -.t• COMMITTEE [100-2005]. Confirm Council Member Daigle's appointment of Laura Curran to -the. Environmental Quality Affairs Committee (EQAC). Mayor Pro Tem Webb commented on Item,8;..Council Member Daigle requested that Item 3 be pulled; Council Member Daigle announced -that she is nominating Laura Curran to EQAC (Item 9); and Council Member Nichols requested and received clarification regarding Items 6 and 7. City Manager Bludau requested that Item 6 be continued to the next meeting. Motion by • Mayor Pro Tem Webb Ito • move affirmative action of the Consent nt Calendar,tpxcept for the item removed (3), and noting the continuance of Item 6. The motion carried by the following roll call vote: a . �, :•. Ayes:, .,Council Member Selich, Council Member Rosansky, Mayor Pro Tem Webb, • I Mayor Heffernan, Council Member Daigle, Council Member Nichols Absent: Council -Member Ridgeway . �.._.:�'•��... x--sa-'^r..wi�t:v•M...�=—"'�y�.-�.1�lTft+;ws•.�+eRN�ifWiJ/r�-Y•f�"'.lf.9RiY.Ai'�:MH1Y:.�.M�YnM�+�r-+.�.. r J. PUBLIC HEARINGS 10. CORONA. DEL MAR BUSINESS. IMPROVEMENT DISTRICT RENEWAL: RENEWAL OF THE BUSINESS IMPROVEMENT DISTRICT FOR THE SHORTENED FISCAL YEAR 2005-2006,E AND AUTHORITY TO ADOPT BYLAWS 1100-20051. Pro>ctsManager- Berger provided the staff report, reported that there were no protests and announced the outcome of the Corona del Mar Business Improvement District board,election. Mayor Heffernar opened the public hearing. Hearing no testimony, he closed the s public hearing. Motion by Mayor Pro Tem Webb to adopt Resolution No. 2005-46 confirming the levy of the BID assessment for the 2005-2006 short fiscal year since the protests represented less than 50 percent oof the total assessment amount;, and grant the authority for the Corona del Mar Business Improvement District to adopt bylaws for ♦ the purposes of, general operations, consistent with State law and resolutions adopted by the City'Council. ' 1''•� t The motion carried by the following roll call Ayes: Council Member Selich, Council Member Rosansky,'Mayor Pro Tem Webb, Mayor Heffernan, Council Member Daigle, Council Member Nichols " Absent: Council Member Ridgeway 11. COMPREHENSIVE SIGN CODE UPDATE AND SIGN DESIGN GUIDELINES MANUAL 1100-20051.' Project "Manager Berger utilized a• PowerPoint presentation and +rovided+the staff p report. Project Manager Berger, Assistant City Manager Wood; City Attorney Clauson, and Consultant Pflugrath responded to questions relative.to pylon signs, flags and flag poles, amortization of signs, an incentive program 11 Volume 57 - Page 391.. . • • CITY OF NEWPORT BEACH CITY COUNCIL STAFF REPORT Agenda Item No._5 August 23, 2005 TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL FROM: Patricia Temple, Planning Director 949/644-3228 ptemple@city.newport-beach.ca.us SUBJECT: Amendment to Professional Services Agreement for preparation of a Supplemental Environmental Impact Report for the Hoag Hospital Master Plan Update project. RECOMMENDATION: 1) Approve an Amendment to the Professional Services Agreement with BonTerra Consulting of Costa Mesa, California, for additional work required for preparation of a Supplemental Environmental Impact Report for an additional amount not to exceed $74,181; and 2) Authorize City Manager to sign Agreement. DISCUSSION: Hoag Memorial Hospital Presbyterian proposes to revise the Master Plan for the hospital campus that was approved in 1992. The application for revision of the Hoag Hospital Master Plan includes requests for approval of an Amendment to the General Plan Land Use Element (Hoag Hospital Area), a Planned Community Development Plan Amendment, and amendment of the Development Agreement. Environmental Impact Report Preparation Certain sections of the Environmental Impact Report (EIR) prepared in 1992 for the existing Hoag Master Plan are applicable to the proposed Master Plan update. Other sections require updating and revision. As a result, a Supplemental EIR was determined to be the appropriate document for complying with requirements of the California Environmental Quality Act relative to the Master Plan revision. On March 8, 2005, the City Council approved a Professional Services Agreement with BonTerra • • Hoag Hospital EIR August 9, 2005 Page 2 Consulting of Costa Mesa in the amount of $280,360 for preparation of a Supplemental EIR. In the course of preparing the Supplemental EIR, BonTerra Consulting, City staff, and Hoag Hospital representatives agreed that additional analysis of potential noise impacts and a Health Risk Assessment associated with operation of additional generators at the electricity cogeneration facility were required. A Scope of Work for the additional tasks necessary to complete the Supplemental EIR is included in the "Amendment to Professional Services Agreement" (Attached). As subconsultants to BonTerra Consulting, Mestre Greve Associates will be responsible for the additional noise analysis and Camp Dresser McKee will prepare the Health Risk Assessment. The Scope of Work includes BonTerra's costs for incorporating the subconsultants' analyses into the Supplemental EIR and for additional costs incurred in preparation of the Notice of Preparation of the Supplemental EIR. The additional tasks and associated costs are summarized as follows: Health Risk Assessment Noise Analysis Notice of Preparation Staff has reviewed the Scope of Work Supplemental EIR and believes it is requirements set forth by the California described in the Scope of Work have appropriate and warranted. Funding Availability: $69,785 3,200 1,196 $74,181 for additional tasks necessary to complete the adequate to meet or exceed the minimum Environmental Quality Act. The fees for tasks been reviewed by staff and are considered The cost for ,professional services for the original contract and for this Amendment to the contract will be the responsibility of Hoag Memorial Hospital Presbyterian. Submitted by: Prepared by: PATRICIA TEMPLE Planning Director DAVID LEPO Hogle-Ireland, Inc. Project Planner Attachments: 1. Draft Amendment to Professional Services Agreement • AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT WITH BONTERRA CONSULTING FOR PREPARATION OF A SUPPLEMENTAL EIR FOR THE HOAG HOSPITAL MASTER PLAN UPDATE THIS AMENDMENT is made and entered into as of this 23th day of August, 2005, by and between the CITY OF NEWPORT BEACH, a Municipal Corporation ("City"), and BONTERRA CONSULTING, a corporation, whose address is 151 Kalmus Drive, Suite E-200, Costa Mesa, California 92626 ("Consultant"), and is made with reference to the following: RECITALS A. City is a municipal corporation duly organized and validly existing under the laws of the State of California with the power to carry on its business as it is now being conducted under the statutes of the State of California and the Charter of City. B. City and Consultant entered into a Professional Services Agreement (Agreement) for preparation of a Supplemental EIR for the Hoag Hospital Master Plan Update whose term commenced on the 8th day of March, 2005, and is to terminate on the 30th day of January, 2006. C. Consultant performed certain of the duties set forth in the Agreement and was paid for such duties consistent with the Agreement. D. City desires to have Consultant complete additional duties determined necessary in addition to all duties set forth in the Agreement and not previously completed. NOW, THEREFORE, it is mutually agreed by and between the undersigned parties as follows: 1. TERM The term of the Agreement is extended until the 15th day of May 2006 unless terminated earlier as set forth in the Agreement. 2. SERVICES TO BE PERFORMED Consultant shall diligently perform all the services described in the Scope of Services attached to the Agreement and all the services described in the Scope of Services attached hereto as Exhibit A and incorporated herein by reference. The City may elect to delete certain tasks of the Scope of Services attached hereto at its sole discretion. 3. COMPENSATION TO CONSULTANT City shall pay Consultant for the services on a time and expense not -to - exceed basis in accordance with the provisions of this Section, the Schedule of Compensation attached to the Agreement as Exhibit B and the Schedule of Compensation attached hereto as Exhibit B and incorporated herein by reference, and the Billing Rates attached to the Agreement as Exhibit C and the Billing Rates attached hereto as Exhibit C, and incorporated herein by reference. Consultant's compensation for all work performed in accordance with the Agreement and with this Amendment, including all reimbursable items and subconsultant fees, shall not exceed Three Hundred Fifty -Four Thousand Five Hundred Forty -One Dollars and no/100 ($354,541) without additional authorization from City. Consultant's compensation includes the Agreement amount of Two Hundred Eighty Thousand Three Hundred Sixty Dollars and no/100 ($280,360) and the Amendment amount of Seventy -Four Thousand One Hundred Eighty -One and no/100 ($74,181) for services in accordance with this Amendment. No billing rate changes shall be made during the term of this Amendment without the prior written approval of City. IN WITNESS WHEREOF, the parties have caused this Agreement to be executed on the day and year first written above. APPROVED AS TO FORM: Robin Clauson, City Attorney for the City of Newport Beach ATTEST: Bv: LaVonne Harkless, City Clerk CITY OF NEWPORT BEACH, A Municipal Corporation By: Homer Bludau, City Manager for the City of Newport Beach CONSULTANT: By: Kathleen Brady, Principal for BonTerra Consulting Attachments: Exhibit A - Scope of Services Exhibit B - Schedule of Compensation Exhibit C- Billing Rates 2 • 0 EXHIBIT "A" SCOPE OF SERVICES Additional work effort is required in three technical areas: a health risk assessment, additional noise and air quality assessment, and the mitigation monitoring. Health Risk Assessment The NOP identifies that long-term air emissions would be associated with increased vehicular traffic and activities on the project site, including combustion of natural gas and generation of electricity. The first phase of the cogeneration facility is being constructed with three generators, providing 4.5 megawatts, as well as a boiler. The cogeneration facility design provides for a future expansion, which would include an additional three generators providing another 4.5 megawatts. These pieces of equipment would require Air Quality Management District (AQMD) permits. Based on discussion with the South Coast AQMD (SCAQMD) staff, a health risk assessment would be required prior to issuance of permits for this equipment. While the project is not requesting construction level approvals, it is a reasonably foreseeable action and should be included in the EIR analysis. The following scope of work would be completed by CDM; however, BonTerra Consulting requires an additional 32 hours of staff time for coordination with SCAQMD, and review and summarization of the technical report. BonTerra Consulting's cost for this effort would be $5,600.00. Task 1 — Review of Existing Documentation and Data Prior to developing the Air Toxics HRA Modeling Protocol, existing documentation and data will be reviewed. The type of information anticipated to be available for review would include existing SCAQMD permits for similar units at the hospital, the Draft EIR that this document supplements, topographical maps of the hospital and surroundings, available meteorological data, and surrounding area Land Use Plans. The costs associated with this task are $2,780. Task 2 — Prepare Air Toxics HRA Modeling Protocol The modeling protocol will define the methods and data that will be used in developing emission inventories, conducting air dispersion analyses, and evaluating health risks associated with on - site source operations and modifications. It is assumed that the models used will include the U.S. EPA ISCST3 dispersion model. One meeting with regulatory agencies (SCAQMD, at least) is included to obtain comments and agency buy -in to the modeling methodology. One iteration of the protocol is included to incorporate comments from the SCAQMD. The costs associated with this task are $4,170. Task 3 — Prepare Toxic Air Pollutant Emission Inventories Toxic pollutant emission inventories will be developed by applying speciation profiles for organics and particulate matter to the natural gas engine ROG emission inventories. The appropriate speciation profile for each source or source group will be defined in the modeling protocol developed under Task 2. The costs for this task are $6,820. Task 4 — Conduct Air Dispersion Modeling of Toxic Air Contaminants The emissions of toxic organic compounds will be analyzed using ISCST3, as described in the modeling protocol, to estimate annual average ground level concentrations. It is assumed that approximately up to five (5) toxic compounds will need to be analyzed. The receptors to be analyzed will include several on -site locations that represent occupational exposure points, and approximately 200 receptors located at the hospital boundary and beyond to assess impacts to residential, school child, off -site worker, and other sensitive receptor locations. No more than 220 receptors will be analyzed for this HRA. The costs for this task are $8,400. Task 5 — Conduct Human Health Risk Assessment The potential incremental chronic cancer risks and non -cancer hazards associated with two (2) future scenarios for the set of critical receptors determined from Task 5 (fenceline, maximum exposed individuals (MEI) on- and offsite, school children) will be estimated. Incremental risks and hazards reflect the increase or decrease of potential exposure of project and no project . scenarios relative to existing baseline. The HRA will be conducted following OEHHA guidance. Construction sources are not currently included in the scope of this HRA. The costs associated with this task are $15,020. - Task 6 — Narrative Cumulative Impacts Assessment The potential effects of nearby projects that are reasonably foreseeable and expected to occur during the same time period as that analyzed for this Hoag Hospital project will be discussed. It is assumed that BonTerra will have previously identified those projects that are to be included in the cumulative impacts analysis, and that sufficient documentation exists for these other projects to identify their potential impacts to air quality and health risks without additional emissions or dispersion modeling analyses. The costs associated with this task are $5,080. Task 7 — Documentation The findings of the Air Toxic HRA will be reported in appropriate sections of the DSEIR. It is assumed that one preliminary draft of the sections will be submitted to BonTerra and hospital staff for review and comment, and the comments will be incorporated into final sections to be included in the DSEIR. Also, included is a collection of referenced documents (or portions thereof) for the Administrative Record. Documentation necessary to complete the Final EIR, Response to Comments, and/or Errata to the DSEIR are not included in the cost estimate. No other revisions of the DSEIR sections, except as described above, are included with this scope and cost estimate. The costs associated with this task are $15,885. Task 8 — Meetings and Hearings It is assumed that one (1) CDM representative will attend meetings, participate in conference calls, and attend one (1) public hearing. These meetings and associated preparation time are assumed to consume no more than 20 hours. It is anticipated that no more than four (4) meetings and four (4) conference calls will be needed. The costs for this task are $6,030. Noise Monitoring/Air Quality Assessment Based on the comments received on the NOP, additional noise readings and odor analysis are warranted to address the concerns of several members of the public regarding existing operations. Specifically, the concerns with associated with the operations on the hospital loading dock. While these would not be project impacts pursuant to the California Environmental Quality Act, it is recommended that these issues be evaluated in the. noise technical report and incorporated into the SEIR as part of the existing conditions discussions. This would ensure that there is sufficient data available at the time of the public hearings on the project to address their concerns. The additional monitoring would be an augment to Mestre Greve Associates current scope of work. Given the additional complexities of the technical report, BonTerra Consulting is assuming an additional four hours of staff time for coordination and addressing the additional noise analysis. Task 1—Characterization The first step will be to provide a characterization of these operations in terms of when they occur, their duration, and their frequency. Further, we can perform an odor assessment for the pumping operations at the same time measurements are performed. At least one pumping event should be observed with noise measurements. Measurements of noise generated by the sterilizer and box crusher should be relatively easy to perform with the cooperation of the Hospital. Measurements of loading dock operations are more difficult due to the variability of activity. Likely, several measurements at different times of the day and night will be required. A more general characterization of the activity will require more and longer noise measurement periods. Assuming the pump measurements will need to occur on the weekend, and the loading dock activities will require approximately four hours of daytime, including one weekend, and approximately two hours of evening/nighttime measurements the approximate cost for assessing the noise impacts of these existing activities is $2,500. Mitigation Monitoring The scope of work assumed that one set of revisions would be required for the Notice of Preparation. The internal review process for the NOP was extended while the specifics of the project were negotiated by the City and Hoag Hospital. In addition, as part of that effort a review of all the existing mitigation measures was incorporated into the NOP. As a result, multiple versions of the document were prepared. The additional time spent on the NOP was allocated to the Mitigation Monitoring and Reporting Program (MMRP). To ensure sufficient funds for the ultimate preparation of the MMRP, an additional 7.9 hours of staff time is being budgeted for the MMRP task. • 0 HOAG HOSPITAL MASTER PLAN SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT SCHEDULE The coordination process on the project, specifically associated with the traffic analysis has taken longer than expected. As a result the overall project schedule has been extended. The following represents the current schedule for the project. TASK Previous Schedule Revised Schedule 7125/05 Project Description and Approach Finalized 2/25/2005 2/25/2005 Scope of Work determined to be acceptable 3/1/2005 3/1/2005 Submittal of Draft NOP for City review 3/1/2005 3/1/2005 City provides comments on Draft NOP 3/8/2005 3/8/2005 Revisions to NOP made and resubmitted to the City 3/15/2005 3/15/2005 City approval of NOP for distribution 3/17/2005 4/13/2005 NOP distributed 30-day comment period 3/18/2005 4/15/2005 Traffic modeling completed by Urban Crossroads 4/8/2005 July 22, 2005 Visual simulations provided by Hoag Hospital 4/8/2005 not necessary NOP 30-day comment period ends 4/18/2005 5/18/2005 Traffic data provided to Mestre Greve Associates 8/23/2005 Traffic technical study submitted 5/20/2005 8/30/2005 City provides comments on the draft traffic report 6/3/2005 9/6/2005 Revise traffic report completed 6/17/2005 9/13/2005 Screencheck EIR (w/o HRA) with appendices submitted 6/30/2005 9/27/2005 Preliminary Draft of HRA submitted 10/11/2005 City provides comments on the SEIR 7/14/2005 10/11/2005 City provides comments on HRA 10/18/2005 Revised Screencheck EIR submitted to City 7/28/2005 11/1/2005 City provides comments on revised SEIR 8/2/2005 11/8/2005 Administrative Draft Supplemental EIR submitted 8/9/2005 11/14/2005 Approval to print SEIR 8/11/2005 11/15/2005 SEIR printed and distributed 8/15/2005 11/18/2005 Public Review period ends 9/29/2005 1/3/2006 Preliminary responses to comments submitted 10/18/2005 1/24/2006 City provides comments on responses 10/25/2005 1/31/2006 Draft Mitigation Monitoring and Findings submitted 10/25/2005 1/31/2006 Revised responses to comments submitted 10/31/2005 2/7/2006 Comments on MMP and Findings provided 10/31/2005 2/7/2006 Responses finalized 11/3/2005 2/13/2006 Planning Commission hearing Nov. 2005 late Feb. 2006 City Council Dec. 2005 March-06 • • EXHIBIT B SCHEDULE OF COMPENSTATION Health Risk Assessment CDM - $64,185.00 BonTerra Consulting 5,600.00 HRA Total $69,785.00 Noise Analysis Mestre Greve Associates $ 2,500.00 BonTerra Consulting staff time 700.00 Noise Total $ 3,200.00 Mitigation Monitoring BonTerra Consulting staff time $ 1,196.00 TOTAL AMENDMENT REQUEST $74,181.00 0 0 EXHIBIT C BILLING RATES (HOURLY) The billing rates for BonTerra Consulting and Mestre Greve Associates have not changed from the original contract. CDM is being added to the contract. The following rates apply: CATEGORY RATE Staff Labor Per Hour Officer $200.00 Principal/Associate $175.00-$190.00 Senior Professional $155.00-$160.00 Professional)) $130.00-$135.00 Professional) $110.00-$115.00 Senior Designer $100.004110.00 Designerfrechnician $85.00-$90.00 Project Support $65.00-$70.00 Contract Administrator $85.00-$90.00 Miscellaneous Expenses Auto Mileage Current IRS Rate Computer Time-AutoCAD $12.00/Hour. Reproduction — B&W $0.10/Pa e Reproduction - Color $1.00/Pa e Outside Services Cost +10% Materials & Other Expenses Cost +10% City of Newport Beach • • City Council Minutes March 8, 2005 FILE COPY INDEX `�. CONTRACTS AND AGREEMENTS 7. �''Ite}n removed from the Consent Calendar by Council Member Niclio'ls�,,,y 8. DREDGING PERK T RENEWAL — APPROVAL OF A C-3759 PROFESSIONAL SE RVWS AGREEMENT WITH WESTON Dredging Renewal SOLUTIONS FOR ANALYTI AIy.,SERVICES FOR RENEWAL OF Permit REGIONAL GENERAL PERMIT 54".% rove a Professional Services (38/100-2005) Agreement with Weston Solutions, Inc. of Carls or analytical services for the renewal of Regional General Permit 54 at a co ct price not -to - exceed $350,000 and authorize the Mayor and the City Cler the Agreement. �•��'��Y�I�Y./!t\1�'wIr,MOlftill.r' � iM�1.'.�I�^.R'�N'K/'L:Vr`�M.f Mr+��.OaIT.IIIM�.,•execute r, 9. PROFESSIONAL SERVICES AGREEMENT TO PREPARE A C-3760 SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR Hoag Hospital THE HOAG HOSPITAL MASTER PLAN UPDATE PROJECT. Master Plan 1) Approve a Professional Services Agreement with BonTerra Consulting Supplemental EIR of Costa Mesa for professional environmental services to prepare a (38/100-2005) Supplemental Environmental Impact Report for an amount not to exceed $280,360; and 2) authorize the City Manager to sign the agreement. CELLANEO US ACTIONS 10. BUD ENDMENT — EXPANSION OF THE�-SIS SENIOR CENTER PORTATION PROGRAM..—' (100-2005) pprove a budget m aendment (05BA- the amount o£$6r6,666 to cover the expansion cost of the OASIS Senior Cenia-nlrpportation program. 11. Item removed ,fir--ofii the Consent Ca a by Council Member Nichols.,.�,-' 12-~-'rItem removed from the Consent Calendar by a member e audience. Motion by Mayor Pro Tern Webb to approve the Consent Calendar, except for those items removed (1, 4, 5, 7,11 and 12). The motion carried by the following roll call vote: Ayes: Heffernan, Rosansky, Webb, Ridgeway, Daigle, Nichols, Mayor Bromberg Noes: None Abstain: None .Absent: None �._._...........__._ �___--- ..__..,...._ ..� . �....�...—�...,,.._.......r.....,—............,�.-...........- �... PPU_$LIC HEARINGS ter..:.._ 13. CODr—&T _ ENT NO. 2004-013 — CIVIC PLAZA, 1 CIVIC (100-2005) PLAZA (PA2004- -- .., IENDMENT TO THE CIVIC PLAZA PLANNED COMMUNITY T T"hPQ,.1g TO CHANGE THE NAME OF THE DEVELOPMENT AND T�aD,, THE SIGN REGULATIONS RELATING TO PROJECT IDE`�T1rPFGAZjO I Volume 57 - Page Ill City Council Regular Meeting Page 2 of 9 (LENNAR HCSS) (contd. from 11/22/05 & 12/13/05000-20061 Adopt Ordinance No. 2006-1 approving Planned Community Development Plan No. 2005-003. Staff Report 4. CORPORATE PLAZA WEST, PHASE 2 (PA2005-042); PLANNED COMMUNITY AMENDMENT NO. 2005-001 & TRAFFIC STUDY NO. 2005-004 - 1200-1400 NEWPORT CENTER DRIVE (CORPORATE PLAZA WEST) - 101-1199 NEWPORT CENTER ROAD (FASHION ISLAND). [100-2006] Adopt Ordinance No. 2006-2. Staff Report, CONTRACTS AND AGREEMENTS 6. BALBOA ISLAND BAYFRONT REPAIRS - AWARD OF CONTRACT (C-3796). [38/100-2006] 1) Approve the plans and , specifications; 2) adopt Resolution No. 2006-6 rejecting Highland Construction, Inc.'s bid because Highland is a non -responsible bidder; 3) award C-3796 to the second low bidder, Fleming Environmental, Inc., for the total bid price of $382,994.00, and authorize the Mayor and the City Clerk to execute the contract; and 4) establish an amount of $39,006 to cover the cost of unforeseen work. Staff Report 7. JAMBOREE ROAD WIDENING OVER SR-73 - APPROVAL OF A COOPERATIVE AGREEMENT WITH THE CALIFORNIA DEPARTMENT OF TRANSPORTATION (C-3724). 1381100-2006] Approve the Cooperative Agreement between the City of Newport Beach and the California Department of Transportation (Caltrans) for preliminary and final design tasks for the Jamboree Road Widening over State Route 73 (SR 73). Staff Report 8. REQUEST FROM PROPERTY OWNER TO EXTEND THE EXISTING PUBLIC ALLEY AND SIDEWALK WITHIN THE PUBLIC RIGHT-OF-WAY ADJACENT TO 402 DAHLIA AVENUE. [100-2006] 1) Approve the owner's request to construct a reinforced concrete alley extension structure and a sidewalk extension with caissons and retaining walls within the public right-of-way adjacent to 402 Dahlia Avenue; and 2) direct staff to proceed with the processing and recording of the required encroachment agreement.' 0 P y Staff Report 9. AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT FOR PREPARATION OF A SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT FOR THE HOAG HOSPITAL MASTER PLAN UPDATE PROJECT (C-3760). [38/100-2006] 1) Approve an amendment to the professional services agreement with BonTerra Consulting of Costa Mesa, California, for additional work required for preparation of a Supplemental Environmental Impact Report for an additional amount not to exceed $37,150; and 2) authorize the City Manager to sign agreements. Staff Report 10. AMENDMENT TO PROFESSIONAL SERVICES AGREEMENT FOR PREPARATION OF CEQA DOCUMENTS FOR THE MARINER'S GATEWAY PROJECT ON WEST COAST -'HIGHWAY AT DOVER DRIVE (C-3712). [381100-2006] 1) Approve amendment to the professional services agreement with RBF Consulting of Irvine, California, for additional work required in conjunction, with preparation of an Initial Study and Mitigated Negative Declaration for an additional amount not to exceed $10,500; and 2) authorize the City Manager to sign agreements. Staff Report MISCELLANEOUS_ ACTIONS 11. BUDGET AMENDMENT TO ACCEPT A CHECK FROM CALIFORNIA STATE LIBRARY AND APPROPRIATE FUNDS FOR LITERACY SERVICES. [100-2006] Approve a budget amendment (06BA-042) to increase expenditure appropriations by $11,771 in Division 4060, http://newportbeach.granicus.com/MinutesViewer.php?view_id=4&clip_id=168 04/12/2006 City Council Regular Meeting Page 3 of 9 Literacy, and crease revenue estimates for the sit amount in Account No. 4010-4832, California Library Literacy Services. Staff Report 12. "INITIATION OF A GENERAL PLAN AMENDMENT (GENERAL PLAN AMENDMENT INITIATION NO. 2006-001) TO CHANGE THE LAND USE DESIGNATION FROM SINGLE FAMILY ATTACHED TO RECREATION AND ENVIRONMENTAL OPEN SPACE AND A CODE AMENDMENT (CODE AMENDMENT NO. 2006-001) TO CHANGE THE ZONING DESIGNATION .FROM PLANNED COMMUNITY (PC) TO OPEN SPACE ACTIVE (OS A) FOR THE PROPERTY LOCATED AT THE NORTHWESTERLY CORNER OF WEST COAST HIGHWAY AND SUPERIOR AVENUE - CALTRANS WEST PROPERTY (PA2006- 016). [100-20061 Approve the proposed initiation of the General Plan Amendment and Code Amendment and adopt Resolution No, 2006-6 with the corrected exhibit. Staff Report 23. REPLACEMENT STREET TREE FOR CAMEO COMMUNITY ASSOCIATION. 1100-20061 Approve the New Zealand Christmas Tree as a Designated Street Tree for the Cameo Community Association's reforestation project. Staff Report 24. CAMEO COMMUNITY ASSOCIATION SOUND WALLS AND ENTRY ENHANCEMENTS ENCROACHMENT AGREEMENT. [100-20061 Approve an encroachment agreement with the Cameo Community Association for the construction of sound walls and entry>,enhancements fronting East Coast Highway and authorize the Mayor and City Clerk to execute the agreement. Staff Report Without objection, Mayor Webb requested that Items 23 and 24 be placed on the Consent Calendar. Assistant City Manager Wood announced that a corrected exhibit for Item 12 was distributed. Motion_ by Mayor Pro TemRosansky to approve the Consent Calendar, except for those items removed (5, 13 & 14); and noting the corrected exhibit to Item 12. The motion carried by the following roll call vote: Ayes: Council Member Selich, Mayor Pro Tem Rosansky, Mayor Webb, Council Member Ridgeway, Council Member Daigle, Council Member Nichols PUBLIC COMMENTS Tom Billings, Protect Our Parks, took issue with statements made about the two Marina Park plans and displayed their Window to the Bay plan. Diane Harkey, Dana"Point Council Member, requested support for her race for the 35th State Senate District seat and discussed issues of concern. K. ORAL REPORTS FROM CITY COUNCIL ON COMMITTEE ACTIVITIES Ad Hoc General Plan Update Committee (GPUC),-,No report. Local Coastal Program Certification Committee - Planning Commission Temple provided an update and Council Member Ridgeway discussed the timeline and requested a comiAittee meeting in February. L Newport Coast Advisory Committee - Council Member Nichols announced that meetings are held the first Monday of each month. Mariners Joint Use Library Ad Hoc Steering Committee - Mayor Webb provided a construction status report. City Centennial 2006 Committee - Mayor Webb announced that their next meeting will be held at 3:30 p.m. on http://newportbeach.granicus.com/MinutesViewer.php?view_id=4&clip_id=l68 04/12/2006 0. CITY OF NEWPORT BEACH U May 2, 2006 Mr. Peter Foulke Executive Vice President, Corporate Services Hoag Memorial Hospital One Hoag Drive P. O. Box 6100 Newport Beach, CA 92658-6100 Subject: Hoag Master Plan Update SEIR Noise Reduction Measures Dear Mr. Foulke: PLANNING DEPARTMENT Patricia L. Temple, Director We have reviewed the April 3, 2006, listing of noise reduction measures that Hoag Hospital has either implemented or proposes to implement. It appears that the majority of "completed" noise reduction measures were in place when Mestre-Greve measured sound levels in August 2005. At that time, sound levels were found to be in excess of the 55dBA limit set forth in the Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations. These sound levels are also an indication that the Mitigation Measure for reducing mechanical equipment noise and adopted with the previously -certified Environmental Impact Report No. 142 (EIR 142) has not been effective or has not implemented. Sound levels in excess of limits set forth in the Planned Community Text and not reduced to less than significant levels consistent with EIR 142 must be addressed in the EIR currently being prepared for the Hoag Hospital Master Plan Update. This new EIR must include identification of individual noise sources on the Hospital property and quantification of reductions in noise from each such source to be achieved through implementation of specific mitigation measures. These measures will likely include structural remedies such as addition of baffles and mufflers to mechanical equipment or installation of replacement equipment. Hoag Hospital will need to provide acoustic specifications for each such structural mitigation assembly, the equipment or activity area to be fitted with such mitigation assembly, and the anticipated noise reduction to be achieved at each source. Matt Jones of Mestre-Greve has provided the names of individuals qualified to help you accomplish this and they are enclosed. We recommend that you retain one of these consultants to assist you in this regard. Specific noise mitigation measures must be provided by Hoag for inclusion in the EIR noise impact analysis before it can be circulated for public review. :i: 00, Ncwji; . , 1•.1:.1.. '1T(.I i'. Al C•\ . "- ' •\%'ii:.,i_. l:?:' . J10'' . ! ,`?.�?� •`.j`. Telephone: (949) 644-3200 Fax: (949) 644-3229 ' www.city.newport-beach.ca.us Hoag • May 2, 2006 In a related matter, 1 previously called you and advised that the City of Newport Beach is conducting an Annual Review of Hoag Hospital's compliance with terms of the Development Agreement approved on February 4, 1994. As you know, the City has not conducted the annual review for several years and it is important that the review be conducted at this time. This process includes review of the efficacy of Mitigation Measures set forth in Environmental Impact Report No. 142 as required by the Development Agreement. Staff analysis of Hoag's compliance with these measures will include a report on excessive noise as described in preceding paragraphs. When completed, the Annual Review will be considered by City Council at public hearing. We anticipate a July or August public hearing for this Review. Proposed mitigation measures and their respective, quantifiable reductions to the existing noise environment should be included with the Annual Review report when it is presented to City Council. For purposes of timely completion of the draft EIR and the Development Agreement Annual Review, I advise that Hoag retain a qualified individual or individuals needed to prepare the analysis suggested above as soon as possible. In order to meet a possible July target date for the Annual Review, you will need to submit the necessary noise mitigation specifications and analysis to the City as soon as possible. These specifications and analysis will also allow BonTerra Consultants to proceed with preparation of the EIR for the Hoag Hospital Master Plan Update. Finally, as with past annual reviews of the Development Agreement, I would like your cooperation by preparing and submitting an updated project status report similar to past reports prepared by Hoag. I suggest that we continue to meet to review progress on this noise mitigation program as it unfolds to be certain that we're all on the same page. Please call me if you have questions or comments about this noise mitigation effort or the Annual Review process. Sincerely, C"p James Campbell, Senior Planner A Campbell, James From: Matt Jones [matt@mgal.com] Sent: Tuesday, April 25, 2006 9:52 AM To: Campbell, James Subject: Acoustical Consultant Contacts Jim, Following is a list of potential acoustical consultants for Hoag's mechanical equipment problems. Martin Newson and Associates, LLC Martin Newson 2001 Wilshire Blvd., Suite 301 Santa Monica, CA 90403 310-829-6343 Fax: 310-829-9112 E-mail: martin@newsonacoustics.com www.newsonacoustics.com Veneklasen Associates, Inc. James Good 1711 16th Street Santa Monica, CA 90404 310-450-1733 Fax: 310-396-3424 E-mail: dyoung@veneklasen-assoc.com Schaffer Acoustics Inc. Mark E. Schaffer 869 Via De La Paz, Suite A Pacifi c Palisades, CA 90272 310-459-6463 Fax: 310-459-1406 E-mail: mark@schaffer-acoust_ics.com www.schaffer-acoustics.com Arup Acoustics Los Angeles Suite 180 2440S.Sepulveda Blvd LA 90064 CA USA T +1 310 312 5040 F +1 310 312 5788 Contact: Amir Yazdanniyaz Sean Bui Www.arup.com/acoustics/ -Matt Matthew B. Jones, P.E. Manager, Environmental Services Mestre Greve Associates 27812 E1 Lazo Laguna Niguel, CA 92677-3915 949-349-0671 ext. 104 949-349-0679 FAX mbjones@mgal.com August 24, 2005 Dear Mayor Heffernan: As a resident of this great city and neighbor of Hoag Hospital, I am truly disturbed by Hoag Hospital's plan to add 5,592 more square feet to the Lower Campus building area, bringing the "General Plan Maximum allowable building areas" to 583,481 square feet. The following has been taken from the May 11, 2005 memorandum prepared by the Hoag Master Plan Subcommittee; EQAC: "The Project Description further proposes the addition of 24,215 square feet to the building area because the existing cogeneration facility is "non -occupied" and "does not materially increase vehicle trip generation." It is unclear what "non -occupied" means. The SEIR should describe the current use for the cogeneration facility and provide a clear comparison of the current vehicle trip generation and the change due to the proposed Project. Further, the SEIR should clarify how the addition of the addition of the 24,215 square feet would not create additional vehicle trip generation. The total allowable building area now is 1,343,238 square feet of development. This doesn't include, because of the 2002 amendment, "buildings" that are "non -occupied." The SEIR should clarify how much of the current allowable 1,343,238 square feet is built at this time." In the memorandum, the subcommittee goes on to list the negative consequences the expansion will have on surrounding aesthetics, air pollution, water quality, noise level, and most importantly, traffic. When the hospital opened on September 15, 1952, there were 75 beds, 68 staff physicians and 60 employees. Today, Hoag Hospital has 409 beds, a medical staff of more than 800 and nearly 3,800 employees. The hospital is seeking the maximum use of their property by altering building envelopes within which they could build. I am strongly against the expansion of Hoag Hospital and their attempt to create more building space. Please help the residents of Newport Beach deny approval to Hoag Hospital for their expansion project and bring ordinance and peace back to this city. Sincerely, Date Copies ent To: Tim Chen Ma r 6 Balboa Covego .138180d AVON A A.i10 =a 61 Member Newport Beac`h;'.CA 9261531.1- -D 3olj a0 M alter,_-. Attne I Z: 6 v a` 91V S0. ` .J tl 0 Construction Update - Hoag Hospital CITY OF NEWPORT BEACH PLANNING DEPARTMENT Patricia L. Temple., Director July 20; 2005 Ms. Peri Muretta 3 Regalo Drive Mission Viejo, CA 92692 Subject: Hoag Hospital Master Plan (PA2004-234) Project Application Dear Ms. Muretta: For purposes of California Government Code Section 65940 et. seq., the application you submitted on behalf of Hoag Hospital Memorial Presbyterian is deemed completed as of February 15, 2005. The application is for approval of the following discretionary actions: • Amendment of Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian • Amendment of the City of Newport Beach General Plan • Amendment of Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations Pursuant to California Government Code Section 65944, the City may request that you provide additional information that expands upon, corrects, or supplements information previously included with your application. Additional information may also be .required in order to comply with requirements of California Public 'Resources Code Section 21000. et. seq. (California Environmental Quality Act). Sincerely, James Campbell,, Senior Planner 3300 Newport Boulevard • Post Office Box 1768 - Newport Beach, California 92658-8915 Telephone: (949) 644-3200 • Fax: (949) 644-3229 - www.city.newport-beach.ca.us �05-19-2005 11:51AM FROM-HOGLE-IRE 9496630935 • T-076 P-002/012 F-535 .JOHN P. AND SUZANNE V. CHAMBERLAIN 260 CAGNEY LANE - UNIT 304 NEWPORT BEACH, CALIFORNIA 92663 94.9.476.9303 May 17, 2005 BY FEDERAL EXPRESS David Lepo Contract Project Manager HOGLE-IRELAND, INC. 42 Corporate Park Suite 250 Irvine, CA 92606 RE: Notice of Preparation dated April 15, 2005 Hoag Hospital Master Plan Amendment Dear Mr. Lepo: As is apparent from its content and those References listed at pages 61 to 62 of the document, the Notice of Preparation was drafted without taking into account either the existence or context of the Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian ("Development Agreement"). It is by virtue of the Development Agreement --of which adjoining residents are expresslymade third party beneficiaries --that any and all development on the Hoag Memorial Hospital Presbyterian ("Hoag") site proceeds.' In that this seminal document, i.e., the 'Section 1.6 of the Development Agreement provides, " ... This Agreement is also consistent with the purpose and intent of state and local laws authorizing development agreements in that it represents comprehensive planning, provides certainty in the approval of subsequent projects subject to compliance with conditions, reduces the economic costs of development by providing assurance to Hoag that it may generally proceed with projects in accordance with existing regulations, and provides assurance to adjoining property owners that limits on the height of structures and amount of development as specified in the Master Plan and this Agreement will remain in full force and effect for a period of twenty-five (25) years (emphasis added)." 1 VS-19-2005 11:51AM FROM-HOGLE-IREI� 9495530935 • T-076 P.003/012 F-535 Development Agreement was not consulted and utilized in the making of the Notice of Preparation ("Notice"), the Notice itself is at least suspect, most likely defective. Article 6. General Provisions, Section 6.5 of the Development Agreement does allow its amendment from time to time. Any amendment, however, is subject to subsection (b) which states: The City Counsel shall not approve, and Hoag shall not request, any amendment.to the provisions of the Master Plan or this Agreement that would increase the maximum permitted gross floor area or the maximum permitted building height (within any lettered building envelope) above that established by the Master Plan as of the Effective Date of this Agreement. This Subsection shall prevail over any conflicting ordinance, resolution, policy or plan adopted by the City Council. As the Notice states at page 5, in connection with the "Project Description," "[t1he project consists of [amendments which] would allow the Newport Beach City Council the discretion to approve a request by Hoag Hospital to ... increase the maximum allowable building area on the Hoag Hospital site ... " Neither the phrase "permitted gross floor area" or the phrase "maximum allowable building area" are terms defined by the Development Agreement.' As such, they retain their usual meaning and interpretation and are, therefore, synonymous in regular parlance. The language of Section 6.5 is mandatory in that it utilizes "shall." Any request by Hoag and any entertaining of such request by the City, would appear to constitute breach of the express terms of the Development Agreement. Therefore, any increase of square footage, for whatever reason, cannot be allowed per the provisions governing development on the Hoag site. Section 1.6 resides in Article 1. Recitals. At Article 11. Miscellaneous Provisions, Section 11.6, all provisions set forth at "Recitals" are expressly made a part of the terms of the Development Agreement. Section 8.1 of the Development Agreement provides, "[i]n addition, the Master Plan and this Agreement confer benefits on the public and nearby residents by imposing long term restrictions on the height, amount and location of development ... (emphasis added)." 'The Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations (referred to in the Notice of Preparation and hereinafter as "PC Text") is Exhibit C to the Development Agreement and its terms made a part thereof. In the Development Agreement, the PC Text or Exhibit C is referred to as the "Master Plan." E 05-19-2005 11:51AM FROM-HOGLE-IREL0 9495530935 0 T-076 P.004/012 F-535 In discussing the "Project Background," at page 5, the Notice states, "[!In 2002, the City Council approved the first amendment to the PC text. The first amendment changed the definition of 'Gross Floor Area Entitlement' so that certain non -occupied building areas are not counted toward the maximum permissible building floor areas for the project site." As with the phrases "permitted gross floor area" and "maximum allowable building area" discussed above, the phrase "gross floor area entitlement," is not a defined term within the Development Agreement. That this phrase is set forth in the Notice as a defined term and is expressly represented to be a defined term, indicates a lack of accuracy in the Notice document. Further, based on the mandatory prohibition embodied in Section 6.5 discussed above, it is clear that Hoag violated the provisions of the Development Agreement by even requesting such an amendment, adding as it did to the gross floor area, and that the City Council exceeded its authority in granting such an amendment. The use of "amendment" and implying that such is possible in that it has been done before, is yet another misrepresentation utilized by the Notice to mislead and lull the reader into acquiescence to the development requests. In addition, by requesting and allowing the increase in floor area relevant to development occurring anywhere on the project site, the floor area ratios or "FAR's" for the Upper Campus and for the Lower Campus, as respectively set forth in the Land Use Element, necessarily would be exceeded. Consequently, the 2002 "amendment" clearly violates the Newport Beach General Plan. This conduct indicates a complete disregard of the terms of the governing document and relevant law, which continuing disregard is manifest by and in the Notice, utilizing this phantom definition and passage of what appears an illegal amendment, to justify that a portion of the requested floor area increase, to wit, the 24,215 square feet associated with the cogeneration facility, " ... could be approved because [it) does not materially increase vehicle trip generation." Such was the justification for the "amendment." While it is believed no additional development beyond that permitted by the express terms of the Development Agreement may even be legally requested or allowed, assuming for purposes of argument that such might be granted, the following observations are made. The only claimed purpose or alleged need for the project is found within the "Environmental Checklist" at page 10 of the Notice, in a more detailed "Description of the Project." The Notice states, "[tlo allow future flexibility in building placement ... " This need for "flexibility," however, was well considered in connection with the original (and believed conclusive) approval and was the very reason Hoag was allowed to proceed by way of a Development Agreement and the use of building envelopes. 3 '05-19-2005 11:52AM FROM-HOGLE-IRE 9495530935 T-076 P-005/012 F-535 The Development Agreement recites, at page 1, Section 1.1, subsection (a), as its express "Purpose," to: Enable Hoag to adapt to the ever changing health care needs of those residents within its service area by authorizing construction of new or additional facilities in a manner that will allow Hoag to respond to rapid changes in medical and health care technology and delivery systems. The Notice itself, at page 5, accurately conveys the developmental freedom afforded Hoag by the PC Text, observing, "[tlhe PC Text does not specify building locations or specific building uses, however, permitted uses for each of the two main campuses are listed in the PC Text." The lists of uses in the PC Text are lengthy, containing only vague, broad categories of building purpose. To return now and claim the need for "flexibility" strains credibility. This passage at page 10 continues, " ... while limiting the intensity of building on the Lower Campus, the proposed amendment to the General Plan Land Use Element would establish a maximum allowable building area on the Upper Campus of 990,349 sq.ft. and a maximum allowable amendment on the Lower Campus of 583,481 sq.ft. In no event could the building areas of both the Upper and Lower Campuses exceed 1,373,045 sq.ft. ,3 Beyond the baselessly alleged need for the project discussed above, this passage is fraught with misdirection. There are numerous references throughout the "Narrative Discussion of the Checklist Evaluation" to the reallocation of development from the Lower to the Upper Campus.4 The fact is, under the existing Development Agreement and General Plan, Hoag is allowed 577,889 square feet of development on the Lower Campus with an FAR of 0.65 and 0.90 for structures including above -grade covered parking. Assuming the vacation of the easement by the City of Newport Beach, Hoag would be entitled to an additional 5,592 square feet of development for a total of 583,481 square feet. This is the amount sought by the project, calculated at the existing FAR. There is no less development than is currently allowed on the Lower Campus. There is no "reallocation." In that it appears not to be reflected in the requested increase for the Lower Campus, arguably what is "reallocated" to the Upper Campus is the 24,215 square feet attributable to the cogeneration plant. The total additional square footage sought for 'The square footage sought for the Lower Campus is the 583,481 number and not 538,481 as sometimes appears throughout the text of the Notice of Preparation. 'In his presentation in March, 2005, to Villa Balboa homeowners, Peter Faulk, Executive Vice President of Hoag, employed a similar statement, indicating that development would be "shifted" from the Lower to the Upper Campus. 4 '05-19-2005 11:52AM FROM-HOGLE-IRE0 9495530935 1* T-076 P-006/O12 F-535 the Upper Campus is not increased by this amount, but by the unexplained, arbitrary, momentous sum of 225,000 square feet.5 The Notice states, "(i]n no event could the building areas of both the Upper and Lower Campuses exceed 1,373,045 sq.ft.," however, the sum of the square footage Hoag seeks for the site--990,349 Upper/583,481 Lower --totals 1,573,830 square feet. No where is this total set forth in the Notice. How accurate, thorough and unbiased can the analysis be which accompanies such a deceptive Notice and concludes only an SEIR is warranted? Finally as regards the materials preliminary to the actual environmental analysis, it is noted that the Notice at page 1, in connection with a discussion of "Project Location," and again in connection with the "Environmental Checklist" and the topic "Surrounding Land Uses and Setting," at page 8, the document indicates that the Hoag, " ... site is generally bounded by ... residential development and Superior Avenue to the west." This description is misleading. In fact, the vast portion of Hoag's western border -- along which runs its service road --is contiguous to high six -figure residences. The Hoag site never reaches Superior Avenue, as is apparent from Exhibit 1 to the PC Text. The description in the Notice only seeks to mischaracterize the surrounding uses and marginalize the homes of those adjacent to the property. Alternatively, if such erroneous description was innocent error, one must question the reliability of the attendant analysis --dealing as it does with speculative uses and impacts --by one who cannot even accurately identify the land to be analyzed. Initially, one part of the mitigation associated with the Hoag development and relevant to each aspect thereof, was the requirement of an annual review. This was provided by the Development Agreement, at Section 5.2 Public Hearing. As is implied, these annual reviews were/are to be conducted at a publicly noticed hearing, pursuant to Chapter 15.45 of the Municipal Code. It should be noted that this resident, well within 300 feet of the project, never has received the requisite notice by mail of any of these required reviews. The comments which follow are made concerning the "Narrative Discussion of the Checklist Evaluation" which is referred to hereinafter as the "Narrative" or the "Initial Study." 'Currently, Hoag is allowed 765,349 square feet of development on the Upper Campus with an FAR of 1.0. Based upon rough estimates of present Upper Campus development, it is believed Hoag has exceeded or is close to exceeding the allowable FAR for the Upper Campus. 5 '05-19-2006 11:52AM FROM-HOGLE-IRE* 9495530935 0 T-076 P.007/012 F-535 III. Air Quality The inquiry here is, "Would the amendment to the Hoag Hospital Master Plan Project ... [clreate objectionable odors affecting a substantial number of people?" In response, the Initial Study indicates the project would have a "Less Than Significant Impact." The Narrative then states that, "Hoag Hospital uses do not generate significant odors," This is not true, as the inquiry is not confined to hospital uses, but to anything the developer is doing or may do on the property in connection with its primary use. Unknown to many and as is discussed below in connection with "Utilities and Service Systems," the dining room/cafeteria functions discharge into an underground tank which must be pumped regularly. This process has gotten increasing involved over the years as Hoag's operation has placed more and more pressure on this system. The operation can involve as many as two large pumping trucks and can generate extreme levels of noise for hours, all the while emitting objectional and putrid odors to those anywhere down wind. In that the erroneous conclusion as to property uses was thought dispositive of the issue, it should and must be addressed as a most adverse, regular impact. IX. Land Use and Planning The inquiry here is, "Would the amendment to the Hoag Hospital Master Plan Project ... [clonflict with any applicable land use plan, policy, or regulation of any agency with jurisdiction over the project?" In response, the Initial Study indicates the project would have a "Potentially Significant Impact." This is the height of understatement given that by its very being, the "amendment" cannot legally be sought by virtue of, and so at a minimum, "conflicts with" the Development Agreement, the Newport Beach General Plan, and Government Code Section 65864, et seq. The Narrative states that the SEIR will analyze, among other things, " ... consistency with applicable planning and public policy documents." As discussed above, the very proposal of the project is inconsistent with the express terms and statements of public policy set forth in controlling documents and expressly prohibited thereby. As has been noted before, Hoag and the City have not met certain of their respective obligations under the controlling documents and applicable law. Each has a history with regard to the development under the plan which Hoag now seeks to modify. These past occurrencbs, instances of disregard, and history of abuses should and cannot be ignored in any honest analysis of the project. Favorable annual reviews of the development cannot be used as an argument in support of the inconsequence of the past and current abuses in that, as discussed above, the annual review safeguard has not been utilized as contemplated by the then -City Council --which endured the 6 15-19-2005 11:53AM FROM-HOGLE-IREa 9495530935 0 T-076 P-008/012 F-535 hours of testimony in opposition --or as required by law. The unjustified grab for 225,000 additional square feet on the upper Campus is symptomatic of development violative of an "applicable land use plan." Of the three height zones set for the Upper Campus by the PC Text, two have currently been exceeded. These include the Tower Zone, limited by the roof of the tower then existing. In exceeding this limit, Hoag has placed, as to the existing tower roof, a flag pole, an extensive antennae installation, a screening to hide the additional equipment placed above the limit and, as to the Women's Pavilion roof, large, rectangular, metal - sheathed installations. In the Parking Zone, nothing was to exceed the height limit with the exception of the lot's elevator tower. Here, Hoag has placed temporary buildings which, while a permitted use, count toward the buildable area and height limitations. Any prospective plan must have meaningful enforcement provisions in place. The Narrative states that, "[tlthe existing General Plan will be used as the basis for the analysis." As has been shown, the General Plan has already been violated by requesting and approving by Hoag and the City, respectively, the so called "first amendment" in 2002, which ran afoul of the respective FAR's for the Campuses set by its Land Use Element. How can the General Plan serve as a basis for meaningful analysis when its provisions have already been ignored? The Narrative notes that, "[flinal EIR No. 142 determined that the project would result in significant, unavoidable impacts on residential units ... The proposed amendment to the Master Plan would not alter or make these impacts more severe. Therefore, while these issues will be addressed in the EIR [sic], they would not constitute a new impact." This is the type of limited, "abandon all hope" attitude which indicates the lack of vision and will to do what good planing requires. Generally, where development is deemed to have a significant and unavoidable impact, it is not allowed. Hoag has 38 acres on which to build, and it yet is allowed to concentrate its development where it makes the least sense and causes the most damage. The analysis here acknowledges that it was bad planning before, but the illogical opinion that increased development will not make the impact more severe is simply irresponsible. When the analysis relative to the Upper Campus was originally made, the emergency room addition had not been completed. Passed with a Negative Declaration and the false representation by Hoag that usage would not be increased, it escaped any analysis of its impact on the environment. When within days of its approval by the City, a neighboring ER made public its decision to close, it was clear use would be increased at the Hoag ER. This addition, largely of glass, increased the concrete canyon effect already well in existence. Then, the Heart Institute was built, replacing 7 06-19-2005 11:53AM FROM-HOGLE-IRELwo 9495530935 • T-076 P-009/012 F-535 a grassy areas Any further development on the Upper Campus, while providing additional sources of noise, "hardens" the landscape, amplifies the sounds, and prohibits noise from escaping. Beyond this, Hoag efforts at minimizing noise or purchasing non -offensive equipment have proved to be of non -effect. In fact, noise levels on the service road have significantly increased over the past two and one-half years with City efforts to abate the problem a dismal failure. Consistent with this, Hoag cannot maintain what it has developed. Planting on the berm along PCH at the gateway to the City, is terrible, being ugly, overgrown, and full of trash. The fact that it borders construction is no excuse. The berm exists independently of use above it. Roofs tops on the site too, are unsightly, strewn with trash and broken, smoke/steam-belching equipment. Publicly, Hoag representatives have stated it has no obligation to maintain or clean up its developed areas. It only wants to develop more. And when Hoag does build, it does so without any concern as to the efficiency of its installations or the adverse impact thereof on the community. The protection afforded by controlling documents such as the Development Agreement, did not exist at the time impacts were assessed by the EIR. There is now a history of the development too, and a pattern of developer conduct which can be analyzed. The quality of development and of site maintenance can be assessed. None of this was taken into account by the Initial Study. In light of the changed circumstances into which the project is now introduced, there is undeniably new impact associated with this plan, and it is significant. XI. Noise The inquiry here, among others, is, "[wlould the amendment to the Hoag Hospital Master Plan Project result in ... [elxposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance ...?" In response to this and the other listed inquiries, the Initial Study indicates the project would have a "Potentially Significant Impact." This response clearly draws from the EIR, which in analyzing noise, found an insignificant impact. What is not apparent from the Narrative discussion is that when Final EIR No. 142 was completed, there were no noise ordinances for the City of Newport Beach. 6Throughout the Narrative, there are references to the fact that the Critical Care Surgery Addition was not built, and that mitigation measures or its impact can be ignored. Be advised that in its place, Hoag did construct the Heart Institute, which generates heat, noise, trips, etc., and, in short, adverse impacts on the surrounding environment which cannot and should not be discounted. a -05-19-2005 11:53AM FROM-HOGLE-IRE0 9495530935 0 T-076 P-010/012 F-535 In order to provide some context for the data generated, the noise studies which were done at the time utilized the county standard as a benchmark. These studies found, for example, that noise levels on the service road to the west of Hoag consistently exceeded the allowable County standard and spiked by the passage of delivery trucks regularly using the road. Since there were no limits in the City, however, the ability of Hoag to generate noise at what were even unacceptable County -levels was unrestricted. Now, the City has applicable noise ordinances which mandate that noise to adjoining residences be no more than 50 DBA at night and no more than 55 DBA in the day. Accordingly, the mitigation measure Item 39. in the Narrative, is irrelevant, its requirements having been ignored by Hoag anyway. Hoag's development does not meet the requirements of this law now. It is unlikely wholly new development will meet these requirements. It is certain that with increased development, Hoag will not. Further, City ordinances now consider as a public nuisance, any excessive noise occurring for more than a period of 15 minutes. This regularly occurs on the Hoag site by virtue of idling big rigs, the use of the sterilizer and the box -crusher.' All of these activities violate the ordinances due to their attendant noise. Accordingly, in light of these ordinances and the now -irrelevant analysis in the EIR, these impacts are new, significant, and require a full evaluation, together with the creation of a system for enforcement of standards. Please see the discussion of noise, as well, in connection with "Air Quality" and with "Land Use and Planning" above. As a final point relevant to the discussion of noise, it is expressly noted that the "District Regulations" in the PC Text, specifically Item L. Loading Dock, require that consideration be given to the problem presented by the loading dock. Despite the presence of the Heart Institute built in the place anticipated for the Critical Care Surgery Addition, noise has not been attenuated, rather increased. As regards the dock itself, its over use, inadequate size, poor design, and worse location necessitates excessive idling and jockeying of trucks (each equipped with back-up alarms). Clearly, this provision and protection has been ignored by Hoag, the City and the Initial Study. While the subject impact is perhaps not new, it was substantial enough to warrant a specific District Regulation, yet was never mitigated. It should and must be, particularly in that increased development means a larger plant with greater supply and 'Item 119. in the Narrative deals with non -vehicular activities in the loading dock area, and indicates hours of operation were to be limited as a way of mitigating their effect. Again, relevant ordinances were not in place at the time and this mitigation would likely be seen as too little today. Beyond this, even this accommodation is regularly ignored and violated by Hoag which runs such equipment as the sterilizer and box -crusher at all hours. 9 05-19-2005 11:54AM FROM-HOGLE-IRELto 9495530935 T-076 P-011/012 F-535 delivery needs. The site is already too large to be adequately serviced by the access roads and dock existing on the property. It is strongly urged that main delivery facilities be located off -site and supplies brought in by smaller, lighter vehicles better suited for the maneuverability required by the site configuration as developed by Hoag. XVI. Utilities and Service Systems The inquiry here is, "[wlould the amendment to the Hoag Hospital Master Plan Project .. [elxceed wastewater treatment requirements[,] ... [rlequire or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, ... [r]esult in a determination by the wastewater treatment provider which services or may serve the project that has adequate capacity to serve the project's projected demand in addition to the provider's existing commitmentsM .•. [ble served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs ... [or] [clomply with federal, state, and local statues and regulations related to solid waste?" In response to all of these inquiries, the Initial Study indicates the project would have a "Less Than Significant Impact." The Narrative discusses only sewer lines and landfills. A complete ignorance of the fact that all of Hoag is not on a sewer system and that all of the solid waste generated by Hoag is of the type to go into a landfill. As noted above in connection with the discussion of "Air Quality," the dining room/cafeteria functions discharge into an underground tank which must be pumped regularly. Over the years, this process has become more involved as Hoag's operation has increased. Initially taking less than an hour and one small truck, the operation now can require two large trucks and many hours. The fact of this increase alone as to this one limited system disproves the statement in the Narrative that, "[t]he project would not substantially alter the amount for solid waste being generated by the project." A larger project will result in more waste, as well as increased water needs. This is undeniable. Beyond this, were the drafters of the EIR aware of this fact, perhaps the need to expand the existing 15-inch sewer trunk main would have been seen as a necessity and not merely a potential need. Were this analyzed then, the appropriateness and true feasibility of such an arrangement would have been reviewed. In that the pumping site is located on the service road bordering the west of Hoag's site, the pumping can only be done on weekends when traffic is light. While yet another example of the site being over -worked and over -developed, it illustrates that this form of waste management is inappropriate given the confines of the site and the location which this function must occur. More importantly, were this treatment of waste known to those making a "Utilities and Service Systems" analysis of the site and development thereon, would service connections or landfill capacity have been found sufficient to service Hoag's operation or would serious mitigation or 10 05,19-2005 11:54AM FROM-HOGLE-IREL* 9495530935 0 T-076 P-012/012 F-535 sewer assessments be in order? It is urged therefore, that this issue be revisited in light of the use by Hoag of this method of waste management, incompatible with surrounding uses as well as those of Hoag itself, which method promises to become larger in scale and increasing offensive, particularly if greater development is permitted. As initially discussed, the project is prohibited by the Development Agreement, attendant documents and relevant law. In the event Hoag and the City proceed, for the foregoing reasons and in light of the fact that the project seeks to amend the Newport Beach General Plan, it is urged that the project be given full review and a new EIR required. Very truly yours, SUZA,P4NE V. CHAMBERLAIN cc: Robin Clauson, Esq. (by U.S. Mail) 1L -IN P. CHAMBERLAIN DEPARTMENT OF TRANSPORTATION District 12 3337 Michelson Drive, Suite 380 Irvine, CA 92612-8894 RECEIVED BY Tel: (949) 724-2267 PLANNING DEPARTMENT Fax (949)724-2592 CITY OF NEWPORT BEACH Flesyourpowerl Be energy eJficienti MAY 18 2005F PM & MAIL May 11, 2005 AM 71819110111112,1121314,516 Mr. David Lepo File: IGR/CEQA City of Newport Beach SCH#: 19991071003 3300 Newport Boulevard Log #: 1546 Newport Beach, CA 92663 SR #: PCH Subject: Hoag Hospital Master Plan Amendment Dear Mr. Lepo, Thank you for the opportunity to review and comment on the Notice of Preparation (NOP) for a Draft Environmental Impact Report (DEIR) for the Hoag Hospital Master Plan Amendment. The project consists of amendment of the Development Agreement between the City of Newport Beach and Hoag Memorial Hospital, to increase the maximum allowable building area for the Hoag Hospital site. The project site is located on One Hoag Drive in the City of Newport Beach. The nearest State Routes to the project are Pacific Coast Highway (PCH) and SR-55. Caltrans District '12 status is a reviewing agency on this project and has the following comments: The Transportation/Circulation Section of the NOP indicates that the project has the potential to generate short-term construction -related and long-term operational traffic and that a traffic study will be prepared. The traffic study should include existing and future average daily traffic volumes and peak -hour analysis for all affected state highway facilities. The referenced analysis should be performed based on methodologies shown in the Highway Capacity Manual. In order to further assist you with the analysis we have enclosed the Caltrans Guide for Preparation of Traffic Impact Studies MS). Please continue to keep us informed of any future developments, which could potentially impact the state transportation facilities. If you have any questions related to the above comments, please do not hesitate to contact Maryam Molavi of my staff at (949) ;724-2267. Sincerely, ROBERT F. JOSEPH, Chief. IGR/Community Planning Branch C: Terry Roberts, Office of Planning and Research Terri Pencovic, Caltrans HQ IGR/Community Planning Gale McIntyre, District 12 Deputy Director of Planning . Isaac Alonso Rice, Traffic Operations South Praveen Gupta, Environmental Planning - "Caltrans Improves mobility across California" GUIDE FOR THE PREPARATION TRAFFIC IMPACT STUDIES a . STATE OF CALIFORNIA: DEPARTMENT OF TRANSPORTATION December 2002 a PREFACE The California Department of Transportation (Caltrans) has developed this "Guide for the Preparation of Traffic Impact Studies" in response to a survey of cities and counties in California. The purpose of that survey was to improve the Caltrans local development review process (also known as the Intergovernmental Review/California Environmental Quality Act or IGR/CEQA process). The survey indicated that approximately 30 percent of the respondents were not aware of what Caltrans required in a traffic impact study (TIS). In the early 1990s, the Caltrans District 6 office located in Fresno identified a need to provide better quallxy and consistency in the analysis of traffic impacts generated by local development and land use change proposals that effect State highway facilities. At that time, District 6 brought together both public and private sector expertise to develop a traffic impact study guide. The District 6 guide has proven to be successful at promoting consistency and uniformity in the identification and analysis of traffic impacts generated by local development and land use changes. The guide developed in Fresno was adapted for statewide use by a team of Headquarters and district staff.' The guide will provide consistent guidance for Caltrans staff who review local development and land use change proposals as well as inform local agencies of the information needed for Caltrans to analyze the traffic impacts to State highway facilities. The guide will also benefit local agencies and the development community by providing more expeditious review of local development proposals. Even though sound planning and engineering practices were used to adapt the Fresno TIS guide, it is anticipated that changes will occur over time as new technologies and more efficient practices become available. To facilitate these changes, Caltrans encourages all those who use this guide to contact their nearest district office (i.e., IGR/CEQA Coordinator) to coordinate any changes with the development team. ACKNOWLEDGEMENTS The District 6 traffic impact study guide provided the impetus and a starting point for developing the statewide guide. Special thanks is given to Marc Birnbaum for recognizing the need for a TIS guide and for his valued experience and vast knowledge of land use planning to significantly enhance the effort to adapt the District 6 guide for statewide use. Randy Treece from District 6 provided many hours of coordination, research and development of the original guide and should be commended for his diligent efforts. Sharri Bender Ehlert of District 6 provided much of the technical expertise in the adaptation of the District 6 guide and her efforts are greatly appreciated. A special thanks is also given to all those Cities, Counties, Regional Agencies, Congestion Management Agencies, Consultants, and Caltrans Employees who reviewed the guide and provided input during the development of this Guide for the Preparation of Traffic Impact Studies. • 0 TABLE OF CONTENTS Contents PREFACE and ACKNOWLEDGEMENTS I. INTRODUCTION II. WHEN A TRAFFIC IMPACT STUDY IS NEEDED A. Trip Generation Thresholds B. Exceptions C. Updating An Existing Traffic Impact Study III. SCOPE OF TRAFFIC IMPACT STUDY A. Boundaries of the Traffic Impact Study B. Traffic Analysis Scenarios IV. TRAFFIC DATA A. Trip Generation B. Traffic Counts C. Peak Hours D. Travel Forecasting (Transportation Modeling) V. TRAFFIC IMPACT ANALYSIS METHODOLOGIES A. Freeway Sections B. Weaving Areas C. Ramps and Ramp Junctions D. Multi -lane Rural and Urban Highways E. Two-lane Highways F. Signalized Intersections G. Unsignalized Intersections H. Transit Capacity I. Pedestrians J. Bicycles K. Caltrans Criteria/Warrants L:. Channelization VI. MITIGATION MEASURES Appendix "A" Minimum Contents of Traffic Impact Study Appendix "B" Methodology for Calculating Equitable Mitigation Measures Appendix "C" Measures of Effectiveness by Facility Type Paee Number •1 1 2 2 2 2 2 4 4 4 4 5 5 5 5 5 5 5 5 5 5 5 5 5 6 ITH 0 • I. INTRODUCTION Caltrans desires to provide.a safe and efficient State transportation system for the citizens of California pursuant to various Sections of the California Streets and Highway Code. This is done in partnership with local and regional agencies through procedures established by the California Environmental Quality Act (CEQA) and other land use planning processes. The intent of this guide is to provide a starting point and a consistent basis in which Caltrans evaluates traffic impacts to State highway facilities. The applicability of this guide for local streets and roads (non -State highways) is at the discretion of the effected jurisdiction. Caltrans reviews federal, State, and local agency development projects', and land use change proposals for their potential impact to State highway facilities. The primary objectives of this guide is to provide: ❑ guidance in determining if and when a traffic impact study (TIS) is needed, ❑ consistency and uniformity in the identification of traffic impacts generated by local land use proposals, ❑ consistency and equity in the identification of measures to mitigate the traffic impacts generated by land use proposals, ❑ lead agency2 officials with the information necessary to make informed decisions regarding the existing and proposed transportation infrastructure (see Appendix A, Minimum Contents of a TIS) ❑ TIS requirements early in the planning phase of a project (i.e., initial study, notice of preparation, or earlier) to eliminate potential delays later, ❑ a quality TIS by agreeing to the assumptions, data requirements, study scenarios, and analysis methodologies prior to beginning the TIS, and ❑ early coordination during the planning phases of a project to reduce the time and cost of preparing a TIS. II. WHEN A TRAFFIC IMPACT STUDY IS NEEDED The level of service (LOS) for operating State highway facilities is based upon measures of effectiveness (MOEs). These MOEs (see Appendix "C-2") describe the measures best suited for,analyzing State highway facilities (i.e., freeway segments, signalized intersections, on- or off -ramps, etc.). Caltrans endeavors to maintain a target LOS at the transition between LOS "C" and LOS "D" (see Appendix "C-3") on State highway facilities, however, Caltrans acknowledges that this may not always be feasible and recommends that the lead agency consult with Caltrans to determine the appropriate target LOS. If an existing State highway facility is operating at less than the appropriate target LOS, the existing MOE should be maintained. "Project" refers to activities directly undertaken by government, financed by government, or requiring a permit or other approval from government as defined in Section 21065 of the Public Resources Code and Section 15378 of the California Code of Regulations. 2 "Lead Agency" refers to the public agency that has the principal responsibility for carrying out or approving a project. Defined in Section 21165 of the Public Resources Code, the "California Environmental Quality Act, and Section 15367 of the California Code of Regulations. 3 "Level of service" as defined in the latest edition of the Highway Capacity Manual, Transportation Research Board, National Research Council. • 0 A. Trip Generation Thresholds The following criterion is a starting point in determining when a TIS is needed. When a project: 1. Generates over 100 peak hour trips assigned to a State highway facility 2. Generates 50 to 100 peak hour trips assigned to a State highway facility —and, affected State highway facilities are experiencing noticeable delay; approaching unstable traffic flow conditions (LOS "C" or "D"). 3. Generates 1 to 49 peak hour trips assigned to a State highway facility — the following are examples that may require a full TIS or some lesser analysis4. a. Affected State highway facilities experiencing significant delay; unstable or forced traffic flow conditions (LOS "E" or "F"). b. The potential risk for a traffic incident is significantly increased (i.e., congestion related collisions, non-standard sight distance considerations, increase in traffic conflict points, etc.). c. Change in local circulation networks that impact a State highway facility (i.e., direct access to State highway facility, a non-standard highway geometric design, etc.). Note: A traffic study may be as simple as providing a traffic count to as complex as a microscopic simulation. The appropriate level of study is determined by the particulars of a project, the prevailing highway conditions, and the forecasted traffic. B. Exceptions Exceptions require consultation between the lead agency, Caltrans, and those preparing the TIS. When a project's traffic impact to a State highway facility can clearly be anticipated without a study and all the parties involved (lead agency, developer, and the Caltrans district office) are able to negotiate appropriate mitigation, a TIS may not be necessary. C. Updating An Existing Traffic Impact Study A TIS requires updating when the amount or character of traffic is significantly different from an earlier study. Generally a TIS requires updating every two years. A TIS may require updating sooner in rapidly developing areas and not as often in slower developing areas. In these cases, consultation with Caltrans is strongly recommended. III. SCOPE OF TRAFFIC IMPACT STUDY Consultation between the lead agency, Caltrans, and those preparing the TIS is recommended before commencing work on the study to establish the appropriate scope. At a minimum, the TIS should include the following: A. Boundaries of the Traffic Impact Study All State highway facilities impacted in accordance with the criteria in Section II should be studied. Traffic impacts to local streets and roads can impact intersections with State highway facilities. In these cases, the TIS should include an analysis of adjacent local facilities, upstream and downstream, of the intersection (i.e., driveways, intersections, and interchanges) with the State highway. 4 A "lesser analysis" may include obtaining traffic counts, preparing signal warrants, or a focused TIS, etc. 0 • B. Traffic Analysis Scenarios Caltrans is interested in the effects of general plan updates and amendments as well as the effects of specific project entitlements (i.e., site plans, conditional use permits, sub- divisions, rezoning, etc.) that have the potential to impact a State highway facility. The complexity or magnitude of the impacts of a project will normally dictate the scenarios necessary to analyze the project. Consultation between the lead agency, Caltrans, and those preparing the TIS is recommended to determine the appropriate scenarios for the analysis. The following scenarios should be addressed in the TIS when appropriate: 1. When only a general plan amendment or update is being sought, the following scenarios are required: a) Existing Conditions - Current year traffic volumes and peak hour LOS analysis of effected State highway facilities. b) Proposed Project Only with. Select Zones Analysis - Trip generation and assignment for build -out of general plan. c) General Plan Build -out Only - Trip assignment and peak hour LOS analysis. Include current land uses and other pending general plan amendments. d) General Plan Build -out Plus Proposed Project - Trip assignment and peak hour LOS analysis. Include proposed project and other pending general plan amendments. 2. When a general plan amendment is not proposed and a proposed project is seeking specific entitlements (i.e., site plans, conditional use permits, sub -division, rezoning, etc.), the following scenarios must be analyzed in the TIS: a) Existing Conditions - Current year traffic volumes and peak hour LOS analysis of effected State highway facilities. b) Proposed Project Only - Trip generation, distribution, and assignment in the year the project is anticipated to complete construction. c) Cumulative Conditions (Existing Conditions Plus Other Approved and Pending Projects Without Proposed Project) - Trip assignment and peak hour LOS analysis in the year the project is anticipated to complete construction. d) Cumulative Conditions Plus Proposed Project (Existing Conditions Plus Other Approved and Pending Projects Plus Proposed Project) - Trip assignment and peak hour LOS analysis in the year the project is anticipated to complete construction. e) Cumulative -Conditions Plus Proposed Phases (Interim Years) - Trip assignment and peak hour LOS analysis in the years the project phases are anticipated to complete construction. 3. In cases where the circulation element of the general plan is not consistent with the land use element or the general plan is outdated and not representative of current or future forecasted conditions, all scenarios from Sections III. B. 1. and 2. should be utilized with the exception of duplicating of item 2.a. S "Select zone" analysis represents a project only traffic model run, where the project's trips are distributed and assigned along a loaded highway network. This procedure isolates the specific impact on the State highway network. 3 40 IV. TRAFFIC DATA Prior to any fieldwork, consultation between the lead agency, Caltrans, and those preparing the TIS is recommended to reach consensus on the data and assumptions necessary for the study. The following elements are a starting point in that consideration. A. Trip Generation The latest edition of the Institute of Transportation Engineers' (ITE) TRIP GENERATION report should be used for trip generation forecasts. Local trip generation rates are also acceptable if appropriate validation is provided to support them. 1. Trip Generation Rates — When the land use has a limited number of studies to support the trip generation rates or when the Coefficient of Determination (R) is below 0.75, consultation between the lead agency, Caltrans and those preparing the TIS is recommended. 2. Pass -by Trips — Pass -by trips are only considered for retail oriented development. Reductions greater than 15% requires consultation and acceptance by Caltrans. The justification for exceeding a 15% reduction should be discussed in the TIS. 3. Captured Trips? — Captured trip reductions greater than 5% requires consultation and acceptance by Caltrans. The justification for exceeding a 5% reduction should be discussed in the TIS. 4. Transportation Demand Management (TDM) — Consultation between the lead agency and Caltrans is essential before applying trip reduction for TDM strategies. NOTE: Reasonable reductions to trip generation rates are considered when adjacent State hir-h'way volumes are sufficient (at least 5000 p DT) to support reductions for t13e land use. B. Traffic Counts Prior to field traffic counts, consultation between the lead agency, Caltrans and those preparing the TIS is recommended to determine the level of detail (e.g., location, signal _ timing, travel speeds, turning movements, etc.) required'at each traffic count site. All State highway facilities within the boundaries,of the TIS should be considered. Common rules for counting vehicular traffic include but are not limited to: 1. Vehicle counts should be conducted on Tuesdays, Wednesdays, or Thursdays during weeks not containing a holiday and conducted in favorable weather conditions. 2. Vehicle counts should.be conducted during the appropriate peak hours (see peak hour discussion below). - 3. Seasonal and weekend variations in traffic should also be considered where (appropriate (i.e., recreational routes, tourist attractions, harvest season, etc.). C. Peak Hours To eliminate unnecessary analysis, consultation between the lead agency, Caltrans and those preparing the TIS is recommended during the early planning stages of a project. In general, the TIS should include a morning (a.m.) and an evening (p.m.) peak hour analyses. Other peak hours (e.g., 11:30 a.m. to 1:30 p.m., weekend, holidays, etc.) may also be required to determine the significance of the traffic impacts generated by a project. 6 "Pass -by" trips are made as intermediate stops between an ogin and a primary trip destination (i.e., home to work, home to shopping, etc.). 7 "Captured Trips" are trips that do not enter or leave the driveways of a project's boundary within a mixed -use development. 4 •. • D. Travel Forecasting (Transportation Modeling) The local or regional traffic model should reflect the most current land use and planned improvements (i.e., where programming or funding is secured). When a general plan build - out model is not available, the closest forecast model year to build -out should be used. If a traffic model is not available, historical growth rates and current trends can be used to project future traffic volumes. The TIS should clearly describe any changes made in the model to accommodate the analysis of a proposed project. V. TRAFFIC IMPACT ANALYSIS METHODOLOGIES Typically, the traffic analysis methodologies for the facility types indicated below are used by Caltrans and will be accepted without prior consultation. When a State highway has saturated s flows, the use of a micro -simulation model is encouraged for the analysis (please note however, the micro -simulation model must be calibrated and validated for reliable results). Other analysis methods may be accepted, however, consultation between the lead agency, Caltrans and those preparing the TIS is recommended to agree on the data necessary for the analysis. ��ZGe -�'4. i•? •�"� A. Freeway Segments — Highway Capacity Manual (HCM)*, operational analysis B. Weaving Areas — Caltrans Highway Design Manual (HDM) C. Ramps and Ramp Junctions — HCM*, operational analysis or Caltrans HDM, Caltrans Ramp Metering Guidelines (most recent edition) D. Multi -Lane Highways — HCM*, operational analysis E. Two-lane Highways — HCM*, operational analysis F. Signalized Intersections$ — HCM*, Highway Capacity Software**, operational analysis, TRAFFIXTm**, Synchro**, see footnote 8 G. Unsignalized Intersections — HCM*, operational analysis, Caltrans Traffic Manual for signal warrants if a signal is being considered H. Transit — HCM*, operational analysis I. Pedestrians — HCM* J. Bicvcles — HCM* K. Caltrans Criteria/Warrants — Caltrans Traffic Manual (stop signs, traffic signals, freeway lighting, conventional highway lighting, school crossings) L. Channelization — Caltrans guidelines for Reconstruction of Intersections, August 1985, Ichiro Fukutome *The most current edition of the Highway Capacity Manual, Transportation Research Board, National Research Council, should be used. **NOTE: Caltrans does not officially advocate the use of any special software. However, consistency with the HCM is advocated in most but not all cases. The Caltrans local development review units utilize the software mentioned above. If different software or analytical techniques are used for the TIS then consultation between the lead agency, Caltrans and those preparing the TIS is recommended. Results that are significantly different than those produced with the analytical techniques above should be challenged. B The procedures in the Highway Capacity Manual "do not explicitly address operations of closely spaced signalized intersections. Under such conditions, several unique characteristics must be considered, including spill -back potential from the downstream intersection to the upstream intersection, effects of downstream queues on upstream saturation flow rate, and unusual platoon dispersion or compression between intersections. An example of such closely spaced operations is signalized ramp terminals at urban interchanges. Queue interactions between closely spaced intersections may seriously distort the procedures in" the HCM. 0 0 VI. MITIGATION MEASURES The TIS should provide the nexus [Nollan v. California Coastal Commission, 1987, 483 U.S. 825 (108 S.Ct. 314)] between a project and the traffic impacts to State highway facilities. The TIS should also establish the rough proportionality [Dolan v. City of Tigard, 1994, 512 U.S. 374 (114 S. Ct. 2309)] between the mitigation measures and the traffic impacts. One method for establishing the rough proportionality or a project proponent's equitable responsibility for a project's impacts is provided in Appendix "B." Consultation between the lead agency, Caltrans and those preparing the TIS is recommended to reach consensus on the mitigation measures and who will be responsible. Mitigation measures must be included in the traffic impact analysis. This determines if a project's impacts can be eliminated or reduced to a level of insignificance. Eliminating or reducing impacts to a level of insignificance is the standard pursuant to CEQA and the National Environmental Policy Act (NEPA). The lead agency is responsible for administering the CEQA review process and has the principal authority for approving a local development proposal or land use change. Caltrans, as a responsible agency, is responsible for reviewing the TIS for errors and omissions that pertain to State highway facilities. However, the authority vested in the lead agency under CEQA does not take precedence over other authorities in law. If the mitigation measures require work in the State highway right-of-way an encroachment permit from Caltrans will be required. This work will also be subject to Caltrans standards and specifications. Consultation between the lead agency, Caltrans and those preparing the TIS early in the planning process is strongly recommended to expedite the review of local development proposals and to reduce conflicts and misunderstandings in both the local agency CEQA review process as well as the Caltrans encroachment permit process. 0 � • APPENDIX "A" MINIMUM CONTENTS TRAFFIC IMPACT STUDY • 0 MINIMUM CONTENTS OF TRAFFIC IMPACT STUDY REPORT I. EXECUTIVE SUMMARY H. TABLE OF CONTENTS A. List of Figures (Maps) B. List of Tables III. INTRODUCTION A. Description of the proposed project B. Location of project C. Site plan including all access to State highways (site plan, map) D. Circulation network including all access to State highways (vicinity map) E. Land use and zoning F. Phasing plan including proposed dates of project (phase) completion G. Project sponsor and contact person(s) H. References to other traffic impact studies IV. TRAFFIC ANALYSIS A. Clearly stated assumptions B. Existing and projected traffic volumes (including turning movements), facility geometry (including storage lengths), and traffic controls (including signal phasing and multi - signal progression where appropriate) (figure) C. Project trip generation including references (table) D. Project generated trip distribution and assignment (figure) E. LOS and warrant analyses - existing conditions, cumulative conditions, and full build of general plan conditions with and without project V. CONCLUSIONS AND RECOMMENDATIONS A. LOS and appropriate MOE quantities of impacted facilities with and without mitigation measures B. Mitigation phasing plan including dates of proposed mitigation measures C. Define responsibilities for implementing mitigation measures D. Cost estimates for mitigation measures and financing plan VI. APPENDICES A. Description of traffic data and how data was collected B. Description of methodologies and assumptions used in analyses C. Worksheets used in analyses (i.e., signal warrant, LOS, traffic count information, etc.) 2 0 0 r APPENDIX "B" METHODOLOGY FOR I CALCULATING EQUITABLE 0 0 METHOD FOR CALCULATING EQUITABLE MITIGATION MEASURES The methodology below is neither intended as, nor does it establish, a legal standard for determining equitable responsibility and cost of a project's traffic impact, the intent is to provide: 1. A starting point for early discussions to address traffic mitigation equitably. 2. A means for calculating the equitable share for mitigating traffic impacts. 3. A means for establishing rough proportionality [Dolan v. City of Tigard, 1994, 512 U.S. 374 (114 S. Ct. 2309)]. - The formulas should be used when: • A project has impacts that do not immediately warrant mitigation, but their cumulative effects are significant and will require mitigating in the future. • A project has an immediate impact and the lead agency has assumed responsibility for addressing operational improvements NOTE: This formula is not intended for circumstances where a project proponent will be receiving a substantial benefit from the identified mitigation measures. In these cases, (e.g., mid -block access and signalization to a shopping center) the project should take full responsibility to toward providing the necessary infrastructure. EQUITABLE SHARE RESPONSIBILITY: Equation C-1 NOTE: TE < TB, see explanation for TB below. T P = TB -TE Where: P = The equitable share for the proposed project's traffic impact. T = The vehicle trips generated by the project during the peak hour of adjacent State highway facility in vehicles per hour, vph. - �• T TB = The forecasted traffic volume on an impacted State highway facility at the time of general plan build -out (e.g., 20 year model or the furthest future model date feasible), vph. TE = The traffic volume existing on -the impacted State highway facility plus other approved projects that will generate traffic that has yet to be constru.zted/opened, vph. EQUITABLE COST: Equation C-2 F , C = P (CT) Where: C = The equitable cost of traffic mitigation for the proposed project, ($). (Rounded to nearest one thousand dollars) P = The equitable share for the project being considered: CT = The total cost estimate for improvements necessary to mitigate the forecasted traffic demand on the impacted State highway facility in question at general plan build -out, ($). NOTES ' 1. Once the equitable share responsibility and equitable cost has been established on a per trip basis, these values can be utilized for all projects on that State highway facility until the forecasted general plan build -out model is revised. 2. Truck traffic should be converted to passenger car equivalents before utilizing these equations (see the Highway Capacity Manual for converting to passenger car equivalents). 2 •- 0 3. If the per trip cost is not used for all subsequent projects, then the equation below will be necessary to determine the costs for individual project impact and will require some additional accounting. Equation C-2.A C = P (Cr - Cc) Where: C = Same as equation C-2. P = Same as equation C-2. CT = Same as equation C-2. Cc = The combined dollar contributions paid and committed prior to current project's contribution. This is necessary to provide the appropriate cost proportionality. Example: For the first project to impact the State highway facility in question since the total cost (CT) estimate for improvements necessary to mitigate the forecasted traffic demand, Cc would be equal to zero. For the second project however, C would equal P2(CT — CI) and for the third project to come along C would equal PACT — (Cl + C2)] and so on until build -out or the general plan build -out was recalculated. • 0 APPENDIX "C" MEASURES OF EFFECTIVENESS m FACILITY TYPE MEASURES OF EFFECTIVENESS BY FACILITY TYPE TYPE OF FACILITY MEASURE OF EFFECTIVENESS OE Basic Freeway Segments Density c/mi/ln Rams Density c/mi/ln Ramp Terminals Delay (sec/veh Multi -Lane Highways Density c/mi/ln Two -Lane Highways Percent -Time -Following Average Travel Speed mi/hr Intersections Control Delayper Vehicle sec/veh Lalized nsignalized Intersections Average Control Delayper Vehicle (sec/veh Urban Streets Average Travel Speed mi/hr Measures of effectiveness for level of service definitions located in the most recent version of the Highway Capacity Manual, Transportation Research Board, National Research Council. A Transition between LOS "C" and LOS "D" Criteria (Reference Highway Capacity Manual) BASIC FREEWAY SEGMENTS @ 65 mi/hr w 0 LOS Maximum Density (pc/mi/ln) Minimum Speed (mph) Maximum v/c Maximum Service Flow Rate c/hr/ln A 11 65.0 0:30 710 B 18 65.0 0.50 1170 C 26 64.6 0.71 1680 D .35 59.7 0.89 2090 E 1 45 52.2 1 1.00 2350 SIGNALIZED INTERSECTIONS and RAMP TERMINALS LOS Control Delay per Vehicle sec/veh A <_ 10 B >10-20 C > 20 - 35 D >35-55 E >55-80 F > 80 MULTI -LANE HIGHWAYS @ 55 mi/hr LOS Maximum Density (pc/mi/ln) Minimum Speed (mph) Maximum v/c Maximum Service Flow Rate c/hr/in A 11 55.0 0.29 600 B 18 55.0 0.47 990 C 26 54.9 0.68 1430 D 35 52.9 0.88 1850 E 41 51.2 1.00 2100 • • • • Dotted line represents the transition between LOS "C" and LOS "D" 3 TWO-LANE HIGHWAYS LOS Percent. Time-S ent-FoBowin Average Travel Speed mi/hr A 5 35 > 55 B >35-50 >50-55 ... C............. SQ.:1'i5 .......... AS.-. 50......... . D >65-80 >40-45 E > 80 5 40 URBAN STREETS Urban Street Class I II I III IV Range of FFS 55 to 45 mi/hr 45 to 35 mi/hr 1 35 to 30 mi/hr 35 to 25 mi/hr Typical FFS 50 mi/hr 40 mi/hr 1 35 mi/hr 30 mi/hr LOS Average Travel Speed mi/hr A > 42 ; > 35 > 30 > 25 B >34-42 >28-35 >24-30 >19-25 C >27'-34 >22-28 >18-24 >13-19 D >21-27 >17-22 >14-18 >9-13 E >16-21 >13-17 >10-14 >7-9 F 516 513 510 57 Somme Dotted line represents the transition between LOS "C" and LOS "D",_ '4 g taw ►�i4 f j. NOTICE OF PREPARATION April 15, 2005 To: Reviewing Agencies and Other Interested Parties From: Patricia Temple, City of Newport Beach Planning Director Subject: Hoag Hospital Master Plan Amendment The purpose of this notice is: (1) to serve as the Notice of Preparation to potential "Responsible Agencies" as required by the California Environmental Quality Act Section 15082; and (2) to advise and solicit comments and suggestions regarding the preparation of the Supplemental Environmental Impact Report (SEIR), environmental issues to be addressed in the SEIR, and any related issues from interested parties other than potential "Responsible Agencies," including interested or affected members of the public. The City of Newport Beach, as Lead Agency, requests that any potential Responsible or Trustee Agency responding to this notice respond in a manner consistent with CEQA Guidelines Section 15082(b). Pursuant to CEQA Section 21080.4, Responsible Agencies must submit any comments in response to this notice no later than 30 days after receipt. The City will accept comments from others regarding this notice through the close of business, May 18, 2005. All comments or other responses to this notice should be submitted in writing to: David Lepo, Contract Project Manager Hogle-Ireland, Inc. 42 Corporate Park, Suite 250 Irvine, CA 92606 The City of Newport Beach will also accept responses to this notice by e-mail received through the close of business, May 18, 2005. If e-mail comments are submitted with attachments, it is recommended that the attachments be delivered in writing to the address specified above. The virus protection measures and variety of formats for attachments can limit the ability for the attachments to be delivered. E-mail responses to this notice may be sent to: dlepo@hogleireland.com. Project Location Hoag Hospital is an existing facility located at One Hoag Drive in the City of Newport Beach. The approximately 38-acre site is generally bounded by Hospital Road to the north, West Coast Highway to the south, Newport Boulevard to the east, and residential development and Superior Avenue to the west. Sunset View Park is a linear/consolidated park that extends along much of the northern boundary of the Lower Campus and separates the hospital from the Villa Balboa and Seafaire condominiums. A regional location map, local vicinity map, and project site map are provided as Exhibits 1, 2, and 3, respectively. R:%ProjMs%Newport00081NORNOP-041405.doc a jy M La star • , t L j�% �! +'• i _ Palmdale N r Castaic ! r . ' rF• Q y y fi r 17 r4. Victorville la IN sSartf, `i �'-' r �(yr s �rj � � '. �•' , r l ! �� 1�/C f, �t"'.�: � Clarlla ^~ ��.' ^�+.' r! i J �,+� y �%� f i�'glFl J f 1 ,', �r �f � r.^ •� y r - Angeles IfF ••34 •.�'t�% ✓t•, I ,�S _ A r �Jp-y�'f ��r / `'�.�r� 'fr e� f. - !�� -. � � r � � •�i�J�ri r sr ':y, �tr.ti f �{.� ^ „ .r r . National l it 'r 4f s `.� " Simi Valley Forest��../�� r '`i '• ' rl ►% ✓ ..mil -. Y' ♦ yr t. � t� �� fJ fY 41 Glendale :ry�l . - =� i �.- rr Cucamonga Calabasas �? •.j Pict «'" �Psssdena hlr r Jr 2IL• West Hollywooc f YSantabionics West Covina` " ontarlo �' Los Angel / :P '� Itler,} ifs Riverside t ; Buesa park Anaheil _� Carson J Palos Verdes . Loog Bea^.7 er ti S Beach Santa An' PACIFIC OCEAN .6t 7( it idry i Santa Catalina y R rSjyC/ ' j` Costa Project (` Beach Location 1 VoAra Linda / , Corona Lake ' lathews r, Cleveland National. -.- f Forest f 1 ancho ante , ') + r rgarha .ar / ft y 73 + d.fo lasloni f" �� C, r Viejo air i, 9 una Beach �' '- rr an Juan• �y r Capistrano" , S Camp Clem e a Pendleton Regional Location Exhibit 1 Hoag Hospital Master Flan Amendment N wE 10 5 0 10 FROMEN Mlles CONSULTING e R:P*ctsMewpaUJOOM1 RL_022105.pdr PACIFIC OCEAN • A Project Background In 1992, the City of Newport Beach certified the Hoag Hospital Master Plan Final EIR No. 142 for the Hoag Hospital Master Plan and adopted the "Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations" (PC Text). In 1994, the City adopted Ordinance No. 94-8 approving "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian." The PC Text and the Development Agreement set forth the development standards and terms and conditions by.which the Hoag Hospital site may be developed and include maximum permissible building area, building height limits, and permitted land uses. The existing'PC Text allows up to 1,343,238 square feet (sq.ft.) of medical facility and related uses on the Hoag Hospital site. Of the total 1,343,238 sq.ft. of allowable building area, 765,349 sq.ft. are allocated to the Upper Campus and 577,889 sq.ft. are allocated to the Lower Campus. The PC Text does not specify building locations or specific building uses; however, permitted uses for each of the two campuses are listed in the PC Text. Permitted uses on the Lower Campus are categorized as Outpatient Services, Administration, Support Services, and Residential Care. Permitted uses on the Upper Campus are categorized as Hospital Facilities including Inpatient Uses, Accessory Uses, and Temporary Structures. In 2002, the City Council approved the first amendment to the PC Text. The first amendment changed the definition of "Gross Floor Area Entitlement' so that certain non -occupied building areas are not counted toward the maximum permissible building floor areas for the project site. Project Description The project consists of amendment of the "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian," amendment of the General Plan, and amendment of the "Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations" (PC Text). Amendment of the Development Agreement would allow the Newport Beach City Council the discretion to approve a request by Hoag Hospital to amend the Development Agreement and the PC Text to increase the maximum allowable building area on the Hoag Hospital site, provided that the increase in the maximum allowable building area is to accommodate the physical plant support functions of the previously constructed 24,215 square -foot cogeneration facility. An increase in the maximum allowable building area for the Hoag Hospital site by 24,215 sq.ft. could be approved because the cogeneration facility does not materially increase vehicle trip generation. The Land Use Element of the General Plan currently includes Floor Area Ratios (FAR) for the Hoag Hospital site as the means to define maximum allowable building area. Based on a 1.0 FAR for the Upper Campus (Hoag Hospital Statistical Subarea) and a 0.65 FAR for the Lower Campus (Hoag Hospital Expansion Subarea), the current General Plan maximum allowable building areas are 765,349 sq.ft. (17.57 acres x 43,560 sq.ft. x 1.0 FAR) for the Upper Campus and 577,889 sq.ft. (20.41 acres x 43,560 sq.ft. x 0.65 FAR) for the Lower Campus, for a total of 1,343,238 sq.ft. Vacation of an unused easement by the City of Newport Beach, if approved by the City Council, could add 8,603 sq.ft. to the Lower Campus site and increase the maximum allowable building area by an additional 5,592 sq.ft. (8,603 sq.ft. x 0.65 FAR). The total maximum allowable building area for the Hoag Hospital site pursuant to the existing Land Use Element including that attributable to the land area of the easement proposed to be vacated is 1,348,830 sq.ft. R:1ProjeUsWewportW008WOPW OP-041405.doe Amendment of the G*al Plan would replace Floor Area l80s with maximum allowable building area as the means to define maximum development permitted on the Hoag Hospital site. This would eliminate the 1.0 Floor Area Ratio (FAR) for the Hoag Hospital Statistical Subarea (Upper Campus) of the Land Use Element and the 0.65 FAR for the Hoag Expansion Statistical Subarea (Lower Campus) of the Land Use Element. In place of FARs, an absolute, maximum allowable building area would be established for the entire Hoag Hospital site comprised of the Upper Campus and the Lower Campus. This maximum allowable building area would include that allowed by the current Land Use Element (1,343,238 sq.ft.), that attributable to the land area of the easement proposed to be vacated (5,592 sq.ft.), and 24,215 sq.ft. attributable to the previously constructed cogeneration facility, for a total allowable building area of 1,373,045 sq.ft. for the entire Hoag Hospital site. To allow future flexibility in building placement while limiting the intensity of building on the Lower Campus,' the proposed amendment to the General Plan Land Use Element would establish a maximum allowable building area on the Upper Campus of 990,349 sq.ft. and a maximum allowable building area on the Lower Campus of 583,481 sq.ft. In no event could the building areas of both the Upper and Lower Campuses exceed 1,373,045 sq.ft. The PC Text would be amended to include the maximum allowable building area of 1,373,045 sq.ft. for the entire Hoag Hospital site and to establish maximum allowable building areas of 538,481 sq.ft. for the Lower Campus and 990,349 sq.ft. for the Upper Campus, consistent with the proposed General Plan Amendment. Other changes may be required in the Hoag Hospital PC Text to reflect and be consistent with changes to the Development Agreement and General Plan indicated above and/or to provide clarification of standards applicable to future development approvals. Use of a Supplemental EIR The City of Newport Beach has determined that the proposed project requires the preparation of a Supplemental EIR (SEIR). CEQA Section 21166 provides that when an EIR "has been prepared for a project pursuant to this division, no subsequent or supplemental EIR shall be required by the lead or responsible agencies unless one of these events occurs. (a) Substantial changes are proposed in the project that requires major revisions to the environmental impact report. (b) Substantial changes occur with respect to the circumstances under which the project is undertaken, which will require major revisions in the environmental impact report. (c) New information, which was not known and could not have been known with the exercise of reasonable diligence at the time the environmental impact report was certified as complete, becomes available." This is reflected in CEQA Guidelines Section 15162 which states that a subsequent EIR is required if: "(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or Negative Declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or R:1ProjeetsXNewportW0081NOPXNOP-041405.doe (3) New information Substantial importance, which was n�aown and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the Negative Declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative." CEQA Guidelines Section 15163 allows a lead agency to prepare a supplement to an EIR when any of the conditions described in Section 15162 (stated above) would require the preparation of a subsequent EIR, but only minor additions or changes are necessary to make a previous EIR adequately apply to the project in the changed situation. Section 15163(b) further states, "the supplement to the EIR need contain only the information necessary to make the previous EIR adequate for the project as revised" and "the supplement may be circulated by itself without recirculating the previous draft or final EIR." Anticipated Project Approvals The City of Newport Beach would need to make the following project approvals as part of the current amendment requests: • General Plan Amendment • Planned Community Development Plan Amendment • Development Agreement Amendment In addition, prior to initiation of construction other entitlements would be required. These include: • Traffic Phasing Ordinance Analysis • Coastal Development Permit (for development on the Lower Campus) • Building Permits • Grading Permit • Water Quality Management Plan • Stormwater Pollution Prevention Plan • Demolition Permit Additionally, the Development Agreement would need to be provided to the California Coastal Commission for review and approval; it should be noted that the California Coastal Commission is not a party to the original Development Agreement. Future implementation of the project would require permits and/or approvals from the following agencies: • California Coastal Commission • California Office of Statewide Health Planning and Development (OSHPD) • State Water Resources Control Board (NPDES permits) • South Coast Air Quality Management District R:%ProjectsWewport0008WOP%NOP-041405.doc 4 Anticipated Schedule • The project schedule, as currently envisioned, anticipates a draft SEIR to Final EIR No. 142 to be available for public review in late summer 2005. A 45-day public review period will be provided, after which responses to comments received will be prepared. A hearing before the Planning Commission and City Council are expected at the end of 2005. Master Plan implementation is expected to be phased through the year 2015. Probable Environmental Effects of the Proposed Project The SEIR will focus on those areas that may be affected by the proposed amendment to the Master Plan. The Final EIR will be relied upon for those topical areas where there have been no substantial changes since the previous EIR was certified and would not be affected by the proposed project. Topical areas to be addressed in the SEIR include: • Aesthetics • Air Quality • Land Use • Noise • Public Services (police and fire services) • Transportation/Traffic The attached Environmental Checklist identifies the evaluation of environmental issues that will be addressed in the SEIR. Conclusion The City of Newport Beach requests your careful review and consideration of this notice, and it invites any and all input and comments from interested agencies and persons regarding ,the preparation of the proposed SEIR. R:1ProjedsW ewpoRU0081NORNOP-041405.doc • Hoag Mel Hospital Master Plan Amendment Initial Study ENVIRONMENTAL CHECKLIST FORM 1. Project Title: Hoag Memorial Hospital Master Plan Amendment 2. Lead Agency Name and Address: City of Newport Beach, 3300 Newport Boulevard, Newport Beach, California 92663 3. Contact'Person and Phone Number: David Lepo, Hogle-Ireland Associates, Contract Project Manager to the City of Newport Beach, 949.553.1427 4. Project Location: One Hoag Drive, Newport Beach, California 5. General Plan Designation: Governmental, Educational and Institutional Facilities 6. Zoning Designation: Hoag Hospital Planned Community (PC) Text and District Regulations 7. Description of Project: The project consists of amendment of the "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian," amendment of the General Plan, and amendment of the "Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations" (PC Text). The existing PC Text allows up to 1,343,238 square feet (sq.ft.) of medical facility and related uses on the Hoag Hospital site. Of the total 1,343,238 sq.ft. of allowable building area, 765,349 sq.ft. are allocated to the Upper Campus and 577,889 sq.ft. are allocated to the Lower Campus. Amendment of the Development Agreement would allow the Newport Beach City Council the discretion to approve a request by Hoag Hospital to amend the Development Agreement and the PC Text to increase the maximum allowable building area on the Hoag Hospital site, provided that the increase in the maximum allowable building area is to accommodate the physical plant support functions of the previously constructed 24,215 square -foot cogeneration facility. An increase in the maximum allowable building area for the Hoag Hospital site by 24,215 sq.ft. could be approved because the cogeneration facility does not materially increase vehicle trip generation. The Land Use Element of the General Plan currently includes Floor Area Ratios (FAR) for the Hoag Hospital site as the means to define maximum allowable building area. Based on a 1.0 FAR for the Upper Campus (Hoag Hospital Statistical Subarea) and a 0.65 FAR for the Lower Campus (Hoag Hospital Expansion Subarea), the current General Plan maximum allowable building areas are 765,349 sq.ft. (17.57 acres x 43,560 sq.ft. x 1.0 FAR) for the Upper Campus and 577,889 sq.ft. (20.41 acres x 43,560 sq.ft. x 0.65 FAR) for the Lower ` Campus, for a total of 1,343,238 sq.ft. Vacation of an unused easement by the City of Newport Beach, if approved by the City Council, could add 8,603 sq.ft. to the Lower Campus site and increase the maximum allowable building area by an additional 5,592 sq.ft. (8,603 sq.ft. x 0.65 FAR). The total maximum allowable building area for the Hoag Hospital site pursuant to the existing Land Use Element including that attributable to the land area of the easement proposed to be vacated is 1,348,830 sq.ft. Amendment of the General Plan would replace FARs with maximum allowable building area as the means to define maximum development permitted on the Hoag Hospital site. This would eliminate the 1.0 FAR for the Hoag Hospital Statistical Subarea (Upper Campus) of the Land Use Element and the 0.65 FAR for the Hoag Expansion Statistical Subarea (Lower Campus) of the Land Use Element. In place of FARs, an absolute, maximum allowable building area would be established for the entire Hoag Hospital site comprised of the Upper Campus and the Lower Campus. This maximum allowable building area would include that R:\ProjedsWewport00081NOPNni6al Study-041405.doe 1 City of Newport Beach • Hoa*octal Hospital Master Plan Amendment Initial Study allowed by the current Land Use Element (1,343,238 sq.ft.), that attributable to the land area -of the easement proposed to be vacated (5,592 sq.ft.), and 24,215 sq.ft. attributable to the previously constructed cogeneration facility, for a total allowable building area of 1,373,045 sq:ft. for the entire Hoag Hospital site. To allow future flexibility in building placement while limiting the intensity of building on the Lower Campus, the proposed amendment to the General Plan Land Use Element would establish a maximum allowable building area on the Upper Campus of 990,349 sq.ft. and a maximum allowable building area on the Lower Campus of 583,481 sq.ft. In no event could the building areas of both the Upper and Lower Campuses exceed 1,373,045 sq.ft. The PC Text would be amended to include the maximum allowable building area of 1,373,045 sq.ft. for the entire Hoag Hospital site and to establish maximum allowable building areas of 538,481 sq.ft. for the Lower Campus and 990,349 sq.ft. for the Upper Campus, consistent with the proposed General Plan Amendment. Other changes may be required in the Hoag Hospital PC Text to reflect and be consistent with changes to the Development Agreement and General Plan indicated above and/or to provide clarification of standards applicable to future development approvals. 8. Surrounding Land Uses and Setting: The approximately 38-acre site is generally bounded by Hospital Road to the north, West Coast Highway to the south, Newport Boulevard to the east, and residential development and Superior Avenue to the west. Sunset View Park is a linear/consolidated park that extends along much of the northern boundary of the Lower Campus and separates the hospital from the Villa Balboa and Seafaire condominiums. 9. Other public agencies whose approval is required (e.g., permits, financing approval, or participation agreement): Approval of the amendments to the Hoag Hospital Planned Community Text would not necessitate approvals by other agencies. The Development Agreement would need to be provided to the California Coastal Commission for review and approval; it should be noted that the California Coastal Commission is not a party to the original Development Agreement. Future implementation of the project would require permits and/or approvals from the following agencies: • California Coastal Commission • California Office of Statewide Health Planning and Development (OSHPD) • State Water Resources Control Board (NPDES permit) • South Coast Air Quality Management District R:1ProjeasWewportU000tNOP%Initial Study-041405.doc 2 City of Newport Beach • Hoag �orial Hospital Master Plan Amendment Initial Study ENVIRONMENTAL FACTORS POTENTIALLY AFFECTED The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact' as indicated by the checklist on the following pages. ,l Aesthetics ❑ Agriculture Resources 4 Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Hazards & Hazardous Materials ❑ HydrologyMater Quality 4 Land Use/Planning ❑ Mineral Resources Noise ❑ Population/Housing Public Services ❑ Recreation Transportation/Traffic ❑ Utilities/Service Systems Mandatory Findings of Significance DETERMINATION: (To be completed by the Lead Agency.) On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ❑ I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because revisions in the project have been made by or agreed to be the project proponent. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. I find that the proposed project MAY have a "potentially significant impact" or "potentially significant unless mitigated" impact on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed -by mitigation measures based on the earlier analysis as described on attached sheets. An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. ❑ I find that although the proposed project could have a significant effect on the environment, because al potentially significant effects (a) have been analyzed adequately in an earlier EIR or NEGATIVE DECLARATION pursuant to applicable standards, and (b) have been avoided or mitigated pursuant to that earlier EIR or NEGATIVE DECLARATION, including revisions or mitigation measures that are imposed upon the proposed project, nothing further is required. David Lepo, Hogle-Irel d. Inc. Date Contract Planner for the City of Newport Beach R:1ProjectslNewportU0t181NOPUnitial Study-041405.doc 3 City of Newport Beach • Hoa*odal Hospital Master Plan Amendment Initial Study EVALUATION OF ENVIRONMENTAL IMPACTS: 1) A brief explanation is required for all answers except "No Impact' answers that are adequately supported by the information sources a lead agency cites in the parentheses following each question. A "No Impact" answer is adequately supported if the referenced information sources show that the impact simply does not apply to projects like the one involved (e.g., the project falls outside a fault rupture zone). A "No Impact" answer should be explained where it is based on project -specific factors as well as general standards (e.g., the project will not expose sensitive receptors to pollutants, based on a project -specific screening analysis). 2) All answers must take account of the whole action involved, including off -site as well as on -site, cumulative as well as project -level, indirect as well as direct, and construction as well as operational impacts. 3) Once the lead agency has determined that a particular physical impact may occur, then the checklist answers must indicate whether the impact is potentially significant, less than significant with mitigation, or less than significant. "Potentially Significant Impact" is appropriate if there is substantial evidence that an effect may be significant. If there are one or more "Potentially Significant Impact" entries when the determination is made, an EIR is required. 4) "Negative Declaration: Less Than Significant With Mitigation Incorporated" applies where the incorporation of mitigation measures has reduced an effect from "Potentially Significant Impact" to a "Less than Significant Impact." The lead agency must describe the mitigation measures, and briefly explain how they reduce the effect to a less than significant level (mitigation measures from "Earlier Analysis," as described in (5) below, may be cross-referenced). 5) Earlier analyses may be used where, pursuant to the tiering, program EIR, or other CEQA process, an effect has been adequately analyzed in an earlier EIR or negative declaration. Section 15063 (c)(3)(D). In this case, a brief discussion should identify the following: a) Earlier Analysis Used. Identify and state where they are available for review. b) Impacts Adequately Addressed. Identify which effects from the above checklist were within the scope of and adequately analyzed in an earlier document pursuant to applicable legal standards, and state whether such effects were addressed by mitigation measures based on the earlier analysis. c) Mitigation Measures. For effects that are "Less than Significant with Mitigation Measures Incorporated," describe the mitigation measures which were incorporated or refined from the earlier document and the extent to which they address site -specific conditions for the project. 6) Lead agencies are encouraged to incorporate into the checklist references to information sources for potential impacts (e.g., general plans, zoning ordinances). Reference to a previously prepared or outside document should, where appropriate, include a reference to the page or pages where the statement is substantiated. 7) Supporting Information Sources: A source list should be attached, and other sources used or individuals contacted should be cited in the discussion. 8) This is only a suggested form, and lead agencies are free to use different formats; however, lead agencies should normally address the questions from this checklist that are relevant to a project's environmental effects in whatever format is selected. 9) The explanation of each issue should identify: a) the significance criteria or threshold, if any, used to evaluate each question; and b) the mitigation measure identified, if any, to reduce the impact to less than significance. R:1ProjectslNewporN0081NOPUnitiai Study441405.doe 4 City of Newport Beach • Hoag Me&l Hospital Master Plan Amendment Initial Study This checklist form is used to assist in evaluating the potential environmental impacts of the proposed project. The checklist form identifies potential project effects as follows: (1) Potentially Significant Impact; (2) Potentially Significant Unless Mitigation Incorporated; (3) Less Than Significant Impact; and, (4) No Impact. Substantiation and clarification for each checklist response is provided (Narrative Discussion commencing on page 13). Included in each discussion are mitigation measures, as appropriate, that are recommended for implementation as part of the proposed project. _ .... Potentially Significant .ENVIRONMENTAL'ISSUES Potentially Unless LessTlian (See attachments for information sources) Significant. Mitigation Significant No Impact Incorporated Impact impact ' 1. AESTHETICS. Would the project:' a) Have a substantial adverse effect on a scenic ❑ ,f ❑ ❑ vista? b) Substantially damage scenic resources, including, ❑ ❑ ❑ J but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? c) Substantially degrade the existing visual character ❑ ❑ ❑ or quality of the site and its surroundings? d) Create a new source of substantial light or glare ❑ ❑ ❑ which would adversely affect day or nighttime views in the area? II. AGRICULTURE RESOURCES. In determining, whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the Califomia Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. Would the project: ' a) Convert Prime Farmland, Unique Farmland, or ❑ ❑ ❑ J Farmland of Statewide importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural use, or ❑ ❑ ❑ 4 a Williamson Act contract? c) Involve other changes in the existing environment ❑ ❑ ❑ 4 which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use? III. AIR QUALITY. Where available,, the significance criteria established by the applicable air quality -management or air pollution control district -may be relied upon to, make the following determinations. Would the project:. a) Conflict with or obstruct implementation of the 4 ❑ ❑ ❑ applicable air quality plan? b) Violate any air quality standard or contribute 4 ❑ ❑ ❑ substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net increase 4 ❑ ❑ ❑ of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial pollutant 4 ❑ ❑ ❑ concentrations? RA"ects%NewpWW0051N0P11niGa1 Study-041405.doc 5 City of Newport Beach Ho modal Hospital Master Plan Amendment Initial Study {,i tv^ v� �F^ .ice iF h'" _ 1 Y Ct �1` W :'ji"a�.'{,�., �'+Y1x1 Y Y�_tL�j i �•u�'�=,Z M,� •Z{� i..".- ,s Potentially-J 'Scs'* i i u iyp _ .eY '+- a„i. x{",A,,., 'X s d ._ •. •"s. f.. ,,.E -Y,�.�. t °+ btiw L..f, 4 nt `i. ��Sigptflca.,k„-?; +�sr�,- ;.. =r :....: ,.:c � •�• .Signiflcanf MltlgaUon Si nlflcarn Now ;:;1 5; (See: attachments for mfocmatio"n sources) w:t.,:;'" impact �'iecorpotatedµ ,;,�,Unpact Impact `e) Create objectionable odors affecting a substantial ❑ ❑ 4 ❑ number of people? .IV BIOLOGICAL: R. E$OURCES ;Would the project `;. `� s .°f `"43 a) Have a substantial adverse effect, either directly or ❑ ❑ ❑ 4 through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any riparian ❑ ❑ ❑ 4 habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally ❑ ❑ ❑ J protected wetlands as defined by Section 404 of , the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of any ❑ ❑ ❑ 4 native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? e) Conflict with any local policies or ordinances ❑ ❑ ❑ 4 protecting biological resources, such as a tree preservation policy or ordinances? f) Conflict with the provisions of an adopted Habitat ❑ ❑ ❑ ,I Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Vry �:CULTURAL` RESOURCES `Would tte�p�olect a) Cause a substantial adverse change in the ❑ ❑ ❑ ,1 significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the ❑ ❑ 4 ❑ significance of an archaeological resource pursuant to § 15064.5? c) Directly or indirectly destroy a unique ❑ ❑ 4 ❑ paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those ❑ ❑ ,I ❑ interred outside of formal cemeteries? VI:;GEO.LOGY AND;:SOILS: Would the project :, *ti > , �<. `k v Ya.. fx.. .awr . a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: R:%ProjeclsWewponUOOMNOPUnitial Study-041405.doc 6 City of Newport Beach Hoag Mel Hospital Master Plan Amendment Initial Study Potentially s Significant ENVIRONMENTAL ISSUES" .. Potentially Unless' Less Than .. ' (See attachments for information sources) SignMeant Mitigation...,"Significant No Impact Incorporated Impact : ` Impact i) Rupture of a known earthquake fault, as ❑ ❑ ❑ delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? ❑ ❑ ❑ iii) Seismic -related ground failure, including ❑ ❑ ❑ liquefaction? iv) Landslides? ❑ ❑ ❑ b) Result in substantial soil erosion or the loss of ❑ ❑ ❑ topsoil? c) Be located on a geologic unit or soil that is ❑ ,f ❑ ❑ unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table ❑ ❑ ❑ 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the ❑ ❑ ❑ J use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? -VI: '• HAZARDS AND HAZARDOUS MATERIALS.-, Would the project: a) Create a significant hazard to the public or the ❑ ❑ 4 ❑ environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the ❑ ❑ ❑ environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle hazardous or ❑ ❑ ❑ 4 acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? d) Be located on a site which is included on a list of ❑ ❑ ❑ ,l hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land use plan ❑ ❑ ❑ 4 or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private airstrip, ❑ ❑ ❑ 4 ' would the project result in a safety hazard for people residing or working in the project area? R:1Projeels%Newport1J0091NOMlnitial Study-041405.doc 7 City of Newport Beach HoaW octal Hospital Master Plan Amendment Initial Study " ''� 'Iflfr ENVIRONMENTAL'ISSUES s" "`" �?PO�nea1ry 1 ess����t t;LessThan 21?SS, t .1 ... 4q :•l 1 Y . u+r Y Si niflcant- ' �:MW ation� ^ Signifleant ` z NoEgli.. (See attachments for,inforrriation sources),;impact.:r�ncorporated+r.;lmpact�;#=Impact;; 'g) Impair implementation of or physically interfere with ❑ ❑ ❑ an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant risk of ❑ ❑ ❑ ,� loss, 'injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? VIII::°HYDROLOGYAND;WATER QUAL'ITY:;Would;the �o ect p J a) Violate any water quality standards or waste ❑ ❑ ,� ❑ discharge requirements? b) Substantially deplete groundwater supplies or ❑ ❑ interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? c) Substantially alter the existing drainage pattern of ❑ ❑ ,� ❑ the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off- site? d) Substantially alter the existing drainage pattern of ❑ ❑ ,� ❑ the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner in which would result in flooding on- or off - site? e) Create or contribute runoff water which would ❑ ❑ exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? ❑ ❑ 4 ❑ g) Place housing within a 100-year flood hazard area ❑ ❑ ❑ 4 as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100-year flood hazard area ❑ ❑ ❑ 4 structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of ❑ ❑ ❑ ,� loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? ❑ ❑ ❑ ,� R:\ProjectsXNewponXJOOMNOP11niGal Study-041405.doe 8 City of Newport Beach Hoag Me*l Hospital Master Plan Amendment Initial Study Potentially Significant ENVIRONMENTAL ISSUES,: ' _ Potentially Unless, Less Than , (See'attachments for. information souices) Significant _ : Mitigation Significant No Impact- `lticorporated = impact Impact IX., LAND USE AND PLANNING. Would the; project: a) Physically divide an established community? ❑ ❑ ❑ 4 b) Conflict with any applicable land use plan, policy, or ,I ❑ ❑ ❑ regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat conservation ❑ ❑ ❑ 4 plan or natural community conservation plan? X. 'MINERAL RESOURCES. Would the project: a) Result in the loss of availability of a known mineral ❑ ❑ ❑ J resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally- ❑ ❑ ❑ 4 important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? A. NOISE..Would,the project result in: a) Exposure of persons to or generation of noise J ❑ ❑ ❑ levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive 4 ❑ ❑ ❑ groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise 4 ❑ ❑ ❑ levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ,I ❑ ❑ ❑ ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan ❑ ❑ ❑ or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, ❑ ❑ ❑ J would the project expose people residing or working in the project area to excessive noise levels? XII. POPULATION AND HOUSING Would the project: a) Induce substantial population growth in an area, ❑ ❑ 4 ❑ either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing housing, ❑ ❑ ❑ 4 necessitating the construction of replacement housing elsewhere? R:Wrojects%Newport00081NOMinitial Study-041405.doe 9 City of Newport Beach Hoomodal Hospital Master Plan Amendment Initial Study 1 j a pit Kl I E" VJAL Isdu E 0!2Isalty At �4 MitiqatW Ifica.- li..; j, g ikm I;, urcmqlk,�-- , .Impact at o 'g-Ap�, , r& Incorporated mpect. - I A. c) -,Displace substantial numbers of people, El El F-1 4 necessitating the construction of replacement housing elsewhere? IVIV a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? 4 El 11 El Police Protection? 4 El El El Schools? El ❑ 11 4 Parks? El 4 Other Public Facilities? FECREATION'" - a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or El require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? N SP tA u d �ky.�N,TRAN 0 IC(RCU TIOW-rWo'k the a) Cause an increase in traffic which is substantial in 4 El relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? b) Exceed, either individually or' cumulatively, a level 4 of service standard established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including ❑ El 4 El either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design ❑ El 4 El feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? e) Result in inadequate emergency access? 0 Result in inadequate parking capacity? R:%Pmjects%NewpertUWM0R1nifla1 Study-041405.doc 10 City of Newport Beach • Hoag M40al Hospital Master Plan Amendment Initial Study Potentially r _ i"ENVIRONMENTAL Significant z- ISSUES Potentially'. unless Le" Than -.. x.Signiflrant Mitigation Signiflcatit,• •,No (See attachments for information sources) Impact _ Incorporated Impact ;, _ impact g) Conflict with adopted policies, plans, or programs ❑ ❑ ❑ supporting alternative transportation (e.g., bus turnouts, bicycle racks)? XVI. - UTILITIES AND SERVICE SYSTEMS. Would the project: a) Exceed wastewater treatment requirements of the ❑ ❑ J ❑ applicable Regional Water Quality Control Board? b) Require or result in the construction of new water ❑ ❑ ❑ or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects?? c) Require or result in the construction of new storm ❑ ❑ ❑ water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects and/or would the project include a new or retrofitted storm water treatment control Best Management Practice (BMP), (e.g. water quality treatment- basin, constructed treatment wetlands), the operation of which could result in significant environmental effects (e.g. increased vectors and odors)? d) Have sufficient water supplies available to serve ❑ ❑ ❑ the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by. the wastewater ❑ ❑ ❑ treatment provider which serves or may serve -the project that it does not have adequate capacity to serve the project's projected demand in addition to the provider's existing commitments?, f) Be served by a landfill with sufficient permitted ❑ ❑ �I ❑ capacity to accommodate the projects solid waste disposal needs? g) Comply with federal, state, and local statutes and ❑ ❑ ❑ regulations related to solid waste? XVII,:MANDATORY FINDINGS OF SIGNIFICANCE:.. a. Does the project have the potential to degrade the ❑ ❑ ❑ quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of rare or endangered plants or animals, or eliminate important examples of the major periods of California history or prehistory? b. Does the project have impacts that are individually ,I ❑ ❑ ❑ limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects.) R:tProjects\NewportU0O81NOP%Initial Study-041405.doc 11 City of Newport Beach • Hoag`►odal Hospital Master Plan Amendment Initial Study 4.-.:goes the project have environmental effects which will cause substantial adverse effects on human o'beings, either directly or indirectly? R:%Projects%NewportO00MNOPtlnitial Study-041405.doc 12 City of Newport Beach • Hoag MO -al Hospital Master Plan Amendment Initial Study NARRATIVE DISCUSSION OF CHECKLIST EVALUATION I. AESTHETICS —Would the amendment to the Hoag Hospital Master Plan Project: a) Have a substantial adverse effect on a scenic vista? or c) Substantially degrade the existing visual character or quality of the site and its surroundings? Potentially Signiffcant Unless Mitigation Incorporated. The Hoag Hospital Master Plan Final EIR No. 142 (1992) concluded that implementation of the Master Plan project in the Upper Campus would have no significant visual impact. Development in the Lower Campus area would have a "perceived significant impact for those residents who live to the north of the Lower Campus." The Master Plan project was also determined to incrementally contribute to significant impacts associated with shade and shadow effects. The existing PC Text allows up to 1,343,238 square feet (sq.ft.) of medical facility and related uses on the Hoag Hospital site. Of the total 1,343,238 sq.ft. of allowable building area, 765,349 sq.ft. are allocated to the Upper Campus and 577,889 sq.ft. are allocated to the Lower Campus. As proposed, an amendment to the General Plan would establish a maximum allowable building area on the Upper Campus of 990,349 sq.ft. and a maximum allowable building area on the Lower Campus of 583,481 sq.ft. In no event could the building areas of both the Upper and Lower Campuses exceed 1,373,045 sq.ft. Intensification of the development on the Upper Campus has the potential of changing the visual character of the site from that assessed in the Hoag Hospital Master Plan Final EIR No. 142. While no new significant impacts are anticipated, the Supplemental EIR will provide a discussion of the changes that would result with the intensification of the Upper Campus. The character of the existing aesthetic environment and visual resources, including a discussion of views within the site and views from surrounding areas to the site will be identified. The visual assessment would be based, using visual simulations, on the anticipated levels of intensity, including maximum building heights (no changes in maximum building height are proposed as a part of the project), within the development areas of the site. No changes to setbacks are proposed. The compatibility of the projects height and intensity with the surrounding area will be assessed. Potential shade and shadow impacts will be determined where known. The following measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. Previously Adopted Mitigation Measures 43. Prior to issuance of grading permits, the Project Sponsor shall ensure that a landscape and irrigation plan is prepared for each building/improvement within the overall Master Plan. This plan shall be prepared by a licensed landscape architect. The landscape plan shall integrate and phase the installation of landscaping with the proposed construction schedule. The plan shall be subject to review by the Parks, Beaches, and Recreation Department and approval by the Planning Department and Public Works Department. R:1ProjectsWewporN001 tNOP\Initial Study-041405.doc 13 City of Newport Beach • HoagWorial Hospital Master Plan Amendment Initial Study 45. Prior to issuance of a building permit, the Project Sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. 46. Prior to issuance of building permits, the Project Sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the rooftop of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with building materials. 48. Prior to issuance of a building permit for any Lower Campus structure, the Project Sponsor shall prepare a study of each proposed building project to assure conformance with the EIR view impact analysis and the PCDP and District Regulations, to ensure that the visual impacts identified in the EIR are consistent with actual Master Plan development. This analysis shall be submitted to and approved by the City Planning Department. In addition, the following mitigation measure was adopted as a part of Final EIR No. 142 and has been implemented. This mitigation measure would no longer need to be tracked through mitigation monitoring. 116. The Project Sponsor shall pay 75% of the cost of planting thirty 24-inch ficus trees (or the equivalent) in the berm between the service road and Villa Balboa southerly of the tennis courts. Planting shall occur on Villa Balboa property. Mitigation Measure 123 required screening devices for the windows of critical care/surgery that faced the Villa Balboa area. The critical care/surgery facility is not being implemented; therefore, this measure no longer applies. 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. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic buildings within a state scenic highway? No Impact. The topography of the Upper Campus site has been modified from its original condition through grading and development of the site for the Hoag Hospital medical facilities. The Lower Campus is relatively flat and also has been developed with Hoag Hospital facilities. Hoag Hospital is located in an urbanized setting and the existing site has been developed with medical facilities, parking lots and structures, and related facilities. The site is landscaped with ornamental plant materials. Coast Highway is not a designated State Scenic Highway. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Potentially Significant Impact Unless Mitigation Incorporated. The Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations (adopted on May 26, 1992, as amended) notes that all "lighting systems R:%Projects%NewportW00t31NOP%Initial Study441405.doc 14 City of Newport Beach Hoag M&-al Hospital Master Plan Amendment Initial Study shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses..." Potential light and glare impacts, particularly with respect to building materials and exterior lighting, associated with the development of the project will be evaluated. Mitigation measures will be recommended to reduce potential aesthetic and light and glare impacts to the extent feasible. The'following measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. Previously Adopted Mitigation Measures 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 areas. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that, in his or her opinion, these requirements have been met. AGRICULTURE RESOURCES —Would the amendment to the Hoag Hospital Master Plan Project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? or b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? or c) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to nonagricultural use? or No Impact The Hoag Hospital project site and surrounding area are located in an urbanized area and would not convert farmland to non-agricultural use. No portion of the project site is covered by a Williamson Act Contract or is located on land designated as Prime Farmland, Unique Farmland, or Farmland of Statewide Importance according to 2000 Natural Resource Conservation Service mapping. No agricultural resources impacts would occur and no mitigation is required. Therefore, the topic of Agricultural Resources will not be addressed in the Supplemental EIR. AIR QUALITY —Would the amendment to the Hoag Hospital Master Plan Project: a) Conflict with or obstruct implementation of the applicable air quality plan? or b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? or R:1Projects%Newport1JDMNOPUnhial Study-041405.doc 15 City of Newport Beach • Hoa*odal Hospital Master Plan Amendment Initial Study c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions which exceed quantitative thresholds for ozone precursors)? Potentially Significant Impact The Hoag Hospital is within the South Coast Air Basin and is monitored by the South Coast Air Quality Management District (SCAQMD) and the California Air Resources Board. The South Coast Air Basin is a non -attainment area for ozone (03), carbon monoxide (CO), and fine particulate matter (PM10). The project's short-term and long-term air quality emission levels and consistency with applicable air quality management regulations and guidelines will be addressed in the Supplemental EIR. As a part of the Supplemental EIR, an air quality analysis will be prepared describing existing conditions, including regional and local air quality and meteorology, and the state, federal, and regional air quality regulatory framework. The air quality analysis will address construction and operational impacts associated with the proposed project. The existing air environment will be described in terms of meteorology, local topography affecting pollutant dispersion, and ambient air monitoring data. A summary of current air management efforts, which may be related to the proposed project, will be provided with particular emphasis on the 2003 AQMP, and the requirements for air quality assessments identified in the SCAQMD's CEQA Handbook. Sensitive receptor areas within the project vicinity will be identified. Construction impacts are associated with the following activities: grading/excavation, debris removal, exhaust emissions from construction equipment, and employee vehicles. Although specific construction projects are not proposed as part of this amendment process, it is recognized that when development occurs demolition and construction activities would be associated with project implementation. Therefore, the Supplemental EIR will forecast the short-term dust and emission generation due to demolition and construction activities. Measures to reduce dust generation are required by the South Coast Air Quality Management District. Additionally, measures are contained in the 2003 AQMP for control of construction activity emissions, and these also will be included in the list of mitigation measures. Long-term emissions are associated with increased vehicular traffic and activities on the project site, including the combustion of natural gas and the generation of electricity (i.e., increasing the capacity of the cogeneration facility that serves the hospital). The analysis would compare regional and local impacts from the project with existing conditions and future conditions without the project, using current approved emission factors, traffic estimates, and methodologies. Project -specific and cumulative impacts will be identified using SCAQMD recommended thresholds of significance for air quality impacts. A detailed discussion of the consistency of the project with the AQMP will be included. Measures will be developed to reduce significant air quality impacts to the extent possible. The following measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. R:1ProjeetsWewportU008WOMInitial Study441405.doc 16 City of Newport Beach Hoag Memorial Hospital Master Plan Amendment Initial Study Previously Adopted Mitigation Measures 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. 82. Before the issuance of building permits, the Project Sponsor shall submit plans to the Building Department, City of Newport Beach, demonstrating compliance with all applicable District Rules, including Rule 401, Visible Emissions, Rule 402, Public Nuisance, and Rule 403, Fugitive Dust. 88. The Project Sponsor shall submit plans to the City Building Department prior to the issuance of a building permit for each phase of development, verifying that energy efficiency will be achieved by incorporating appropriate technologies and systems into future structures, which may include: • High efficiency.cooling/absorption units • Thermal storage and ceramic cooling towers • Cogeneration capabilities • High efficiency water heaters • Energy efficient glazing systems • Appropriate off -hour heating/cooling/lighting controls • Time clocks and photovoltaic cells for lighting controls • Efficient insulation systems • Light colored roof and building exteriors • PL lighting and fluorescent lighting systems • Motion detector lighting controls • Natural interior lighting —skylights, clerestories • Solar orientation, earth berming and landscaping 89. The Project Sponsor shall demonstrate to the City Building Department that methods and materials, which minimize VOC emissions have been employed where practical, available and where value engineering allows it to be feasible. 96. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that the thermal integrity of new buildings is improved with automated time clocks or occupant sensors to reduce the thermal load. R:1ProjectsWewportWOoewOPllnitial Study-041405.doc 17 City of Newport Beach • Hoa*odal Hospital Master Plan Amendment Initial Study 97. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the City that window glazing, wall insulation, and efficient ventilation methods have been incorporated into building designs. 98. Prior to issuance of a building permit, the Project Sponsor shall demonstrate that building designs incorporate efficient heating units and other appliances, such as water heater, cooking equipment, refrigerators, furnaces and boiler units. 99. Prior to issuance of a building permit, the Project Sponsor shall incorporate into building designs, where feasible, passive solar designs and solar heaters. 105. The Project Sponsor shall ensure that all trucks used for hauling material shall be covered to minimize material loss during transit. 106. Project Sponsor shall ensure that all project related grading shall be performed in accordance with the City of Newport Beach Grading Ordinance, which contains procedures and requirements relative to dust control, erosion and siltation control, noise, and other grading related activities. 107. Prior to issuance of grading permits, the Project Sponsor shall demonstrate compliance with SCAQMD Rule 403 which will require watering during the morning and evening prior to 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 or 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. 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. Two mitigation measures (Mitigation Measures 36 and 38) are proposed for revision. Mitigation Measure 36 requires verification of necessary permits from the SCAQMD for regulated equipment. It further states if the new emissions 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. This mitigation measure is combining two processes. The SCAQMD would review the data pertaining to the use of regulated equipment. In order for the applicant to receive the required permit, the project would need to meet the standards established by SCAQMD. The issue pertaining to new significant impacts associated with emissions or land use impacts would not be within SCAQMD's jurisdiction. The City of Newport Beach would continue to be responsible for ensuring that appropriate CEQA documentation is prepared. To avoid confusion, this portion of the mitigation measure is recommended for deletion. The recommended changes are shown below. Strikeout text is used to show deleted wording and italic text is used to show wording that has been added. This measure would continue to apply to the Hoag Hospital Master Plan. 36. Prior to the issuance of grading permits for each phase of development, the Project Sponsor shall provide evidence for verification by the Planning R:1ProjectsXNewport000MNOP%Iniaal Study-041405.doe 18 City of Newport Beach Hoag MO-81 Hospital Master Plan Amendment Initial Study Department that the necessary permits have been obtained from the SCAQMD for regulated commercial equipment incorporated within each phase. An air quality analysis shall be conducted prior to each phase of development for the proposed mechanical equipment contained within that phase that identifies additional criteria pollutant emissions generated by the mechanical equipment to be installed in the phase. , For Mitigation Measure 38, a revision to item g is proposed to cross reference Mitigation Measure 30, which pertains to bus turnouts (Section XV, Transportation/Circulation). As discussed in Section XV, the location and design of bus turnouts is within jurisdiction of the Orange County Transportation Authority (OCTA). 38. Prior to the issuance of grading and building permits for each phase of Master Plan development, the Project Sponsor shall provide evidence that site plans incorporate the site development requirements of Ordinance No. 91-16, as appropriate, to the Traffic Engineering Division and Planning Department for review and Planning Commission approval. Requirements outlined in the Ordinance include: a. A minimum of five percent of the provided parking at new facilities shall be reserved for carpools. These parking spaces shall be located near the employee entrance or at other preferred locations. b. A minimum of two bicycle lockers per 100 employees shall be provided. Additional lockers shall be provided at such time as demands warrants. c. A minimum of one shower and two lockers shall be provided. d. Information of transportation alternatives shall be provided to all employees. e. A rideshare vehicle loading area shall be designated in the parking area. f. The design of all parking facilities shall incorporate provisions for access and parking of vanpool vehicles. g. Bus stop improvements shall. be coordinated with the Orange County Transportation Authority, consistent with the requirements of Mitigation Measure 30. tFaRsit exisW OF as aRtiGipated to exist within five yeaFs. The exact number of each of the above facilities within each phase of the Master Plan shall be determined by the City during review of grading and building permit applications for each phase. The types and numbers of facilities required of each phase will reflect the content of the Ordinance at the time that a permit application is deemed complete by the Planning Department. The following mitigation measure was adopted as a part of Final EIR No. 142 and has been implemented. This mitigation measure would no longer need to be tracked through mitigation monitoring. R:1ProjectslNewport1J0081NOP%IniGal Study-041405.doe 19 City of Newport Beach • Hoa*octal Hospital Master Plan Amendment Initial Study 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. In addition, the Mitigation Measure 109 is proposed for deletion. When Final EIR No. 142 was certified in 1992, there was not a certified Air Quality Management Plan (AQMP). Therefore, a wide range of mitigation measures were identified in an effort to ensure the maximum amount of mitigation feasible. Since that time, the AQMP has been certified and the specific mitigation measures have been identified. Other mitigation measures (listed above) have been identified to address construction projects; however, stationary equipment is not a contributor to construction emissions. 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 d) Expose sensitive receptors to substantial pollutant concentrations? Potentially Significant Impact. The potential for carbon monoxide concentrations that could adversely affect sensitive receptors in the project area will be determined as a part of the Supplemental EIR. The following measure was adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment project. Previously Adopted Mitigation Measure When Final EIR No. 142 was certified in 1992 there was not a certified Air Quality Management Plan (AQMP). The AQMP (Appendix C) contains Localized Significance Threshold Mass Rate Look -Up Tables. These tables have been developed as a screening mechanism to determine if carbon monoxide hot spot modeling is required. If a project fits within the parameters listed in the table, then further analysis is not required. Mitigation Measure 121 is being modified to reflect the incorporation of these tables in the AQMP. Modifications to the measure are shown in strike -out (deleted text) and italics (new text). 121. Prior to issuance of a grading permit for each individual phase of development, the Project Sponsor shall sew determine if the project is consistent with the parameters contained the AQMP Localized Significance Threshold Mass Rate Look -Up Tables (Appendix C of the AQMP) for carbon monoxide. If the project is consistent with these provisions, no further carbon monoxide modeling is required. If the project exceeds these thresholds, a CO hot spot analysis for the subject phase of development will be prepared. This analysis shall utilize the EMFAC7EP emission factor program for the buildout year of the subject phase of development and the CALINE4 CO hot spot model or the model recommended for such analysis at that time. The results of this analysis shall be submitted to the City of Newport Beach Planning Department for review. City staff will verify consistency with the results of the project buildout CO analysis. R:%ProjeasWewportU0081NOPUn!Ual Study-041405.doc 20 City of Newport Beach Hoag Mo-al Hospital Master Plan Amendment Initial Study e) Create objectionable odors affecting a substantial number of people? Less Than Significant Impact Hoag Hospital uses do not generate significant odors. No significant impacts would be anticipated; this issue will not be addressed in the Supplemental EIR. IV. BIOLOGICAL RESOURCES —Would the amendment to the Hoag Hospital Master Plan Project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? or b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? or c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? or d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of native wildlife nursery sites? or e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinances? or f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No Impact Final EIR No. 142 identified limited biological resources, including wetlands, on the site. However, as a result of construction of facilities consistent with the Hoag Hospital Master Plan and Final EIR No. 142, those resources have been removed. Mitigation measures were adopted as part of the Final EIR that reduced the impact to a level of less than significant. These measures, which are listed below, have been fully implemented and no longer need to be carried forward. Additionally, on February 23, 2005, a qualified biologist conducted a field review of the project site to evaluate resources on the site. The findings were that Hoag Hospital is a developed site and supports minimal decorative landscaping. As a result, the project site supports habitat that is of low value for wildlife. There are no plant or wildlife species expected to occur on the project site that are considered sensitive at either the federal, state, or local level. The project site is not part of any wildlife movement corridor. There are no riparian or wetland habitats, or any other environmentally sensitive habitat areas. Implementation of the project would not result in a decrease in the diversity of species or number of plants or animals, or a reduction in the number of unique, rare, or endangered plant or animal species, or conflict with provisions of Orange County Natural Community R:%ProjectsWewport0008WOP►initial Study-041405.doc 21 City of Newport Beach Hoa4l�orial Hospital Master Plan Amendment Initial Study Conservation Plan Program, or any other habitat conservation plan. Further, the project will result in the removal of only non-native landscaping, which would be replaced by "project landscaping. Because of the limited vegetation impacts, no significant impacts to animal life are expected. As the project will have no impacts on wildlife as defined in the Fish and Game Code §711.2, the project will not contribute to potential cumulative development impacts to such wildlife. Therefore, the topic of Biological Resources will not be addressed in the Supplemental EIR. The following measures were adopted as a part of Final EIR No. 142 and have been fully implemented. The following measures do not need to be carried forward: Previously Adopted Mitigation Measures 16. The federal wetland regulations and requirements shall be reviewed by the City and the Project Sponsor at the time the proposed work is undertaken, and the project shall comply with all applicable laws concerning removal and mitigation of wetland at the time, as required by the U.S. Army Corps of Engineers and the California Coastal Commission. If this review results in a finding by the Resources Agencies involved in the permit process that mitigation is required for impacts to the 1.07 acres of wetlands dominated by pampas grass, such mitigation will be accomplished as part of the mitigation required for impacts to sensitive wetland plant communities (Mitigation Measures 17 and 18). 17. The Project Sponsor shall prepare a comprehensive restoration and management plan for the wetland mitigation site as required by law. This plan will be submitted to the following agencies for their review and approval/ concurrence prior to issuance of grading and/or building permits for Master Plan development. • U.S. Army Corps of Engineers • U.S. Fish and Wildlife Service • California Department of Fish and Game • City of Newport Beach 18. The resulting final mitigation plan shall be approved as part of the Coastal Development Permit for the project. The plan shall also be approved as part of the Corps Section 404 Permit and Streambed Alteration Agreement, if applicable. A wetland mitigation plan approved by the appropriate agencies shall be submitted to the City of Newport Beach prior to issuance of grading and/or building permits for Master Plan development in any areas affecting wetlands. 19. The plan will be consistent with the following provisions: • The amount of new wetlands created under the mitigation plan shall be at least 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 communities impacted by the project. R:%Projects%NewportO008WOPUnitial Study-047405.doc 22 City of Newport Beach • Hoag M*al Hospital Master Plan Amendment Initial Study The wetlands created shall not decrease the habitat values of any area important to maintenance of sensitive plant or wildlife populations. • The wetland mitigation planning effort will take into consideration creation of 0.2 acre of salt grass habitat suitable for use by wandering skipper; such consideration would be dependent on the nature of the mitigation plan undertaken and whether wandering skipper could potentially occur in the mitigation area. • The plan will constitute an agreement between the applicant and the resource agencies involved. The plan shall be written so as to guarantee wetland restoration in accordance with stated management objectives within a specified time frame. The plan shall describe the applicant's responsibilities for making any unforeseen repairs or modifications to the restoration plan in order to meet the stated objectives of the plan. 20. The following detailed information will be provided by the Project Sponsor in the final mitigation plan: • Diagrams drawn to scale showing any alternatives to natural landforms; • A list of plant species 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. V. CULTURAL RESOURCES —Would the amendment to the Hoag Hospital Master Plan Project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? or No Impact. No historic resources are located on or have been identified within a 1-mile radius of the project site. The Hoag Hospital project site has been subject to three prior cultural resources investigation, including one investigation conducted at Hoag Hospital subsequent to the certification of Final EIR No. 142. No historic resources were found. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? or c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those interred outside of formal cemeteries? Less Than Significant Impact. Potential impacts on cultural resources associated with implementation of the Hoag Hospital Master Plan were addressed in Final EIR No. 142. Additionally, a records search was conducted through the South Central Coastal Information Center at California State University, Fullerton. The South Central Coastal R:1ProjectslNewport1J0081NOP11nitial Study441405.doc 23 City of Newport Beach Hoag&orial Hospital Master Plan Amendment Initial Study Information Center is a part of the California Historical Resources Information System providing records data for Orange, Los Angeles, and Ventura counties. The records search (February 22, 2005) included a review of all recorded archaeological sites within a 1-mile radius of Hoag Hospital, and included a records review of the California Points of Historical Interest, California Historical Landmarks, California Register of Historic Places, National Register of Historic Places, and California State Historic Resources Inventory. The Hoag Hospital site is developed and has been subject to ongoing demolition and construction activities. Associated with these activities, no prehistoric archaeological or paleontological resources have been noted. However, archaeological and paleontological resources can be uncovered and consequently impacted by excavation and construction activities. Any potential impacts to prehistoric archaeological and paleontological resources are expected to be mitigated to a less than significant level through implementation of the measures previously adopted for the Master Plan project. No further assessment of prehistoric archaeological and paleontological resources in the Supplemental EIR is warranted. The following measure was adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment project. Previously Adopted Mitigation Measures 21. Prior to the issuance of a grading permit, an Orange County certified archaeologist shall be retained to, and shall, monitor the grading across the project area. The archaeologist shall be present at the pre -grading conference, at which time monitoring procedures acceptable to and approved by the City shall be established, including procedures for halting or redirecting work to permit the assessment, and possible salvage, of unearthed cultural material. 22. Prior to the issuance of grading permits, an Orange County certified paleontologist shall be retained to, and shall, monitor the grading activities. The paleontologist shall be present at the pre -grading conference, at which time procedures acceptable to and approved by the City for monitoring shall be established, including the temporary halting or redirecting of work to permit the evaluation, and possible salvage, of any exposed fossils. All fossils and their contextual stratigraphic data shall go to an Orange County institution with an educational and/or research interest in the materials. VI. GEOLOGY AND SOILS -Would the amendment to the Hoag Hospital Master Plan Project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault; or R:1ProjeetslNewportUOMNOPUnitial Study-041405.doe 24 City of Newport Beach Hoag Me&l Hospital Master Plan Amendment Initial Study ii) Strong seismic ground shaking? No Impact Hoag Hospital is not in an Alquist-Priolo Zone or identified as being in an area subject to liquefaction (source: California Division of Mines and Geology). There is no visible or documented evidence of on -site conditions that could result in landsliding or slope failure. Therefore, these issues will not be addressed in the Supplemental EIR. a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury, or death involving: iii) Seismic -related ground failure, including liquefaction; or iv) Landslides? Potentially Significant Impact Unless Mitigation Incorporated. Hoag Hospital is located in a region of historic_ seismic activity. The Newport -Inglewood Fault, an active fault, and several potentially active faults, are located close to the project site. Existing and planned medical uses would be subject to groundshaking during a seismic event. The geotechnical analysis conducted as part of the Final EIR adequately addressed these potential constraints to provide the City of Newport Beach City Council with an understanding of the potential impacts associated with project implementation. Mitigation measures were adopted as part of the Final EIR to reduce these impacts to a less than significant level. In addition, the State of California has established "seismic performance" categories for older hospitals (pre-1973 local approved, non -conforming buildings) and new hospitals (post-1973 Office of Statewide Health Planning & Development [OSHPD] approved, conforming buildings). The Structural Performance Categories (SPC) are based on building age, construction type, and physical condition; Non-structural Performance Categories (NPC) are based primarily on the bracing of equipment, fire sprinkler/alarm systems, emergency power, medical gases, and communication systems. Acute care facilities are required to develop and submit a compliance plan to the OSHPD indicating the intent and actions to be taken to ensure compliance. For hospitals constructed before 1973, structural retrofits are required by the year 2008 and non-structural retrofits were to be completed by 2002. The proposed amendment to the Master Plan would not alter the type of uses proposed on the site, nor substantially increase the intensity of the uses. With the implementation of the mitigation measures adopted as part of Final EIR No. 142, no further assessment in the Supplemental EIR is required. The following measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment project. Previously Adopted Mitigation Measures 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. R:WmjectsxNewpoAu0001NORit itial Study-041405.doe 25 City of Newport Beach HoaW octal Hospital Master Plan Amendment Initial Study 2. Prior to the issuance of a grading permit, the Project Sponsor shall submit documentation to the City of Newport Beach Building Department confirming that all cut slopes shall be monitored for potential instabilities by the project geotechnical engineer during all site grading and construction activities and strictly monitor the slopes in accordance with the documentation. 3. .. Prior to the issuance of a grading permit, the Project Sponsor shall provide to the City of Newport Beach a comprehensive soil and geologic investigation and report of the site prepared by a registered grading engineer and/or engineering geologist. This report shall also identify construction excavation techniques which ensure no damage and minimize disturbance to adjacent residents. This report shall determine if there are any on -site faults which could render all or a portion of the property unsafe for construction. All recommendations contained in this investigation and report shall be incorporated into project construction and design plans. This report shall be submitted to the City for review and approval. 4. Prior to the completion of the final design phase, the Project Sponsor shall demonstrate to the City of Newport Beach Building Department that all facilities will be designed and constructed to the seismic standards applicable to hospital related structures and as specified in the then current City adopted version of the Uniform Building Code. In addition, Mitigation Measure 5 pertained to geotechnical constraints. This measure requires that prior to the issuance of grading or building permits for each phase of development, the City of Newport Beach Building Department ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of Master Plan and Environmental Impact Report, Hoag Memorial Hospital Presbyterian Campus" prepared by LeRoy Crandall Associates, June 1989, and in the report prepared pursuant to Mitigation Measure 3, are followed. Mitigation Measure 3 (identified above) requires a comprehensive soil and geologic evaluation prior to each grading permit, which would contain recommendations, based on current grading standards and associated codes. Mitigation Measure 5 is duplicative of Mitigation Measure 3 and could result in conflicts with existing codes and practices. It is recommended that Mitigation Measure 5 from Final EIR no longer apply. The measure reads as follows: 5. Prior to the issuance of grading or building permits- for each phase of development, the Building Department shall ensure that geotechnical recommendations included in "Report of Geotechnical Evaluation for Preparation of Master Plan and Environmental Impact Report, Hoag Memorial Hospital Presbyterian Campus, 301 Newport Boulevard, Newport, California" as prepared by LeRoy Crandall Associates, June 1989, and in the report prepared pursuaht to Mitigation Measure 3, are followed. b) Result in substantial soil erosion or the loss of topsoil? or c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off -site landslide, lateral spreading, subsidence, liquefaction or collapse? or R:1Projects%NewportO000 NOP%Inidal Study-041405.doc 26 City of Newport Beach • Hoag M*a/ Hospital Master Plan Amendment Initial Study d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? Potentially Significant Impact Unless Mitigation Incorporated. As identified in Final EIR No. 142, construction activities would expose soils creating the potential for short- term erosion. In accordance with county and state requirements, as individual construction projects are proposed, the project, contractor will be required to implement measures to control short-term potential siltation and erosion on and off of the site. The analysis conducted as part of Final EIR No. 142 adequately addresses the potential geotechnical constraints to provide the City of Newport Beach with an understanding of the potential impacts associated with project implementation. The proposed amendment to the Master Plan would not alter the type of uses proposed on the site or substantially increase the intensity of the uses. With the implementation of the mitigation measures adopted as part of Final EIR No. 142, these impacts would be mitigated to a less than significant level; no further assessment in the Supplemental EIR is required. The following measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment project. Previously Adopted Mitigation Measures 9. Prior to issuance of grading permits, the Project Sponsor shall ensure that a construction erosion plan is submitted to and approved by the City of Newport Beach that is consistent with the City of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: • the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. the use of sandbags to slow the velocity of or divert stormflows. • the limiting of grading to the non -rainy season. The project Sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. 6. Prior to the issuance of a grading permit, the Project Sponsor shall conduct a soil corrosivity evaluation. This evaluation shall be conducted by an expert in the field of corrosivity. This site evaluation shall be designed to address soils to at least the depth to which excavation is planned. At a minimum, at least one sample from each soil type should be evaluated. Appropriate personnel protection shall be worn by field personnel during the field evaluation. In the event soils are found to be corrosive, the source and extent of the corrosive soils shall be determined, and all buildings and infrastructure shall be designed to control the potential impact of corrosive soils over time. 7. Based on the corrosion assessment and source determination, a soils and construction material compatibility evaluation shall be undertaken, concluding with the appropriate mitigation measures and design criteria. Corrosion resistant construction materials are commonly available and shall be used where the evaluation/assessment concludes that corrosive soils conditions could adversely R:\ProjectsWewportUooewOP%IniUal Study-041405.doe 27 City of Newport Beach Hoa*orial Hospital Master Plan Amendment Initial Study impact normal construction materials or the materials used for the mitigation of subsurface gas conditions. For example, there are many elastomers and plastics, like PVC, which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees Fahrenheit. 8. Should the soil be identified as hazardous due to the severeness of their corrosivity (i.e., a pH less than 2.5), on -site remediation by neutralization shall be undertaken prior to construction. Appropriate regulatory agency approvals and permits shall also be obtained. Please also refer to Mitigation Measure 106, under the Topic of Air Quality (b). e) Have soils incapable of adequately supporting the use of septic tanks or alternative waste water disposal systems where sewers are not available for the disposal of waste water? No Impact. The proposed project does not require the use of a septic tank or an alternative wastewater disposal system. Therefore, this issue will not be addressed in the Supplemental EIR. VII. HAZARDS AND HAZARDOUS MATERIALS —Would the amendment to the Hoag Hospital Master Plan Project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less Than Significant Impact Hazardous materials are used during medical diagnosis and treatment, research, and facility operation and maintenance. Hazardous materials typically used in small quantities include chemical reagents, solvents, radioisotopes, paints, cleansers, pesticides, photographic chemicals, and biohazardous substances. Similarly, different types of hazardous wastes are generated (usually in small quantities) through these activities. The analysis conducted as part of the Final EIR No. 142 adequately address the potential impacts associated with the use of these materials to provide the City of Newport Beach with an understanding of the potential impacts associated with project implementation. Final EIR No. 142 determined that significant impacts would be mitigated to a less than significant level. In addition, current federal, state, and local regulations pertaining to the handling of such materials would apply. The proposed amendment to the Master Plan would not alter the type of uses proposed on the site or substantially increase the intensity of the uses. With the implementation of the mitigation measures adopted as part of Final EIR No. 142, no further evaluation of this topic is necessary in the Supplemental EIR. The following measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment project. Previously Adopted Mitigation Measures 83. Before the issuance of building permits, the Project Sponsor must submit plans to the City of Newport Beach demonstrating that its Hazardous Material and Waste Management Plan and its infectious Control Manual have been modified to include procedures to minimize the potential impacts of emissions from the handling, storage, hauling and destruction of these materials, and that the Project Sponsor has submitted the modified plans to the City of Newport Beach, Fire R:tProjeetSWewpWU0M0PUnitia1 Study441405.doe 28 City of Newport Beach . Hoag MJ*al Hospital Master Plan Amendment Initial Study Prevention Department, and the Orange County Health Care Agency, as required by the Infections Waste Act and AB2185/2187. 84. Project Sponsor shall continue compliance with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as comply with all new regulations enacted between now and completion of the proposed Master Plan. 85. To the satisfaction of the City building official, the Project Sponsor shall expand existing hazardous infectious, radiological disposal facilities to add additional storage areas as necessary to accommodate the additional waste to be generated by the expanded facilities. 86. The Project Sponsor shall provide evidence to the Planning Director that measures to ensure implementation and continue compliance with all applicable SCAQMD Air Toxic Rules, specifically Rules 1401, 1402, 1403, 1405 and 1415, are being carried out. 122. The methane gas facility and all building on the lower campus shall be subject to all laws and regulations applicable, including, but not limited to, the Federal Regulation contained in 29 CFR 1910, the State Health and Safety Code, Division 20, Chapter 6.9.5, and the regulations of OSHA and the National Fire Protection Association. Prior to the issuance of building permits on the lower campus, the Project Sponsor shall submit, to the Newport Beach Fire Department a compliance review report of all the above referenced laws and regulations. b) Create a significant hazard to the public or the environment through. reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less Than Significant Impact. Implementation of the Hoag Hospital Master Plan assumes that certain existing structures will be demolished and others rehabilitated/ altered. Demolition of buildings and building features could expose construction personnel, staff, patients, and visitors to asbestos -containing building materials and lead -based paint. Because many of the hospital's structures were constructed prior to the mid-1970s when asbestos -containing building materials were being manufactured and used in construction projects, demolition and rehabilitation/alteration efforts may require mitigation to prevent the release of asbestos -containing building materials into the air. The disposition of hazardous materials is subject to regulations set forth at a federal and state level. Because exposure to such materials can result in adverse health effects in uncontrolled situations, several regulations and guidelines pertaining to abatement of and protection from exposure to asbestos have been adopted for demolition activities. Regulations that will be followed during construction/demolition activities include: (1) SCAQMD Rules and Regulations pertaining to asbestos abatement (including Rule 1403), (2) Construction Safety Orders 1629 (pertaining to asbestos and 1532.1 (pertaining to lead) from Title 8 of the California Code of Regulations, Part 61, Subpart M of the Federal Code of Regulations pertaining to asbestos), and (3) lead exposure guidelines provided by the U.S. Department of Housing and Urban Development (HUD). R:1ProjeetsWewport00081NOPuniGal Study-041405.doe 29 City of Newport Beach • Hoa*octal Hospital Master Plan Amendment Initial Study In accordance with Rule 1403, any demolition work involving asbestos -containing materials must be identified and potential emissions from asbestos must be determined. In California, asbestos and lead abatement must be performed and monitored by contractors with appropriate certifications from the California DHS. In addition, Cal/OSHA has regulations concerning the use and management of such hazardous materials. Cal/OSHA enforces the hazard communication program regulations. All demolition that could result in the release of lead and asbestos must be conducted according to Cal/OSHA standards. Final EIR No. 142 notes that the Lower Campus of Hoag Hospital is located in the Newport Beach methane gas mitigation district and that methane gas is a public nuisance and public safety hazard for the Lower Campus and in the immediate vicinity of the site (Balboa Coves). To reduce the odors (hydrogen sulfide) and fire hazard (methane gas), the City of Newport Beach installed an experimental gas collection system and gas burner near Balboa Coves, with subsequent burners and wells installed in 1972 and 1976, respectively. Local effects from methane seeps included minor fires from trapped gas and economic impacts from source control measures and monitoring. Final EIR No. 142 further noted that project development in the Lower Campus could increase gas seepage. A mitigation program was approved as a part of Final EIR No. 412. As a consequence of implementation of the mitigation program, Hoag Hospital is currently constructing a cogeneration facility. One of the functions of the cogeneration facility is to collect and safely reuse methane gas, thereby mitigating safety hazards associated with the presence of methane gas. Therefore, these issues have been fully addressed in Final EIR No. 142. In addition, the project would be required to adhere to applicable procedures and regulations for the removal and disposal of these materials. The proposed amendment to the Master Plan would not alter the type of uses proposed on the site, nor substantially increase the intensity of the uses. With the implementation of the mitigation measures adopted as part of Final EIR No. 142, no further evaluation of this topic is necessary in the Supplemental EIR. The following measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. Previously Adopted Mitigation Measures 49. In the event that hazardous waste is discovered during site preparation or construction, the Project Sponsor shall ensure that the identified hazardous waste and/or hazardous materials are handled and disposed in the manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5), standards established by the California Department of Health Services, Office of Statewide Health Planning and Development, and according to the requirements of the California Administrative Code, Title 30, Chapter 22. 52. A soil gas sampling and monitoring program shall include methane and hydrogen sulfide levels. Samples shall be taken just below the depth of actual disturbance. (The individuals(s) performing this initial study may be at risk of exposure to significant- and possibly lethal- doses of hydrogen sulfide, and shall be appropriately protected as required.) R:%Projects%NewportWWMN0PUn1Ua1 Study441405.doc 30 City of Newport Beach Hoag Meal Hospital Master Plan Amendment Initial Study 53. A site safety plan shall be developed that addresses the risks associated with exposures to methane and hydrogen sulfide. Each individual taking part in the sampling and monitoring program shall receive training on the potential hazards and on proper personal protective equipment. This training shall be at least at the level required by CFR 2910.120. 54... If the analysis of the initial soil gas samples shows unacceptable levels of hazardous constituents that have the potential to pose a health risk during construction activities, additional gas collection wells shall be drilled to contain and collect the gas. 55. Continuous monitoring for methane and hydrogen sulfide' 56. A study of other hazardous constituents that may be present in quantities that pose a health risk to exposed individuals shall be prepared and evaluated prior to the initiation of the project. The constituents studied shall include compounds that are directly related to petroleum, such as benzene and toluene. 59. In the event additional gases are to be collected from newly constructed collection wells as part of a measure to reduce exposures during construction, an evaluation of the capacity and efficiency of the present flare system shall be conducted prior to connecting any new sources. 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 risk it may pose to human health prior to development. A stormwater pollution prevention plan shall be developed to reduce the risk of the transport of hazardous constituents from the site. The Hospital shall apply for coverage under the State Water Resources Control Board's General Permit for Storm Water Discharges Associated with Construction Activity and shall comply with all the provisions of the permit, including, but not limited to, the development of the SWPPP, the development and implementation of Best Management Practices, implementation of erosion control measures, the monitoring program requirements, and post construction monitoring of the system. 63. Soil samples shall be collected from the appropriate locations at the site and . analyzed for BTEX and priority pollutants; if the soils are found to contain unacceptable levels of hazardous constituents, appropriate mitigation will be required, including a complete characterization of both the vertical and horizontal extent of the contamination, and a remedial action plan shall be completed and approved by the California Regional Water Quality Control Board. The project Sponsor must demonstrate to the City of Newport Beach compliance with this measure prior to issuance of any permits for Phase I construction activities. 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 The record shows an incomplete Mitigation Measure 55; however, the provision for continuous monitoring and treatment of methane and hydrogen sulfide is contained in other measures, such as Mitigation Measures 52, 53, 58, 60, 61, 64, 66, 72, 74-76, 79, and 122. Protection from methane and hydrogen sulfide is adequately provided through these measures. R:\ProjectsXNewpWUOOMNOP%Initial Study-041405.doe 31 City of Newport Beach • Hoa*octal Hospital Master Plan Amendment Initial Study best available monitoring system, and the plans must include a preventative maintenance program for the equipment and a calibration plan and schedule. 68. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach ensuring that all structures built on the Lower Campus are designed for protection from gas accumulation and seepage based on the recommendations of a geotechnical engineer. 69. Project Sponsor shall submit plans to the City of Newport Beach indicating where gas test boring will be drilled under each proposed main building site once specific building plans are complete. Such testing shall be carried out, and test results submitted to the City's building official, prior to issuance of grading permits. If a major amount of gas is detected, a directionally drilled well will be permanently completed and put into the existing gas collection system. 70. Project Sponsor shall submit plans to the Grading Engineer, City of Newport Beach, indicating that all buildings and parking lots on the Lower Campus will be constructed with passive gas collection systems under the foundations. Such a system typically consists of perforated PVC pipes laid in parallel lengths below the foundation. Riser type vents will be attached to light standards and building high points. Additionally, parking lots on the Lower Campus will contain unpaved planter areas and vertical standpipes located at the end of each length of PVC pipe. The standpipes will serve to vent any collected gas to the atmosphere. A qualified geotechnical firm shall be retained to design such systems. 71. Prior to issuance of building permits, Project Sponsor shall submit plans to the Building Department, City of Newport Beach demonstrating that all buildings on the Lower Campus are sealed from gas migration. Such sealing may be installed by the use of chlorinated polyethylene sheeting or similar approved system. All material of construction including the PVC piping and the ground lining must be evaluated for compatibility with the existing environmental conditions of the soils and/or potential gases. 72. Prior to issuance of building permits, Project Sponsor shall submit plans to the City of Newport Beach Building and Fire Departments demonstrating that all buildings on the Lower Campus will be equipped with methane gas sensors. Such sensors will be installed in areas of likely accumulation, such as utility or other seldom used rooms. Sensors can monitor on a continuous basis, and can be tied into fire alarm systems for 24-hour surveillance. 73. To avoid possible accumulation of gas in utility or other seldom used service or storage rooms, Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to issuance of building permits indicating that such rooms are serviced by the build's central air conditioning system (or an otherwise positive ventilation system that circulates and replaces the air in such rooms on a continuous basis). 74. During construction, Project Sponsor shall ensure that an explosimeter is used to monitor methane levels and percentage range. Additionally, construction contractors shall be required to have a health and safety plan that includes procedures for worker/site safety for methane. If dangerous levels of methane are discovered, construction in the vicinity shall stop, the City of Newport Beach R:1Projeets%NewportU00MNOMinitial Study-041405.doe 32 City of Newport Beach Hoag Mal Hospital Master Plan Amendment Initial Study Fire Department shall be notified and appropriate procedures followed in order to contain the methane to acceptable and safe levels. 100. The Project Sponsor shall ensure that all cut material is disposed of at either an environmentally cleared development site or a certified landfill. Also, all material exported off site shall be disposed of at an environmentally certified development cleared landfill with adequate capacity. Mitigation Measure 64, adopted as part of Final EIR 142, requires monitoring of the venting systems on the Lower Campus prior to issuance of building permits. The measure requires the findings be sent to State Department of Conservation, Division of Oil and Gas, and the Southern California Air Quality Management District for comment. However, these systems are passive vents, which are not regulated by these agencies. Only the active gas extraction plant is regulated by these agencies. The standard used for passive vents is substantially below the thresholds used by these agencies for monitoring. The portion of the mitigation measure requiring agency reporting has led to confusion regarding what the agencies are expected to do with the results when they are received. Therefore, modification to the wording of the measure is recommended. The recommended changes are shown below. Strikeout text is used to show deleted wording and italic text is used to show wording that has been added. Mitigation Measure 64 would continue to apply to the Hoag Hospital Master Plan. 64. Prior to the issuance of grading of 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 DepaFtrAeRt -of At. —Additionally, any proposed new passive vents shall be evaluated by the City Building and Fire Departments prior to the issuance of grading or building permits. In addition, the following mitigation measures were adopted with Final EIR No. 142 and have been fully implemented. These mitigation measures would no longer need to be tracked through mitigation monitoring. 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 reabandoned to the current standards. Abandonment plans will be submitted to the State Division of Oil and Gas (DOG) for approval prior to the abandonment procedures. The City's building official shall be notified that the reabandonment was carried out according to DOG procedures. 51. To further determine the source of the gas on the Lower Campus site, prior to issuance of a grading permit on the Lower Campus, Project Sponsor shall collect gas samples from the nearest fire flooding wells and at Newport Beach Townhomes and compare the gas samples to samples taken from the Hoag gas collection wells prior to site grading and construction. 57. A study shall be conducted that characterizes the wells, the influent gas, and the effluent of the flare. This study shall characterize the gas over a period of time, to allow for potential fluctuations in concentration and rate. R:1ProjedsWewpoAU0=N0PUnitia1 Study441405.doc 33 City of Newport Beach HoaWortal Hospital Master Plan Amendment Initial Study 58. A scrubber system shall be required to reduce the concentration of hydrogen sulfide in the influent gas. 60. An automatic re -light system shall be installed on the flare system to reduce the risk of a potential release of high concentration of hydrogen sulfide. The system shall be designed with an alarm system that notifies a remote location which is manned 24 hours per day. 61. A continuous hydrogen sulfide monitor that would give warning of a leak of concentrations in excess of acceptable levels shall be installed in the vicinity of the flare. 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. 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. 75. The project Sponsor may remove the flare system, contain the gas and utilize the gas for Lower Campus facilities. During the containment process Bind removal of the flare the Project Sponsor shall ensure that methane levels are monitored throughout the project area to ensure that his 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 Beach within one year of May 1992, plans to install a scrubber system to remove hydrogen sulfide from the influent to the flare. The design and construction of -the system should be in accordance with the Best Available Control Technologies, and must be in compliance with SCAQMD (District) Regulation XIII, emission offsets and New Source Review. 77. As required by the District, the Project Sponsor shall develop a sampling and analysis protocol for District approval to evaluate the impact the existing and post -scrubber emissions will have - on the ambient air quality and on possible receptor populations. The required evaluation shall include analysis for criteria and toxic pollutants, and evaluation of the potential risk associated with the emission of these pollutants (Rule 1401). Included in the plans for the design of the scrubber system should be a make-up gas source. 78 The plans for the design of the new system will include a calibration and maintenance plan for all equipment, if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluate enclosing or placing new equipment underground. 79. The Project Sponsor shall submit plans to the City of Newport Beach Building Department that demonstrate that the flare operation will be shut down within R:%Projects%Newport1J0081NOP%Initial Study-041405.doc 34 City of Newport Beach • Hoag Meal Hospital Master Plan Amendment Initial Study 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 and 76), and the effect of flare shutdown on ambient air quality. The methane gas source should be used, if engineering design allows, as a supplemental source of fuel for the Hospital's boilers. If the gas is not usable, the flare shall be relocated. 80. The plans for the design of the new system will include a calibration and maintenance plan for all equipment, and if required by the District as a permit condition, automatic shutdown devices, sensors and charts for continuous recording of monitoring, and flame arresters. The project sponsor shall evaluation 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. In addition, the following mitigation measure was adopted as part of Final EIR No. 142. While the critical care/surgery facility is not being implemented, this measure has already been implemented. Therefore, this measure would no longer apply. 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 feasible. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one -quarter mile of an existing or proposed school? No Impact There are no existing or proposed schools within '/4-mile of Hoag Hospital. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? No Impact. Hoag Hospital is listed on the Environmental Protection Agency (EPA) Facility Index System Database (FINDS). This system was developed by the EPA to be able to cross reference sites for which the EPA maintains files. Not all sites on the list have had a previous violation. For those sites where there has been a prior violation, it has been remediated. No sites with current violations are listed on the FINDS system. (Source: EDR Environmental Resources, Inc., February 22, 2005) e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? No Impact. The project site is not located within an airport land use plan or within two miles of a public airport/public use airport. No further discussion in the Supplemental EIR is required. R:1ProjeasWewportU00ti1NOPNniGal Study-041405.doc 35 City of Newport Beach • Hoa4odal Hospital Master Plan Amendment Initial Study f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? No Impact Hoag Hospital has an existing helipad. Helipads are subject to review by the California Department of Transportation Division of Aeronautics (site approval permit and helipad permit), and by the Federal Aviation Administration. No changes to the location of the helipad are proposed as a part of the project. No further discussion in the Supplemental EIR is required. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? Potentially Significant Impact Unless Mitigation Incorporated. The phased implementation of the Master Plan project would, in part, minimize disruptions to services, including the emergency response/evacuation plans. Mitigation Measure 101, adopted as a part of Final EIR No. 142, requires the preparation of a construction phasing plan to ensure that emergency access is maintained during construction activities. A study of on -site circulation will be conducted as a part of the Supplemental EIR; mitigation shall be provided, as required, to mitigate potential impacts related to emergency response and emergency evacuation. h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? No Impact. Hoag Hospital is located in an urbanized area. No wildlands are intermixed or adjacent to the site. Therefore, no exposure to people or the project site itself would result; no impacts would occur. This issue will not be addressed in the Supplemental EIR. Vill. HYDROLOGY AND WATER QUALITY —Would the amendment to the Hoag Hospital Master Plan Project: a) Violate any water quality standards or waste discharge requirements? c) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off - site? or d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner in which would result in flooding on- or off -site? or f) Otherwise substantially degrade water quality? Less Than Significant Impact. The proposed amendment to the Master Plan project is not expected to generate substantial increases in or the degradation of the quality of runoff because the site is currently developed, and with the exception of landscaping and areas currently subject to construction activities, has limited amounts of impervious surfaces. Final EIR No. 142 addressed the anticipated discharge from the project site. Additionally, the Federal Clean Water Act establishes a framework for regulating R:1ProjectsWewportU0o81NOP%Initial Study-041405.doe 36 City of Newport Beach • Hoag Meal Hospital Master Plan Amendment Initial Study potential surface water quality impacts, mandating sewage treatment, and regulating wastewater discharges, and requires communities and industries to obtain National Pollutant Discharge Elimination System (NPDES) permits to discharge storm water to urban storm sewer systems. The NPDES program is administered by the California Regional Water Quality Control Boards (RWQCB). The Santa Ana Regional Water Quality Control Board (SARWQCB) issued the third term NPDES permit (Order No. R8- 2002-0010) governing the public storm drain system discharges in Orange County from the storm drain systems owned and operated by the County of Orange and Orange County cities (collectively "the Co-permittees") in January 2002. This permit would regulate storm water and urban runoff discharges from proposed development to constructed storm drain systems in the project area dedicated to the City of Newport Beach. The NPDES permit specifies requirements for managing runoff water quality from new development and significant redevelopment projects, including specific sizing criteria for treatment Best Management Practices (BMPs). To implement the requirements of the NPDES permit, the Co-permittees have developed a 2003 Drainage Area Management Plan (DAMP) that includes a New Development and Significant Redevelopment Program. This New Development and Significant Redevelopment Program provides a framework and a process for following the NPDES permit requirements and incorporates watershed protection/storm water quality management principles into the Co-permittees' General Plan process, environmental review process, and development permit approval process. The New Development and Significant Redevelopment Program includes a Model Water Quality Management Plan (WQMP) that defines requirements and provides guidance for compliance with the NPDES permit requirements for project specific planning, selection, and design of BMPs in new development or significant redevelopment projects. It is anticipated that the implementation of appropriate point -source structural and non-structural Best Management Practices (BMPs) consistent with the DAMP will ensure compliance with these plans. The proposed amendment to the Master Plan would not alter the type of uses proposed on the site, nor substantially increase the intensity of the uses. With the implementation of the mitigation measures .adopted as part of Final EIR No. 142 and standard regulations associated with the NPDES, the project would not violate water quality standards. No further evaluation of this topic is necessary in the Supplemental EIR. b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g. the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted)? Less Than Significant Impact Hoag Hospital is located outside the main groundwater basin of the Orange County Coastal Plain. Perched groundwater is present in the terrace deposits on the slope of the Lower Campus, at the contact between the marine deposits and Monterey Formation that outcrops at the base of the slope. Ponding of water has been observed at the toe of the slope. Groundwater has been observed in borings at 26 to 44 feet below the ground surface. The presence of groundwater has not been noted in the Upper Campus. Development in the Lower Campus may require a construction dewatering and subdrain system. A NPDES discharge permit would be required for the discharge of any R:%ProjectsWewportUOottwOP\Initial Study-041405.doe 37 City of Newport Beach 0 Hoag&onal Hospital Master Plan Amendment Initial Study groundwater. , Final EIR No. 142 determined that potentially significant impacts to groundwater could be mitigated to a level considered less than significant. Mitigation measures adopted as part of Final EIR 142 associated with groundwater and water quality would still apply. This issue will not be addressed further in the Supplemental EIR. The following measure was adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment project. Previously Adopted Mitigation Measures 13. Prior to the completion of final construction plans for each phase of Lower Campus development, the Project Sponsor shall submit a comprehensive geotechnical/hydrologic study to the City of Newport Beach Building Department, which includes data on groundwater. This study shall also determine the necessity for a construction dewatering program and subdrain system. Since the certification of Final EIR No. 142, modifications to how the NPDES permit is administered have been adopted. The State Resources Board is responsible for issuance of the NPDES permit and the RWQCB is responsible for monitoring, if deemed necessary by the permit. Changes to Mitigation Measure 14 are hereby incorporated to reflect this administrative process. The recommended changes are shown below. Strikeout text is used to show deleted wording and italic text is used to show wording that has been added. This measure would continue to apply to the Hoag Hospital Master Plan. 14. Prior to the completion of final building construction plans for each phase of Lower Campus development, the Project Sponsor shall prepare and submit a construction stormwater National Pollution Discharge Elimination System (NPDES) General Permit for stormwater discharge associated with construction activity (Construction General Permit, 99-08-DWQ) and Notice of Intent (NOI) to obtain the required coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity. Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation, but does not include regular maintenance activities performed to restore the original line, grade, or capacity of the facility. The NOI, site plan, and check in an amount specified by the most current fee schedule shall be sent to the State Water Resource Control Board (SWRCB). The SWRCB will send a Waste Discharger Identification (WDID) to the project sponsor and the Regional Water Quality Control Board Santa Ana Region for use during site inspection, if needed. R:\Projects%NewponUOOffiNOPltnitial Study-041405.doc 38 City of Newport Beach • Hoag Mel Hospital Master Plan Amendment Initial Study e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Potentially Than Significant Unless Mitigation Incorporated. Final EIR No. 142 addressed potential changes in drainage patterns and increased runoff associated with implementation of the Master Plan and noted that there was adequate capacity in the drainage system to serve Master Plan buildout. These issues have been fully addressed in Final EIR No. 142. The proposed amendment to the Master Plan would not alter the type of uses proposed on the site or substantially increase the intensity of the uses. Therefore, the drainage patterns and flows would not be substantially different from what was previously addressed in the Final EIR. With the implementation of the mitigation measures adopted as part of Final EIR No. 142, no further evaluation of this topic is necessary in the Supplemental EIR Previously Adopted Mitigation Measures 9. Prior to issuance of grading permits, the Project Sponsor shall ensure that a construction erosion plan is submitted to and approved by the City of Newport Beach that is consistent with the City -of Newport Beach Grading Ordinance and includes procedures to minimize potential impacts of silt, debris, dust and other water pollutants. These procedures may include: • the replanting of exposed slopes within 30 days after grading or as required by the City Engineer. • the use of sandbags to slow the velocity of or divert stormflows. • the limiting of grading to the non -rainy season. The project Sponsor shall strictly adhere to the approved construction erosion control plan and compliance shall be monitored on an on -going basis by the Newport Beach Building Department. 10. Prior to the issuance of grading permits, the Project Sponsor shall submit a landscape plan which includes a maintenance program to control the use of fertilizers and pesticides, and an irrigation system designed to minimize surface runoff and overwatering. This plan shall be reviewed by the Department of Parks, Beaches and Recreation and approved by the City of Newport Beach Planning Department. The Project Sponsor shall install landscaping in strict compliance with the approved plan. 11. The Project Sponsor shall continue the current practice of routine vacuuming of all existing parking lots and structures and shall also routinely vacuum all future parking lots and structures at current frequencies. Upon implementation of the County of Orange Storm Water Master Plan, routine vacuuming shall be done in accordance with the requirements specified in the plan. 12. Upon completion of final building construction plans, and prior to the issuance of a grading permit for each phase of development, the Project Sponsor shall ensure that site hydrological analyses are conducted to verify that existing drainage facilities are adequate. The applicant shall submit a report to the City of Newport Beach Building Department for approval, verifying the adequacy of the R:1ProjeetslNewport%JDG NOP11nitial SWdy*41405.doc 39 City of Newport Beach • Hoe modal Hospital Master Plan Amendment Initial Study proposed facilities and documenting measures for the control of siltation and of erosive runoff velocities. 15. Project Sponsor shall strictly comply with its Hazardous Material and Waste Management Program and its Infectious Control Manual for all new activities associated with the proposed Master Plan, as well as strictly comply with all new regulations enacted between now and completion of the proposed Master Plan development. Please also refer to Mitigation Measure 9 under Geology and Soils (d) and Mitigation Measure 106, under the Topic of Air Quality (b). g) Place housing within a 100-year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? No Impact There is no existing housing at Hoag Hospital; no housing is proposed as a part of the project. h) Place within a 100-year flood hazard area structures which would impede or redirect flood flows? No Impact Final EIR No. 142 states the neither the Lower Campus nor the Upper campus are located in a 100-year flood zone. No impacts would occur and no further discussion of this topic is required. i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? No Impact. Based on the July 2003 study prepared by Earth Consultants International for the City of Newport Beach, the project site would not be subject to inundation by a tsunami even with extreme high tide conditions. The site would also not be subject to inundation as a result of dam failure. IX. LAND USE AND PLANNING —Would the amendment to the Hoag Hospital Master Plan Project: a) Physically divide an established community? or c) Conflict with any applicable habitat conservation plan or natural community conservation plan? No Impact. The site is currently developed with medical facilities, and will not displace any land uses unrelated to the existing Hoag Hospital facilities. Further, the project site is not in or contiguous to the natural community conservation plan area. No analysis of this issue is required in the Supplemental EIR. R:tProjeets%NewportU005WOP%Initial Study-041405.doc 40 City of Newport Beach Hoag Mel Hospital Master Plan Amendment Initial Study b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Potentially Significant Impact The Supplemental EIR will analyze the project's compatibility with existing and planned land uses adjacent to and in the vicinity of the site, as well as consistency with applicable planning and policy documents. The Supplemental EIR will document existing land uses on the site, as well as uses surrounding the project site. A discussion of the compatibility of the project with surrounding land uses and consistency with applicable planning documents will be provided. The existing General Plan will be used as the basis for the analysis. Given that the type of uses proposed are the same as what is provided for in the Hoag Hospital Master Plan, the evaluation of compatibility will be focused on the uses immediately surrounding the project site. Final EIR No. 142 determined that the project would result in significant, unavoidable impacts on residential units contiguous to the western buildings located in the Upper Campus. The placement of hospital buildings adjacent to the existing residential units, in combination with shade and shadow and noise impacts, were considered significant and unavoidable impacts of the Master Plan project. These impacts were discussed in Final EIR No. 142. The proposed amendment to the Master Plan would not alter or make these impacts more severe. Therefore, while these issues will be addressed in the EIR, they would not constitute a new impact. No new significant impacts to the larger community would be anticipated with the modifications proposed. The following land use measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. However, minor modifications to the mitigation measures are proposed to reflect the current status of the project (i.e., the original project has been approved and the City has processed an amendment to the Local Coastal Program to reflect the future development on the Lower Campus). Strikeout text is used to show deleted wording and italic text is used to show wording that has been added. Previously Adopted Mitigation Measures 24. The proposed project is subject to all applicable requirements of the City of Newport Beach General Plan, Zoning Code and Local Coastal Program (LCP). Those requirements that are superseded by the PCDP and District Regulations are not considered applicable. The following discretionary approvals are required by the City of Newport Beach: EIR certification, adeptien of the Maste Plaa-, adoption of an amendment to the Planned Community Development Plan and District Regulations, approval of an amendment to the Development Agreement, , grading permits, and building permits for some facilities. The California Coastal DevelopmeR Commission has the discretionary responsibility to issue a Coastal Development Permit for the Lower Campus Mitigation Measure 118 was adopted as part of Final EIR No. 142; however, for projects that require issuance of a building permit by the California Office of Statewide Health Planning and Development (OSHPD), the City of Newport Beach has limited jurisdiction in the review and approval of development plans. Therefore, this measure is being revised to indicate that the City of Newport Beach will provide a letter indicating review should such documentation be requested by OSHPD. R:%Projeets%Newport00081NOP%Initial SkWy441405.doe 41 City of Newport Beach • Hoa*odal Hospital Master Plan Amendment Initial Study 118. For any building subject to the issuance of the building permit by the 9#€+se-of the State-AFGhitest California Office of Statewide Health Planning and Development •(OSHPD), Hoag Hospital shall submit to OSHPD the State AFGhmteGt a letter from the City of Newport Beach indicating that review of the sew development plans has been completed and that the plans are in compliance with all City requirements. In addition, the following mitigation measures were adopted as a part of Final EIR No. 142 and have been implemented. These mitigation measures would no longer need to be tracked through mitigation monitoring. 23. The Project Sponsor shall construct, if feasible and by mutual agreement, and maintain a fence along the common property line west of Upper Campus. The proposed design of the fence shall be reviewed and approved by the City Engineering Department. 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. X. MINERAL RESOURCES —Would the amendment to the Hoag Hospital Master Plan Project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No Impact The Hoag Hospital site does not contain any known mineral resources (source: City, of Newport Beach General Plan). Therefore, this topic will not be addressed in the Supplemental EIR. R:%ProjectsWewport%JOOMOMlnifiat Study441405.doc 42 City of Newport Beach • Hoag MeS Hospital Master Plan Amendment Initial Study A. NOISE —Would the amendment to the Hoag Hospital Master Plan Project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? or b) .. Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? or c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? or d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Potentially Significant Impact Final EIR No. 142 addressed the potential noise impacts associated with implementation of the Hoag Hospital Master Plan. However, the proposed amendment would reallocate development from the Lower Campus to the Upper Campus, which would modify the trip distribution on the road network. As a result, traffic volumes on the adjacent roadways may change. This has the potential of changing the traffic noise associated with the project. A noise study will be prepared as a part of the Supplemental EIR to address any changes in findings pertaining to noise impacts from implementation of the Hoag Hospital Master Plan. Vibration is sound radiated through the ground. The rumbling noise caused by the vibration of room surfaces is called groundborne noise. Certain demolition and construction activities, including the use of pile drivers, can generate short-term groundbome vibration. The potential for this impact will be addressed in the Supplemental EIR. The following noise measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. Previously Adopted Mitigation Measures 39. If noise levels in on -site outdoor noise sensitive use areas exceed 65 CNEL, the Project Sponsor shall develop measures that will attenuate the noise to acceptable levels for proposed hospital facilities. Mitigation through the design and construction of a noise barrier (wall, berm, of combination wall/berm) is the most common way of alleviating traffic noise impacts. 40. Prior to occupancy of Master Plan facilities, interior noise levels shall be monitored to ensure that on -site interior noise levels are below 45 CNEL. If levels exceed 45 CNEL, mitigation such as window modifications shall be implemented to reduce noise to acceptable levels. 41. Prior to issuance of a grading and/or building permit, the Project Sponsor shall demonstrate to the City that existing noise levels associated with the on -site exhaust fan are mitigated to acceptable levels. Similarly, the Project Sponsor shall demonstrate to the satisfaction of the Building Department that all noise levels generated by new mechanical equipment associated with the Master Plan are mitigated in accordance with applicable standards. R:1ProjealsXNexpoAU0081NOP11nitiai Study-W1405.dx 43 City of Newport Beach • Hoa&octal Hospital Master Plan Amendment Initial Study 42. The City of Newport Beach shall send a letter to each emergency vehicle company that delivers patients to Hoag Hospital requesting that, upon entrance to either the Upper or Lower Campus, emergency vehicles turn off their sirens to help minimize noise impacts to adjacent residents. Hoag Hospital will provide the City with a list of all emergency vehicle companies that deliver to Hoag Hospital. 111. The Project Sponsor shall ensure that all internal combustion engines associated with construction activities shall be fitted with properly maintained mufflers and kept in proper tune. 112. The Project Sponsor shall ensure that construction activities are conducted in accordance with Newport Beach Municipal Code, which limits the hours of construction and excavation work to 7:00 a.m. to 6:00 p.m. on weekdays and 8:00 a.m. to 6:00 p.m. on Saturdays. No person shall, while engaged in construction, remodeling, digging, grading, demolition, painting, plastering or any other related building activity, operate any tool, equipment or machine in a manner that produces loud noises that disturbs, or could disturb, a person of normal sensitivity who works or resides in the vicinity, on any Sunday or any holiday. 117. Use of the heliport/helipad shall be limited to emergency medical purposes or the transportation of critically ill patients in immediate need of medical care not available at Hoag Hospital. Helicopters shall, to the extent feasible, arrive at, and depart from the helipad, from the northeast, to mitigate noise impacts on residential units to the west and south. 119. Non -vehicular activities, such as the operation of the trash compactor, which occur in the vicinity of the service/access road shall be operated only between. the hours of 7:00 a.m. and 7:00 p.m. daily. The following mitigation measures were adopted as a part of Final EIR No. 142 and have been implemented. These mitigation measures would no longer need to be tracked through mitigation monitoring. 114. Rooftop mechanical equipment screening on the emergency room expansion shall not extend closer than fifteen feet from the west edge of the structure and no closer than ten feet from the edge of the structure on any other side. 115. Noise from the emergency room expansion rooftop mechanical equipment shall not exceed 55 dBA at the property line. The following mitigation measure applied to the critical care/surgery center, which will not be developed. Therefore, this measure would no longer be applicable. 120. Within one year from the date of final approval of the Planned Community District Regulations and development Plan by the California Coastal Commission, as an interim measure, the Project Sponsor shall implement an acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area. R:%PrcieatsWewportUOoawOPllnibal Study-041405.doc 44 City of Newport Beach Hoag Mdeal Hospital Master Plan Amendment Initial Study 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. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? No Impact. The project site is not located within any airport land use plan, and is located more than two miles away from a public or public use airport or private airstrip. No further assessment in the Supplemental EIR is required. f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? No Impact. The project is not located in the vicinity of a private airstrip. As previously discussed, Hoag Hospital has an existing helipad. The proposed project would not alter the location or demand for helicopter usage. Final EIR No. 142 acknowledges that increases in population, and use of hospital facilities, may result in an increased need for emergency helicopter service. Final EIR No. 142 also states that because this activity is subject to a Conditional Use Permit, it was not considered a part of the project. The amendment does not propose any substantial changes from what was addressed in Final EIR No. 142. XII. POPULATION AND HOUSING —Would the amendment to the Hoag Hospital Master Plan Project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less Than Significant Impact The proposed project would not generate a substantial growth in population beyond what was addressed in Final EIR No. 142. Final EIR No. 142 identified no impacts in terms of population, employment, or housing. The amount of additional square footage within the Hoag Hospital Master Plan is nominal. The project provides for a reallocation from the Lower to the Upper Campus and an additional 24,215 square feet of medical use on the Upper Campus. The level of development at the Hoag Hospital Campus is consistent with the City General Plan and with regional growth projections. The project does not provide excess infrastructure capacity that would support substantial population growth. The project would provide for R:%ProjectsWewportUDO 11NOMInitial Study-041405.doe 45 City of Newport Beach • HoaOnodal Hospital Master Plan Amendment Initial Study increased employment. Short-term employment opportunities would be available during construction although it is anticipated that these employment opportunities could be filled by the local labor pool. With the overall growth in the size of the facilities at Hoag Hospital, there would be an increase in long-term employment opportunities although this would be expected to be nominal. Although not expected to be significant, the potential for growth inducement on the remaining land on the Hoag Hospital site will be addressed in the Supplemental EIR. b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? or c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No Impact. There is no existing or planned housing at Hoag Hospital. Therefore, no housing or persons will be displaced as a part of the implementation of the proposed Master Plan project. Because the project boundaries are the same as the existing facility, no impacts would occur. This issue will not be addressed in the Supplemental EIR. XIII. PUBLIC SERVICES a) Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: Fire Protection? Police Protection? Potentially Significant Impact The redistribution of development on the site may result in greater traffic volumes at key intersections. The Supplemental EIR will address the potential effects of redistribution of traffic on emergency service access to the site. The following measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. Previously Adopted Mitigation Measures 91. Prior to the issuance of grading permits, emergency fire access to the site shall be approved by the City Public Works and Fire Department. 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. Schools? No Impact. The change in intensity of the Upper Campus would not result in impacts to schools. The project is not proposing any uses that would generate additional students. R:\ProjectMNewportU000WOP\IniGal Study-041405.dx 46 City of Newport Beach Hoag Mal Hospital Master Plan Amendment Initial Study Parks? No Impact. As a part of the Master Plan, a 0.28-acre public view park, Sunset View Park, and a 0.52-acre linear view park were provided. The park was provided as a project amenity to the community. No impacts were identified in Final EIR No. 142. The limited additional square footage requested as a part of the project (24,215 square feet) would not result in any new significant impacts. Other Public Facilities? No Impact. The project would not be expected to have impacts to other public facilities. No impacts were identified in Final EIR No. 142; the limited additional square footage associated with the proposed project is not expected to result any new significant impacts. XIV. RECREATION a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment? No Impact. As previously noted, as a part of the Master Plan, a 0.28-acre public view park, Sunset View Park, and a 0.52-acre linear view park was provided. The park was provided as a project amenity to the community. No impacts were identified in Final EIR No. 142. The limited additional square footage requested as a part of the project (24,215 square feet) would not result in any new significant impacts. The following mitigation measure was adopted and has been implemented. This mitigation measure would no longer need to be tracked through mitigation monitoring. 47. Prior to issuance of building or grading permits, the Project Sponsor shall make an irrevocable offer to dedicate and grade the proposed linear and consolidated view park as identified in the project description (Figure 3.2.1). The Project Sponsor will dedicate land for a 0.28-acre consolidated view park and a 0.52-acre linear view park. XV. TRANSPORTATION/CIRCULATION—Would the amendment to the Hoag Hospital Master Plan Project: a) Cause an increase in traffic which is substantial in relation to the existing traffic load and capacity of the street system (i.e., result in a substantial increase in either the number of vehicle trips, the volume to capacity ratio on roads, or congestion at intersections)? or b) Exceed, either individually or cumulatively, a level of service standard established by the county congestion management agency for designated roads or highways? R:1Projects%Newport00081NOP%Initial Study-N1405.doc 47 City of Newport Beach • Hoagoodal Hospital Master Plan Amendment Initial Study Potentially Significant Impact. The project has the potential to generate short-term construction -related and long-term operational traffic. A traffic study will be prepared to evaluate implementation of the Hoag Hospital Master Plan project. The traffic study is anticipated to include the following components: 1) identification of existing traffic conditions on the project site and in the traffic study area; 2) evaluation of existing conditions with buildout of the Master Plan; 3) evaluation of future traffic conditions with the addition of cumulative projects but without the proposed project; and 4) evaluation of future traffic conditions with the addition of cumulative projects and the proposed project. The following traffic measures were adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. Previously Adopted Mitigation Measures 25. Subsequent to completion of Phase I of the project, the Project Sponsor shall conduct a Traffic Phasing Ordinance (TPO) analysis for each phase of Master Plan development. The analysis shall identify potential intersection impacts, the proposed project traffic volume contributions at these impacted intersections, and the schedule for any intersection improvements identified as necessary by the study to insure a satisfactory level of service as defined by the TPO. This report shall be approved by the City prior to commencement of that phase of construction. 28. The Project Sponsor shall continue to comply with all applicable regulations adopted by the South Coast Air Quality Management District that pertain to trip reductions such as Regulation 15. 29. The project shall comply with the City of Newport Beach Transportation Demand Management Ordinance approved by the City Council pursuant to the County's Congestion Management Plan. 33. Prior to issuance of precise grading permits for the phase of Master Plan development that includes new, or modifications to existing, internal roadways (other than service roads), the Project Sponsor will prepare an internal circulation plan for submittal to and approval by the Director of Public Works that identifies all feasible measures to eliminate internal traffic congestion and facilities ingress and egress to the site. All feasible measures identified in this study shall be incorporated into the site plan. 35. As each phase of the Master Plan is constructed, the Project Sponsor shall provide each new employee a packet outlining the available ridesharing services and programs and the number of the Transportation Coordinator, All new employees shall be included in the yearly update of the trip reduction plan for Hoag Hospital in compliance with the City of Newport Beach Trip Reduction Plan.2 101. 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 2 The mitigation measure has been updated to reflect the City's Trip Reduction Plan. The original mitigation measure stated, "all applicable regulations adopted by the Southern California Air Quality Management District that pertain to trip reductions such as Regulation 15." Since the project was approved, the South Coast Air Quality Management District has delegated the development and implementation of trip reduction plans to the local jurisdictions. R:%ProjeetslNewport00001NOP11niGal Study441405.doo 48 City of Newport Beach Hoag Mel Hospital Master Plan Amendment Initial Study development. This plan would identify the estimated number of truck trips and measures to assist truck trips and truck movement in and out of the local street system (i.e., flagmen, signage, etc.). This plan shall consider scheduling operations affecting traffic during off-peak hours, extending the construction period and reducing the number of pieces of equipment used simultaneously. The plan will be reviewed and approved by the City Traffic Engineer prior to issuance of the grading permit. 102. The Project Sponsor shall ensure that all haul routes for import or export materials shall be approved by the City Traffic Engineer and procedures shall conform with Chapter 15 of the Newport Beach Municipal Code. Such routes shall be included in the above construction traffic plan. 103. The Project Sponsor shall provide advance written notice of temporary traffic disruptions to affected area business and the public. This notice shall be provided at least two weeks prior to disruptions. 104. The Project Sponsor shall ensure that constructions activities requiring more than 16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited between June 1 and September 1 to avoid traffic conflicts with beach and tourist traffic. At all other times, such activities shall be limited to 25 truck (i.e., multiple axle vehicle) trips per hour unless otherwise approved by the City traffic engineer. Haul operations will be monitored by the Public Works Department and additional restrictions may be applied if traffic congestion problems arise. 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. Mitigation Measure 27 stated, "Subsequent to completion of Phase I Master Plan development, the Project Sponsor shall conduct a project trip generation study to be reviewed and approved by the City Traffic Engineer. This study shall analyze whether the traffic to be generated by the subsequent phases of development (Phases II and III) will exceed 1,856 PM peak hour trips when added to the trips generated by the existing (including Phase 1) Hoag Hospital development. This study shall be conducted prior to the issuance -of any grading or building permits for Phase II or III development." Updating of this measure to reflect the Traffic Phasing Ordinance requirements is recommended; therefore, the following wording will apply to the Hoag Hospital Master Plan: 27. For each phase of Master Plan development, the Project Sponsor shall conduct a project trip generation study prepared in accordance with .the Traffic Phasing Ordinance (TPO) guidelines and to be reviewed and approved by the City Traffic Engineer. In addition, the following mitigation measure was adopted as part of Final EIR No. 142. Mitigation Measure 26 applied to Phase I of the project, which has been implemented. Further tracking of this mitigation measure through the mitigation monitoring program is no longer necessary. New traffic analysis is required for all phases subsequent to R:1Proje0sWewpon1J00M0P11nida1 Sk*441405.doe 49 City of Newport Beach SHoa*octal Hospital Master Plan Amendment Initial Study Phase I in compliance with the City Traffic Phasing Ordinance. Therefore, the following measure would not be applicable to the proposed Master Plan amendment project: 26. Prior to issuance of building permits for Phase I of the project, the Project Sponsor shall conduct a project trip generation study, which shall be reviewed and approved by the City Traffic Engineer. This study shall determine if the traffic to be generated by existing plus Phase I development will not exceed 1,338 PM peak hour traffic trips. In the event the Traffic Engineer determines that existing plus Phase I development will generate more than 1,338 PM peak hour trips, the project shall be reduced in size or the mix of land uses will be altered to reduce the PM peak hour trips to, at, or below 1,338. Mitigation Measure 31 has been implemented. Additionally, Mitigation Measure 34 is redundant to Mitigation Measure 24 and the TPO requirements. Therefore, these measures no longer need to be monitored: 31. Prior to issuance of a grading permit for any of the proposed Master Plan facilities, the Project Sponsor shall implement a program, approved by the City Traffic Engineer, that monitors and manages usage of the Upper and Lower Campus service roads during non -working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e., 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by hospital employees, physicians, patients and visitors during non -working hours, and other methods by which to restrict use. The hospital shall also request that vendors not deliver (i.e., scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program shall be submitted to the City for review prior to issuance of the grading permit. If the results indicate that such controls do not significantly impact the operations of the hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures would be investigated at the time to reduce service road impacts to the adjacent residential units. 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. c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? or d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g. farm equipment)? or R:%Projects%NewporHJDOMNOPtlnitial Study-041405.doc 50 City of Newport Beach . Hoag Mehl Hospital Master Plan Amendment Initial Study e) Result in inadequate emergency access? Less Than Significant Impact. No changes are proposed in the Master Plan project that would result in unsafe conditions to motorists or pedestrians due to design features or incompatible uses. A study of on -site traffic circulation will be conducted as a part of the Supplemental EIR; mitigation shall be provided, as required, to mitigate potential impacts to emergency access. The following measure was adopted as a part of Final EIR No. 142 and would apply to the proposed Master Plan amendment. Previously Adopted Mitigation Measure 95. Prior to issuance of building permits, the Project Sponsor shall demonstrate to the City Fire Department that all existing and new access roads surrounding the project site shall be designated as fire lanes, and no parking shall be permitted unless the accessway meets minimum width requirements of the Public Works and Fire Departments. Parallel parking on one side may be permitted if the road is a minimum 32 feet in width. Also see Mitigation Measure 91 under Public Services. f) Result in inadequate parking capacity? Less Than Significant Impact In accordance with the Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations (adopted on May 26, 1992, as amended) all parking for the hospital must be provided on the site in surface lots, subterranean lots, and/or parking structures. Parking requirements are as set forth in the Planned Community Development Criteria and District Regulations. The proposed amendments would not alter the parking requirements associated with implementation of the proposed Master Plan project. Previously Adopted Mitigation Measures 32. Prior to issuance of approvals for development phases subsequent to Phase I, the applicant shall submit to the City Traffic Engineer for his/her review and approval, a study that identifies the appropriate parking generation rates. The findings of this study shall be based on empirical or survey data for the proposed parking rates. g) Conflict with adopted policies, plans, or programs supporting alternative transportation (e.g., bus turnouts, bicycle racks)? No Impact. Final EIR No. 142 noted that implementation of the Hoag Hospital Master Plan would contribute to an increased demand for public transit. Although Final EIR No. 142 did not consider this to be a significant impact, Mitigation Measure 30 was incorporated to ensure accessibility of transit service for employees, visitors, and patrons of Hoag Hospital. The proposed project would not conflict with any adopted policies supporting alternative transportation. This issue was adequately addressed in Final EIR No. 142 and will not be further evaluated in the Supplemental EIR. The following mitigation measure was adopted as part of the Final EIR No. 142. Minor modification to the wording of the measure is recommended to reflect that OCTA, not the RAProjectMewport00001NOPUnitial Study-041405.doc 51 City of Newport Beach SHoagl�norial Hospital Master Plan Amendment Initial Study City would determine the location for bus turnouts. The recommended changes are shown below. Strikeout text is used to show deleted wording and italic text is used to show wording that has been added. This measure would continue to apply to the Hoag Hospital Master Plan, and would apply to the project, as amended. Previously Adopted Mitigation Measures 30. In order to ensure accessibility to the available transit services for employees, visitors and patrons of the Hospital, the following transit amenities shall be 'incorporated into the Master Plan project: Bus turnouts shall be installed if-,-apA-as required by the City Traffic Engineer after City consultation with OCTA, at all current bus stop locations adjacent to the project site. Bus turnouts shall be installed in accordance with standard design guidelines as indicated in OCTA's Design Guidelines for Bus Facilities. Please also refer to Mitigation Measures 38 and 108 as identified in (a) above. XVI. UTILITIES AND SERVICE SYSTEMS —Would the amendment to the Hoag Hospital Master Plan Project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? or b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? or c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects and/or would the project include a new or retrofitted storm water treatment control Best Management Practice (BMP), (e.g. water quality treatment basin, constructed treatment wetlands), the operation of which could result in significant environmental effects (e.g. increased vectors and odors)? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which services or may serve the project that has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less Than Significant Impact. Final Program EIR No. 142 addressed potential impacts to utility and service systems. The document noted that there was adequate water supply to serve build out of the Master Plan project. Service connections would be taken from the existing 16-inch City water main that runs east -west in a dedicated City easement on the residential side of the property line. Connections are private lines. Further, Final Program EIR No. 142 noted that there is a sewer line in West Coast Highway to serve the project. The potential need to expand the existing 15-inch City sewer trunk main was identified and addressed in Final EIR No. 142. R:%ProjectsWewport00081NOPUnitial Study-041405.doc 52 City of Newport Beach • Hoag Me0l Hospital Master Plan Amendment Initial Study The following mitigation measure was adopted as part of the Final EIR No. 142 and would apply to the project, as amended. Previously Adopted Mitigation Measures 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. f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? or g) Comply with federal, state, and local statues and regulations related to solid waste? Less than Significant Final EIR No. 142 did not identify any significant impacts with regarding the ability to provide adequate disposal capacity for municipal solid waste and infectious waste material. The project would not substantially alter the amount of solid waste being generated by the project. New regulations pertaining to solid waste disposal have been implemented since the certification of Final EIR No. 142. The California Integrated Waste Management Board requires that all counties have an approved Countywide Integrated Waste Management Plan (CIWMP). To be approved, the CIWMP must demonstrate sufficient solid waste disposal capacity for at least fifteen . years, or identify additional capacity outside of the county's jurisdiction. -Orange County's CIWMP, approved in 1996, contains future solid waste disposal demand based on the County population projections adopted by the Board of Supervisors. The Orange County landfill system has capacity in excess of 15 years. Though no significant impact is anticipated as a result of the project, the following new mitigation measure would apply to the project to further reduce impacts on County land fills. New Mitigation Measure During project construction, the contractor shall be required, to the extent practicable, to take concrete and asphalt from project demolition to an off site recycling location to minimize impacts to existing landfills. The contractor shall provide the City of Newport Beach Building Department verification that the materials have been recycled. References Environmental Data Resources, Inc. February 22, 2005. EDR Site Report for 1 Hoag Drive, Newport Beach, California. Prepared for the BonTerra Consulting, Costa Mesa, California. LSA Associates, Inc. 1992. Final Environmental Impact Report No. 142 for Hoag Hospital Master Plan, SCH #89061429. Prepared for the City of Newport Beach, California. RAProjeetMewport00081NORInidal Study441405.doc 53 City of Newport Beach A Hoa*orial Hospital Master Plan Amendment Initial Study Newport Beach, City of. October 24, 1988, as amended. Land Use Element of the City of Newport Beach. Newport Beach, City of. May 26, 1992. Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations. South Central Coastal Information Center. February 22, 2005. Hoag Hospital Records Search. Prepared for BonTerra Consulting, Costa Mesa, California. R:1ProjectsWewportWOMNOPUnitial Study441405.dac 54 City of Newport Beach NOTICE OF PREPARATION April 8, 2005 To: Reviewing Agencies and Other Interested Parties From: Patricia Temple, City of Newport Beach Planning Director Subject: Hoag Hospital Master Plan Amendment The purpose of this notice is: (1) to serve as the Notice of Preparation to potential "Responsible Agencies" as required by the California Environmental Quality Act Section 15082; and (2) to advise and solicit comments and suggestions regarding the preparation of the Supplemental Environmental Impact Report (SEIR), environmental issues to be addressed in the SEIR, and any related issues from interested parties other than potential "Responsible Agencies," including interested or affected members of the public. The City of Newport Beach, as Lead Agency, requests that any potential Responsible or Trustee Agency responding to this notice respond in a manner consistent with CEQA Guidelines Section 15082(b). Pursuant to CEQA Section 21080.4, Responsible Agencies must submit any comments in response to this notice not later than 30 days after receipt. The City will accept comments from others regarding this notice through the close of business, May 9, 2005. All comments or other responses to this notice should be submitted in writing to: David Lepo, Contract Project Manager Hogle-Ireland, Inc. 42 Corporate Park Suite 250 Irvine, CA 92606 The City of Newport Beach will also accept responses to this notice by e-mail received through the close of business, May 9, 2005. If e-mail comments are submitted with attachments, it is recommended that the attachments be delivered in writing to the address specified above. The virus protection measures and variety of formats for attachments can limit the ability for the attachments to be delivered. E-mail responses to this notice may be sent to: dlepo@hogleireland.com. Project Location Hoag Hospital is an existing facility located at One Hoag Drive in the City of Newport Beach. The approximately 38-acre site is generally bounded by Hospital Road to the north, West Coast Highway to the south, Newport Boulevard to the east, and residential development and Superior Avenue to the west. Sunset View Park is a linear/consolidated park that extends along much of the northern boundary of the Lower Campus and separates the hospital from the Villa Balboa and Seafaire condominiums. A regional location map, local vicinity map, and project site map are provided as Exhibits 1, 2, and 3, respectively. Project Background In 1992, the City of Newport Beach certified the Hoag Hospital Master Plan Final EIR No. 142 for the Hoag Hospital Master Plan and adopted the "Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations" (PC Text). In 19P4, the City adopted Ordinance No. 94-8 approving "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian." The PC Text and the Development Agreement set forth the delogment standards and terms and conditions by which the Hoaa Hospital site may be developed and include maximum permissible building area, building height limits, and permitted land uses. The existing PC Text allows up to 1,343,238 square feet of medical facility and related uses on the Hoag Hospital site. Of the total 1,343,238 square feet of allowable building area, 765,349 square feet are allocated to the Upper Campus and 577,889 square feet are allocated to the Lower Campus. The PC Text does not specify building locations or specific building uses; however, permitted uses for each of the two campuses are listed in the PC Text. Permitted uses on the Lower Campus are categorized as Outpatient Services, Administration, Support Services, and Residential Care. Permitted uses on the Upper Campus are categorized as Hospital Facilities including inpatient uses, Accessory Uses, and Temporary Structures. In 2002, the City Council approved the first amendment to the PC Text. The first amendment changed the definition of "Gross Floor Area Entitlement' so that certain non -occupied building areas are not counted toward the maximum permissible building floor areas for the project site. Project Description The project consists of amendment of the "Development Agreement Between the City of Newport Beach and Hoag Memorial Hospital Presbyterian", amendment of the General Plan, and amendment of the "Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations" (PC Text). Amendment of the Development Agreement would allow the Newport Beach City Council the discretion to approve a request by Hoag Hospital to amend the Development Agreement and the PC Text to increase the maximum allowable building area on the Hoag Hospital site, provided that the increase in the maximum allowable building area is to accommodate the physical plant support functions of the previously constructed 24,215 square -foot cogeneration facility. An increase of the maximum allowable building area for the Hoag Hospital site by 24,215 square feet could be approved because the cogeneration facility does not materially increase vehicle trip generation. The Land Use Element of the General Plan currently includes Floor Area Ratios (FAR) for the Hoag Hospital site as the means to defining maximum allowable building area. Based on FAR's of 1.0 for the Upper Campus (Hoag Hospital Statistical Subarea) and 0.65 for the Lower Campus (Hoag Expansion Statistical Subarea), current General Plan maximum allowable building areas are 765,349 sq. ft. (17.57 acres X 43,560 sq. ft. X 1.0) for the Upper Campus and 577,889 sq. ft. (20.41 acres X 43,560 sq. ft. X 0.65) for the Lower Campus, a total of 1,343,238 square feet. Vacation of an unused easement by the City of Newport Beach, if approved by City Council, could add 8,603 square feet to the Lower Campus site and increase the maximum allowable building area by another 5,592 sq. ft. (8,603 sq. ft. X 0.65). Total maximum allowable building area for the Hoag Hospital site pursuant to the existing Land Use Element and including that attributable to the land area of the easement proposed to be vacated is 1,348,830 sq. ft. Amendment of the General Plan would replace Floor Area Ratios with maximum allowable building area as the means to defining maximum development permitted on the Hoag Hospital site. This would eliminate the 1.0 Floor Area Ratio (FAR) for the Hoag Hospital Statistical Subarea (Upper Campus) of the Land Use Element and the 0.65 FAR for the Hoag Expansion Statistical Subarea (Lower Campus) of the Land Use Element. In place of FAR's, an absolute, maximum allowable building area would be established for the entire Hoag Hospital site comprised of the Upper Campus and the Lower Campus. This maximum allowable building area would include that allowed by the current Land Use Element (1,343,238 sq. ft.), that 2 attributable to the land areatthe easement proposed to be vacatel5,592 sq. ft.) and 24,215 square feet attributable to the previously constructed cogeneration facility, for a total maximum allowable building area of 1,373,045 square feet for the entire Hoag Hospital site. To allow future flexibility in building placement while limiting the intensity of building on the Lower Campus, the proposed amendment to the General Plan Land Use Element would establish a maximum allowable building area on the Upper Campus of 990,349 square feet and a maximum allowable building area on the Lower Campus of 583,481 square feet. In no event, however, would the building areas of both the Upper and Lower Campuses exceed 1,373,045 square feet. The PC Text would be amended to include the maximum allowable building area of 1,373,045 square feet for the entire Hoag Hospital site and to establish maximum allowable building areas of 583,481 square feet for the Lower Campus and 990,349 for the Upper Campus consistent with the proposed General Plan Amendment. Other changes may be required in the Hoag Hospital PC Text to reflect and be consistent with changes to the Development Agreement and General Plan indicated above and/or to provide clarification of standards applicable to future development approvals. Use of a Supplemental EIR The City of Newport Beach has determined that the proposed project requires the preparation of a Supplemental EIR. CEQA Section 21166 provides that when an EIR "has been prepared for a project pursuant to this division, no subsequent or supplemental EIR shall be required by the lead or responsible agencies unless one of these events occurs. (1) Substantial changes are proposed in the project that requires major revisions to the EIR. (2) Substantial changes occur with respect to the circumstances under which the project is undertaken, which will require major revisions in the EIR. (3) New information, which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete, becomes available. This is reflected in CEQA Guidelines Section 15162 which states that a subsequent EIR is required if: (1) substantial changes are proposed in the project that require major revisions to the previous EIR because of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) substantial changes have occurred with respect to the circumstances under which the project is undertaken, which will require major revisions to the previous EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) new information of substantial importance which was not known and could not have been known with the exercise of reasonable diligence at the time the EIR was certified as complete shows any of the following: (a) the project will have one or more significant effects not discussed in the previous EIR; (b) significant effects previously examined will be substantially more severe than shown in the previous EIR, (c) mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (d) mitigation measures or alternatives which are considerably different from those analyzed -in the 3 final EIR would subs tially reduce one or more significant Sects on the environment, but the project proponents decline to adopt the mitigation measure or alternative. CEQA Guidelines Section 15163 allows a lead agency to prepare a supplement to an EIR when any of the conditions described in Section 15162 (stated above) would require the preparation of a subsequent EIR, but only minor additions or changes are necessary to make a previous EIR adequately apply to the project in the changed situation. Section 15163(b) further states, "the supplement to the EIR need contain only the information necessary to make the previous EIR adequate for the project as revised" and "the supplement may be circulated by itself without recirculating the previous draft or final EIR." Anticipated Project Approvals The City of Newport Beach would need to make the following project approvals as part of the current amendment requests: • General Plan Amendment • Planned Community Development Plan Amendment • Development Agreement Amendment In addition, prior to initiation of construction other entitlements would be required. These include: • Traffic Phasing Ordinance Analysis • Coastal Development Permit (for development on the Lower Campus) • Building Permits • Grading Permit • Water Quality Management Plan • Stormwater Pollution Prevention Plan • Demolition permit Additionally, the Development Agreement would need to be provided to the California Coastal Commission for review and approval; it should be noted that the California Coastal Commission is not a party to the original Development Agreement. Future implementation of the project would require permits and/or approvals from the following agencies: • California Coastal Commission • California Office of Statewide Health Planning and Development (OSHPD) • State Water Resources Control Board (NPDES permits) • South Coast Air Quality Management District Anticipated Schedule The Project schedule, as currently envisioned, anticipates a draft Supplement to Final EIR No. 142 to be available for public review in late summer 2005. A 45-day public review period will be provided, after which responses to comments received will be prepared. A hearing before the Planning Commission and City Council are expected at the end of 2005. Master Plan implementation is expected to be phased through the year 2015. 4 Probable Environmental Acts of the Proposed Project The Supplemental EIR will focus on those areas that may be affected by the proposed amendment to the Master Plan. The Final EIR will be relied upon for those topical areas where there have been no substantial changes since the previous EIR was certified and would not be affected by the proposed project. Topical areas to be addressed in the Supplemental EIR include: • Aesthetics • Air Quality • Land Use • Noise • Public Services (police and fire services) • Transportation/Traffic The attached Environmental Checklist identifies the evaluation of environmental issues that will be addressed in the SEIR. Conclusion The City of Newport Beach requests your careful review and consideration of this notice, and it invites any and all input and comments from interested agencies and persons regarding the preparation of the proposed SEIR. CITY OF NEWPORT BEACH e� '` PLANNING DEPARTMENT co��FoaN�P Patricia L. Temple, Director April 5, 2005 Ms. Peri Muretta 3 Regalo Drive Mission Viejo, CA 92692 RE: Hoag Hospital Master Plan Amendment Dear Ms. Muretta: On October 5, 2004, you filed an application with the Planning Department on behalf of Hoag Hospital. The planning application requests consideration of an amendment to the existing Hoag Hospital PC text and a traffic study related to the definition of entitlement area and the ability to transfer gross floor area between the lower and upper campus. As you are aware, the application necessitates consideration of a General Plan Amendment and an amendment to the existing Development Agreement. Enclosed, you will find a blank planning application that you will need to complete outlining the additional requests,' Please submit completed application to me at your earliest convenience. If you have any additional questions, please contact me at (949) 644-3210 at your earliest convenience. Sincerely, w� Ja es Campbell, Senior Planner 3300 Newport Boulevard • Post Office Box 1768 - Newport Beach, California 92658-8915 Telephone: (949) 644-3200 - Fax: (949) 644-3229 - www.city.newport-beach.ca.us 0 CITY OF WPORT BEACH y PLANNING DEPARTMENT FoaV� Patricia L. Temple, Director March 21, 2005 Ms. Peri Muretta 3 Regalo Drive Mission Viejo, CA 92692 RE: Deposit Request for Hoag Hospital SEIR and Project Management Professional Service Agreements Dear Ms. Muretta: As you know, there are two consultant professional service agreements pertaining to the project —the Supplemental Environmental Impact Report (EIR) preparation contract with BonTerra Consulting ($280,360), and the planning & project management services contract with Hogle-Ireland, Inc. ($26,880)—the cost of which is borne by the project applicant. Copies of these two agreements were previously provided. The required initial deposit amounts are as follow: 1) Environmental Impact Report preparation -- $167,060 (50% of total agmt.) 2) Planning & Project Management services -- 26,880 (100% of total agmt.) $193,940 Total Initial Deposit Please return a check in the amount of $193,940 along with the applicable portion of the attached invoice to the undersigned on or before the due date indicated. The City will make Requests for Additional Deposits from you as the EIR preparation progresses, and based upon the monthly billing amounts submitted to the City by the consultants. If you have any additional questions, please contact me at your earliest convenience. (yly, 1W Campbell, Senior Planner 3300 Newport Boulevard - Post Office Box 1768 - Newport Beach, California 92658-8915 Telephone: (949) 644-3200 - Fax: (949) 644-3229 • www.city.newport-beach.ca.us 11 * 0 • • C O N S U L T I N G �� • January 28, 2005 Mr. David Lepo Hogle Ireland 42 Corporate Park, Suite 250 Irvine, CA 92606 Subject: Scope of Work for the Hoag Hospital Master Plan Supplemental % Environmental Impact Report Dear Mr. Lepo: BonTerra Consulting is pleased to submit a scope of work for the preparation of a Supplemental Environmental Impact Report for the Hoag Hospital Master Plan. BonTerra Consulting would take the lead on the preparation of the environmental document and would be supported by Linscott, Law and Greenspan for traffic and 9� Mestre Greve Associates for air quality and noise. This proposal assumes many d of the sections of the Program EIR certified in 1992 would remain applicable, thereby allowing the Supplemental EIR to be focused in scope. It is assumed that the project would take about nine months to complete. A detailed schedule is provided as part of the scope of work, which is included as Exhibit A. A spreadsheet with the proposed budget for the completion of the work is provided as Exhibit B and a schedule of BonTerra Consulting's billing rates is provided as Exhibit C. If you have any questions on the scope of work, proposed budget or any other matters pertaining to this proposal please do not hesitate to call me at (714) 444-9199.. Sincerely, BonTerra Consulting 7v Kathleen Brady, AICP Principal of Technical Services Enclosures R PrcW,a;a'Nuat;,PU1 SGC1-©12CG5.dzr • 0 EXHIBIT A SCOPE OF WORK FOR THE HOAG HOSPITAL MASTER PLAN SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT Proiect Understanding The City of Newport Beach prepared Program Environmental Impact Report (EIR) 142 for the Hoag Hospital Master Plan and Supplemental Draft EIR in 1992. The CEQA Guidelines identify a Program EIR as "an EIR which may be prepared on a series of actions that can be characterized as one large project and are related either: (1) Geographically, (2) Logical parts in the chain of contemplated actions, (3) In connection with issuance of rules, regulations, plans, or other general criteria to govern the conduct of a continuing program, or (4) As individual activities carried out under the same authorizing statutory or regulatory authority and having generally similar environmental effects which can be mitigated in similar ways." Program EIR 142 addressed the implementation of the Hoag Hospital Master Plan, the associated Planned Community Development Plan (PCDP), and District Regulations and Development Agreement. The project site is divided into two major planning areas known as the Upper and Lower Campuses, which are divided roughly along the Coastal Zone boundary. The City has approved up to 577,889 square feet of development in the lower campus portion of the project and up to 756,349 square feet of development on the upper campus. The first two phases of development on the project site have been completed. Approximately 32 percent of the approved square footage for the Lower Campus and 91 percent of the Upper Campus approved square footage is existing onsite; however, the approved project provided for demolition of existing structures and new development. Future phases for the Lower Campus would provide for an expanded and relocated child care center, new Outpatient Building, and a new medical office building. The project proposes a General Plan Amendment and PCDP and District Regulations Amendment to allow a reallocation of square footage from the Lower Campus to the Upper Campus. A total of 225,000 square feet of development would be reallocated for development within the Upper Campus. With the reallocation of square footage from the Lower Campus to the Upper Campus, the secondary access point off of Superior Avenue would be considered an optional entry point. Additionally, the project would include the addition of up to 25,000 square feet of additional medical building area entitlement to the upper campus. The overall types of uses, height limitations, and parking requirements would not change. A-1 0 0 Scope of Work Section 15163 of the CEQA Guidelines allows a lead agency to prepare a supplement to an EIR when any of the conditions described in Section 15162 (requirements for a Subsequent EIR) would require the preparation of a subsequent EIR, but only minor additions or changes are necessary to make a previous EIR adequately apply to the project in the changed situation. Section 15163(b) further states, "the supplement to the EIR need contain only the information necessary to make the previous EIR adequate for the project as revised" and "the supplement may be circulated by itself without re -circulating the previous draft or final EIR". Based on this guidance, it is assumed that a Supplement to Final EIR 142 would be required. The Supplement will focus on those areas associated with construction of the planned improvements. The following tasks are proposed for the completion of the SEIR: Task 1 Project Kick Off The BonTerra Consulting team members will coordinate with Hoag Hospital, the City staff, and other appropriate team members to discuss the project and the proposed scope of work. This coordination effort is proposed to ensure the City concurs with the scope of work. Task 1 Deliverables: 1. One (1) project meeting Task 2 Notice of Preparation An integral part of every project requiring CEQA compliance is determining which environmental issues require evaluation. BonTerra believes in using the CEQA process as it was intended: to screen out issues that are not significant to prevent unnecessary documentation efforts. If there is adequate documentation or other available information to reach the conclusion that there will not be a significant environmental effect from project implementation, no further technical analyses are required. To accomplish this, an Initial Study will be prepared and attached to the NOR The Initial Study will be based on the CEQA checklist. The Initial Study will identify those issues that are either not applicable or have been fully addressed in Final EIR 142 and no further analysis is required. A review of the applicable mitigation measures from Final EIR 142 will be prepared as part of the analysis in the Initial Study. This will allow the City to understand those measures that require further tracking as part of the mitigation monitoring program, and allow those reviewing the NOP to understand what provisions are already in place to protect the environment. These conclusions and substantiating information will be documented in the NOR A draft NOP will be submitted to the City for review. BonTerra Consulting will revise the NOP to reflect the comments of the City. Should additional changes to the NOP be required, it is recommended that this be done at a working meeting where the wording of the necessary changes can be agreed upon. This will save time and allow BonTerra Consulting to finalize the NOP for public distribution. The distribution on the NOP to responsible and trustee agencies will be done via certified mail and will be based on the City's distribution list. The NOP will be provided to the City in PDF format for posting on their web site. To limit the number of copies of the full NOP that would need to be distributed, the City may elect to send a Notice of Availability to a larger mailing, which includes interest groups and individuals, who have expressed an interest in Hoag Hospital. BonTerra Consulting will prepare the Notice of Availability of the NOR It is assumed that the notice will be one page and will be sent via first class mail. This can then be used as a newspaper notice should the City determine that publication of the NOA is warranted. A-2 Task 2 Deliverables: 1. Five copies of the Draft NOP for City review 2. Meeting to review comments on the NOP 3. Distribution by certified mail of 25 copies of the Final NOP 4. NOP in PDF format for posting on the web site 5. Five copies of the Notice of Availability for the NOP for City review 6. Mailing of up to 50 Notices of Availability by first class mail Task 3 Scoping Meeting It is assumed one scoping meetings will be held on the project to solicit input from the community. BonTerra Consulting will coordinate with the City on an appropriate location for the meeting. It is assumed that the consultant team will make the arrangements for reserving the room, but that it will be reserved in the City's name, which will pay any room fee or provide the necessary insurance papers. A public notice will be prepared for publication in a newspaper of general readership in the area. A copy of the notice will be mailed to those on a mailing list obtained from the City. It is assumed that the City will have the notice published. The format of the scoping meetings will be coordinated with the City. Materials will be provided that define the process and provide an overview of the project and issues. It is assumed that wall exhibits depicting the project or other large scale exhibits would be provided by Hoag Hospital. Key staff from both the City and the consultants will be available to answer questions that the public may have. A handout for members of the public summarizing the information presented at the scoping meeting will be prepared and will be put in PDF format for posting on the City web site. At this time, it is assumed that a court reporter will not be necessary to take public testimony; however, if it is determined to be necessary, BonTerra Consulting will arrange for a court reporter though this would be an out of scope task. A separate scoping report is also not deemed to be necessary. Task 3 Deliverables: 1. Preparation of a Notice of Scoping 2. Reservation of the meeting room 3. Preparation of 100 copies of a scoping handout 4. PDF file with the handout materials 5. Scoping notice for publication in the local paper 6. Attendance at one scoping meeting Task 4 Preparation of Screencheck Supplemental EIR BonTerra Consulting will prepare the Screencheck SEIR based upon the NOP and responses received, community and agency input received through the scoping meeting, if convened, and evaluations in the technical studies. The document will clearly identify that the focus of the SEIR is limited to the reallocation of square footage from the Lower Campus to the Upper Campus, and is not a reevaluation of the merits of the approved Hoag Hospital Master Plan. It will summarize those topics identified as not needing further evaluation based on the findings of the NOP or where there would be no new impacts beyond those addressed in Final EIR 142. Topical issues not expected to need further evaluation include earth resources, population, employment and housing, and public amenities. These issues have been fully addressed in Final EIR 142 and the modifications to the project would not be expected to result in greater or new impacts. Additionally, it is assumed that the Final EIR provides sufficient evaluation of alternatives and growth inducing impacts. Further analysis for biological resources, cultural resources, and public health and safety is not proposed in the SEIR; however, for each of these topics it is recommended that there be updated research to support the finding that the Final EIR adequately addresses these issues. For biological resources, it is recommended that a biologist conduct a field survey to confirm that there are no new resources that would be affected by the project. This effort, which would A-3 • include the field survey and write up for the Initial Study, would not exceed a day's effort by the biologist. For cultural resources and public health and safety, updated record searches are recommended to substantiate the finding that no new impacts are expected. No field work is proposed for either of these topical areas. The record searches would be reference material, but not incorporated as appendices to the SEIR. Analysis of the adequacy of utilities and of energy consumption associated with the Master Plan revision will be included under the public services and utilities topic. The SEIR will clearly identify significant environmental effects anticipated for each environmental issue with proposed project implementation. BonTerra Consulting will evaluate the significance criteria developed as part of Final EIR 142. These criteria will be used if they apply to the proposed project and if the City finds them to be still relevant. If necessary, the thresholds will be modified or new ones developed to adequately address the proposed project. The thresholds will be stated in each technical section to enable the reader to clearly understand the analytical process used to identify potential project impacts. Analysis of existing and future conditions will be formulated for the following scenarios: 1) existing plus project condition; 2) existing plus cumulative projects plus growth [Year 2015]; 3) existing plus project plus cumulative projects plus growth plus project [Year 2015]; 4) General Plan [Year 2025]; 5) General Plan [Year 2025] plus project. The format of the document for each topical area will include a description of the existing conditions, summary of the impacts identified in Final EIR 142, an evaluation of proposed modifications to the Master Plan and PCDP, listing of the mitigation measures from Final EIR 142, and identification of any new mitigation measures proposed to reduce the potential impacts associated with the project. The following topical areas will be evaluated: Land Use —The SEIR will document existing land uses onsite, as well as uses surrounding the project site. A discussion of the compatibility of the project with surrounding land uses and consistency with applicable planning documents will be provided. The existing General Plan will be used as the basis for the analysis. Given that the type of uses proposed are the same as what is provided for in the Hoag Hospital Master Plan, the evaluation of compatibility will be focused on the uses immediately surrounding the project. No impacts to the larger community would be anticipated with the modifications proposed. Transportation and Circulation —Traffic analysis is being conducted by Linscott, Law and Greenspan. A copy of their scope of work is provided as Attachment B. Air Quality —The existing air environment will be described in terms of meteorology, local topography affecting pollutant dispersion, and ambient air monitoring data. A summary of current air management efforts, which may be related to the proposed project will be provided with particular emphasis on the 2003 AQMP, and the requirements for air quality assessments identified in the SCAQMD's CEQA Handbook. Sensitive receptor areas within the project vicinity will be identified. The CALINE4 model, developed by the California Department of Transportation, will be used to assess the local air quality. While the air quality data collected by the SCAQMD is valuable in identifying concentrations experienced in the general area, the CALINE4 Model is used to determine the pollutant pattern at key locations, which the project may effect. The area along the project site and adjacent lands will be assessed. Up to three key intersections will be examined. The results will be used as a baseline for future case projections. T he air quality impacts of the proposed project can be divided into the short-term dust generation, local impacts and long-term regional air pollution increases. Short-term dust and emission generation due to demolition and construction activities will be forecasted. Measures to reduce dust generation are required by the South Coast Air Quality Management District. A-4 0 0 Additionally, measures are contained in the 2003 AQMP for control of construction activity emissions, and these also will be included in the list of mitigation measures. The CALINE4 Model will also be used to assess the pollutant concentrations at the same locations utilized for the baseline study. The local air quality analysis assesses the resulting air pollutant levels that will result in the residential areas or other sensitive areas directly adjacent to the roadways. The increase or decrease in concentrations due to the project will be highlighted. In addition, the concentrations projected will be compared to State and Federal air quality standards to determine the significance of the potential impacts. Changes in long-term emissions produced by traffic associated with the project, the combustion of natural gas, and the generation of electricity will be estimated. The changes in emissions due to the project will be assessed and compared to potential regional air quality impacts. A detailed discussion of the consistency of the project with the AQMP will be included. Measures will be developed to reduce significant air quality impacts to the extent possible. Noise—Mestre Greve Associates will prepare the noise technical study using the traffic analysis prepared by Linscott, Law and Greenspan. The traffic data for the project will not include average daily traffic (ADT) volumes by roadway link, only peak hour traffic volumes, because the base data is provided by the City and does not include ADT volumes. The ADT traffic volumes are used as the basis for calculation of traffic noise levels in the CNEL metric. Therefore, Mestre Greve Associates will estimate ADT volumes based on the peak hour traffic volumes. This involves converting the peak hour turning movement volumes into link volumes and then estimating the ADT based on the average ratio between the ADT and peak hour volumes for the area. The FHWA highway noise model ("FHWA Highway Traffic Noise Prediction Model," FHWA-RD- 77-108) will be used to describe existing noise levels in the project vicinity. Community noise standards relevant to this project are contained in the City of Newport Beach General Plan and Noise Ordinance. These standards will be summarized and their relevance to the project discussed. The potential noise impacts can be divided into short-term construction noise, impacts on surrounding land uses, and on -site noise/land use compatibility. Noise levels from construction activities will be estimated at nearby sensitive receptors. The application of the City of Newport Beach Noise Ordinance to control construction noise will be discussed. The noise impacts associated with the project's traffic on adjacent land uses will be assessed in terms of the CNEL noise scale. The increase in noise levels due to the project will be determined. Areas that will experience a significant noise increase will be identified. For the project scenario, the absolute noise levels experienced in these areas will then be determined, and the resulting land use/noise compatibility discussed. Potential noise impacts from the proposed uses will be assessed. Noise generated by the proposed uses at noise sensitive uses in the area will be estimated. These noise levels will be compared to the Noise Ordinance criteria to determine significance. Traffic noise levels that impact within the project site will also be assessed for compatibility with the proposed uses. Noise levels within the project area will be determined and compared to noise/land compatibility guidelines contained in the City of Newport Beach Noise Element and/or the State Compatibility Guidelines. A-5 • 0 Preliminary noise barrier locations and other mitigation strategies will be identified for the control of noise levels within the project site. Measures will be developed as necessary to mitigate off - site noise impacts. Visual/Aesthetics—Intensification of the development on the Upper Campus has the potential of changing the visual impacts associated with the implementation of the Hoag Hospital Master Plan. While this is not expected to be a significant impact because the views of the Lower Campus are more sensitive, the SEIR will need to provide a discussion of the changes that would result with the intensification of the Upper Campus. It is assumed that visual simulations or wireframes from surrounding view points would be provided by Hoag Hospital for inclusion in the SEIR. BonTerra Consulting would provide a narrative discussion of the potential impacts from surrounding sensitive uses. Similarly, if the reduction in development on the Lower Campus would reduce the potential visual impacts associated with implementation of the Hoag Hospital Master Plan it is recommended that visual simulations or wireframes be included in the SEIR to present the beneficial effects of the project. Cumulative Impacts —Given the age of the Final EIR, it is recommended that the Cumulative Impacts evaluation be updated to ensure that the impacts associated with the proposed project is evaluated in the context of other projects that have been approved subsequent to the 1992 approval of the Hoag Hospital Master Plan. BonTerra Consulting will coordinate with the City of Newport Beach and City of Costa Mesa to identify past, present or reasonably foreseeable projects that should be evaluated as potentially contributing to cumulative impacts. This listing of projects will be used as part of the evaluation for the applicable technical studies (i.e., traffic, air quality, and noise). Task 4 Deliverables: 1. Ten (10) copies of the Screencheck Supplemental EIR for review by the City of Newport Beach and Hoag Hospital Task 5 Prepare Draft EIR for Public Review A meeting of project team members will be convened and participants will provide verbal and/or written comments on the first Screencheck SEIR to BonTerra. BonTerra will make revisions and resubmit the document for a second Screencheck SEIR review by the team. A revised SEIR, incorporating the comments received from the team will be submitted for final review. All comments on the revised document will be presented to BonTerra at a working meeting where the wording of the necessary changes can be agreed upon. After these comments have been incorporated, a "proof check" copy of the Draft SEIR will be provided to the City and Hoag Hospital for final approval prior to reproduction and public distribution. BonTerra will mail copies of the Draft SEIR to the State Clearinghouse, local community groups, local agencies, surrounding jurisdictions, etc. BonTerra Consulting will prepare a draft public notice of availability for review by the City. The City will publish the newspaper notice of SEIR availability. The format of the Draft SEIR can be determined prior to distribution. If desired, BonTerra Consulting can provide the public review copies on CD and hardcopies can be made distributed to libraries and the City. The document can also be provided on CD in a format that can be posted on the City's website, if so desired. Task 5 Deliverables: 1. Six (6) copies of the Second Screencheck SEIR 2. Four (4) copies of a proof check document 3. One hundred (100) copies of the Draft SEIR and technical appendices 4. Notice of Availability A-6 0 0 Task 6 Responses to Comments on Draft EIR Upon receipt of written comments on the Draft EIR from the State Clearinghouse and other parties, BonTerra Consulting and staff will meet to review all comments and develop a strategy for responding to the comments. BonTerra will prepare written responses to comments that raise significant environmental issues. It is anticipated that topical responses will be prepared to address multiple comments received on the same issue. As part of the responses to comments, an errata sheet will be prepared to identify and summarize where revisions to the Draft SEIR have been made as a result of comments received; however, the draft EIR will not be revised. The responses to comments will be provided as a separate document. After meeting with project team members to receive and compile comments on the responses, BonTerra will finalize the responses to comments document. A second submittal of the responses to comments will be provided for review by the project team. A meeting will be held to discuss revisions to the final responses to comments. Once the revisions are incorporated, a proof copy of the responses to comments will be provided to City staff and Hoag Hospital for final approval prior to printing the document. BonTerra Consulting will mail responses to public agency comments at least ten days before consideration of certification of the final SEIR, as required by CEQA. The extent of comments that will be received on the project are unknown at this time. A total of 200 hours of professional time are assumed for the responses to comments. Task 6 Deliverables: 1. Ten (10) copies of the responses to comments 2. Six (6) copies of the revised responses to comments 3. Four (4) copies of a proof check document 4. Seventy-five (75) copies of the final responses to comments Task 7 Prepare CEQA Findings and Statement of Overriding Considerations BonTerra Consulting will prepare the Findings and Overriding Considerations prepared in accordance with Sections 15091 and 15093 of the State CEQA Guidelines, respectively. The City will provide a copy of the CEQA Findings and Statement of Overriding Considerations approved in conjunction with the certification of the 1992 Final Program EIR for reference and format. It is assumed that City Attorney's office will review the documents and provide comments. Revisions will be made to incorporate the City's comments. Task 7 Deliverables: 1. Ten (10) copies of the Draft Findings and Overriding Considerations 2. Six (6) copies of the Revised Findings and Overriding Considerations 3. Thirty (30) copies of the Final Findings and Overriding Considerations Task 8 Prepare Mitigation Monitoring and Reporting Program To comply with Public Resources Code 21081.6, BonTerra Consulting will prepare a mitigation monitoring and reporting program (MMRP) for adoption by the City Council at the time of the CEQA findings. The MMRP will be prepared at the same time as responses to comments. BonTerra will add any mitigation measures adopted as part of the SEIR to the MMRP prepared for Final EIR 142. it is assumed the City and/or Hoag Hospital Annual Review reports or documentation that has been submitted for each and every project showing compliance with the mitigation measures adopted as part of Final Program EIR 142 will be provided to allow BonTerra Consulting to accurately reflect the status of the various mitigation measures. Two versions of the document will be submitted for staff review prior to the final MMRP. A-7 • 0 Task 8 Deliverables: 1. Ten (10) copies of the draft MMRP 2. Ten (10) copies of the revised MMRP 3. One (1) master copy of the MMRP Task 9 Meetings and Hearings BonTerra's project manager will be available to attend project meetings with staff throughout the SEIR process. It is assumed that BonTerra Consulting will attend the bi-monthly meetings, as appropriate, to ensure there is a thorough understanding of issues that are being discussed with each of the team members. Additional focused meetings may also be required to provide a review of comments on each of the project deliverables. BonTerra Consulting's attendance at up to 15 team meetings is assumed. In addition, Mestre Greve Associates will attend up to three team meetings to present their findings and answer questions by staff. 'Linscott, Law and Greenspan will attend up to 15 meetings. Additional meetings can be attended on a time and materials basis with approval of the City. In addition, it is assumed that the BonTerra Consulting project manager, the traffic engineer, and the air quality and noise specialist wil be involved in public hearings on the project. A total of three public meetings/hearings are assumed. Task 9 Deliverables: 1. Up to 15 project team meetings. 2. Attendance by the project manager at up to three (3) public meetings/hearings. Task 10 Project Management and Coordination BonTerra Consulting will manage the SEIR preparation effort and coordinate closely with City staff, Hoag Hospital, and the other consultants on the project during the course of the CEQA documentation. This management effort will include close schedule monitoring and budget compliance. Approximately two hours a week is assumed with- a project duration of nine months. A-8 • 0 HOAG HOSPITAL MASTER PLAN SUPPLEMENTAL ENVIRONMENTAL IMPACT REPORT SCHEDULE January 26, 2005 Scope of Work determined to be acceptable January 31, 2005 Submittal of Draft NOP for City review February 14, 2005 City provides comments on Draft NOP February 21, 2005 Revisions to NOP made and resubmitted to the City February 28, 2005 Data for Air Quality and Noise Study provided' February 28, 2005 City approval of NOP for distribution March 3, 2005 NOP distributed 30-day comment period March 4, 2005 Draft Traffic Report Submitted to the City March 14, 2005 City provides comments on the draft Traffic Report March 25, 2005 NOP 30-day comment period ends April 5, 2005 Revised Traffic Report submitted April 1, 2005 Screencheck Supplemental EIR submitted for City review April 15, 2005 City provides comments on the Screencheck SEIR April 29, 2005 Revised Screencheck EIR submitted to City May 13, 2005 City provides comments on revised SEIR May 20, 2005 Administrative Draft Supplemental EIR submitted May 27, 2005 Approval to print SEIR June 2, 2005 SEIR printed and distributed June 6, 2005 Public Review period ends July 21, 2005 Preliminary responses to comments submitted August 11, 2005 City provides comments on responses August 18, 2005 Draft Mitigation Monitoring and Findings submitted August 18, 2005 Revised responses to comments submitted August 31, 2005 Comments on MMP and Findings provided August 31, 2005 Responses finalized September 8, 2005 Planning Commission hearings September 2005 City Council October 2005 ' The schedule assumes the data for the preparation of the air quality and noise data would be available four weeks after the scope of work is found to be adequate and the traffic report would be completed in six -weeks. To accomplish this, Linscott, Law and Greenspan would need the traffic data from the City within the first week of February. If additional time is required for the preparation of the traffic report, additional time will be required for the preparation of the Supplemental EIR. Similarly, if comments are extensive additional time for revisions to the traffic report will be required. A-9 0 January 25, 2005 Engineers & Planners Traffic Transportation Mr. David Keely Parking Public Works Department City of Newport Beach Linscott, Law & 3300 Newport Boulevard Greenspan, Engineers Newport Beach, CA 92658 LLG .Reference: P2050014 1580 Corporate Drive Suite 122 Costa Mesa, CA 92626 Subject: Revised 714.641.1587 T Proposal to Prepare a Traffic Study for the 714.641.0139 F Hoag Hospital Master Plan Update EIR www.ligengineers.com Dear Mr. Keely: Pasadena Costa Mesa Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this revised San Diego proposal to prepare a traffic study related to the Hoag Hospital Master Plan Update. Las Vegas Based upon the City's RFP, the proposed update will allow the ability to transfer 225,000 SF of medical use from the Lower Campus to the Upper Campus. As we understand it, the exact project description (i.e., what entitled uses will be deducted from the Lower Campus; what entitled uses will be added to the Upper Campus; what the resolution to the cogeneration plant issue will be; what all other development projects are now anticipated by Hoag upon buildout of its Master Plan) needs to be defined between the City and Hoag Hospital. It is uncertain at this point as to whether the proposed project will result in net additive trips, and corresponding potential impacts, beyond what were evaluated or identified in the prior Master Plan traffic study (prepared by LSA Associates in 1991). The primary focus of this traffic study scope is to evaluate the traffic impacts attributable to the long-range buildout of the Hoag Hospital Master Plan, updated according to what is to be resolved between the City and Hoag Hospital. The results of this study will be an integral part of an EIR to be prepared by Bonterra Consulting. It is expected that the City's General Plan Buildout/long-term horizon year of 2025 will be used as the basis for the study. Because the City's traffic model forecasts will be used as the startingpoint for the Philip M. Linscott, PE It9m maol Jack M. Greenspan, PE analysis, it will be important to know the number of Hoag Hospital Master Plan JackWilliMAreenspan,P Buildout-generated trips that have been presumed in the City's long-range forecasts. Paul W.Wilkinson, PE Hoag's plans for future development, as now defined, will be compared against what John P.Keating,PE the City has used as a placeholder in the City's long-range forecasts, and the Phases David S. Shender, PE 1, 2, and 3 descriptions contained in the 1991 EIR traffic study (if they are different John A. Boorman, PE from the City's development assumptions for the Hoag medical campus). Clare M.Look•Jaeger,PE Afterwards, Hoag projects that have already been developed and completed (whose Richard E. Barretto, PE An Lti1W8Company Founded 1956 1-205110W Aix • Mr. David Keely City of Newport Beach January 25, 2005 Page 2 traffic generation would be inherent in existing traffic volumes) versus .Hoag projects that have yet to be constructed, will need to be identified. The existing traffic volumes and Year 2025 Cumulative Base forecasts provided by the City will be adjusted accordingly. SCOPE OF WORK Project Mobilization -Kick-off Meeting 1) Meet with the appropriate project team members to confirm our approach/methodology and schedule, identify pertinent traffic issues and concerns, and formalize the work program for the traffic study. Data Collection and Research 2) Compile and review prior area traffic data and forecasts to include previous staff correspondence, traffic studies and other relevant area transportation planning documents. 3) Visit the project study area to inventory existing conditions with respect to existing roadway physical characteristics (i.e., intersection lane configurations, widths, posted speed limit, adjacent land use, on -street parking restrictions, etc.), and public transit service. 4) In conjunction with Task 5 below, inventory the lane geometry and intersection control at the seven key intersections (per the RFP) near the project site. These intersections will include the following: 1. Superior Avenue -Balboa Boulevard/West Coast Highway 2. Hoag Drive -Balboa Coves Entrance/West Coast Highway 3. Newport Boulevard Southbound Ramps/West Coast Highway 4. Placentia Avenue/Superior Avenue 5. Superior Avenue%H:ospital Road 6. Placentia Avenue -Hoag Drive/Hospital Road 7. Newport Boulevard/Hospital Road .Existing Traffic Volumes 5) Obtain existing AM and PM peak hour traffic volumes at each of the seven key intersections listed above from the City. Project Traffic Generation 6) Develop traffic generation forecasts for the project. The forecasts for the project will be prepared for the typical weekday, AM peak commute hour, and PM peak commute hour. The forecast will be based on empirical trip 112050014.aoe • • Mr. David Keely City of Newport Beach January 25, 2005 Page 3 generation rates derived as part of the Phase 1:1. T:PO (or from another recent source deemed to be more appropriate). Project Traffic Distribution and Assignment 7) Develop a project traffic distribution pattern based on anticipated travel patterns to/from the site, and which will be illustrated in a figure in the report. The project -related traffic will be distributed and assigned to the street system. Cumulative Base Traffic Forecasts 8) Obtain the Year 2025 Cumulative Base (i.e., buildout year without the proposed project) forecasts from the City, based upon the most recent NBTM. 3.1 model run. Review these in detail. Cumulative + Project Traffic Forecasts 9) Perform a "negative assignment" of project -generated trips for the Lower Campus, and a "positive assignment" of project -generated trips for the Upper Campus. 10) Adjust existing traffic volumes provided by the City, if appropriate (to address potential updates to Master Plan land use assumptions inherent in the City's traffic model), before adding project -generated trips. 1 1) Adjust Year 2025 Cumulative Base forecasts from the City, if appropriate. (to address potential updates to Master Plan land use assumptions inherent in the City's traffic model), before adding project -generated trips. :Project Traffic Impact Analysis and Mitigation 12) Using the City's CEQA analysis procedure, each of the key intersections will be analyzed using the :Intersection Capacity Utilization (ICU) method. Detailed AM and PM peak hour level of service analysis will be conducted for the following traffic scenarios: • Existing Conditions • Existing + Project • Year 2015 Cumulative Base — consists of existing traffic volumes, growth, related projects approved by the City, and reasonably foreseeable cumulative projects that have not yet been approved by the City • Year 2015 Cumulative Plus Project — Year 2015 Cumulative Base (as described above) with the proposed project • Year 2015 Cumulative Plus Project with Mitigation — Year 2015 Cumulative Base (as described above) with the proposed project with mitigation, if any r-1050014Am Mr. David Keely City of Newport Beach January 25, 2005 Page 4 • Year 2025 Cumulative Base — consists of existing traffic volumes, growth, related projects approved by the City, and reasonably foreseeable cumulative projects that have not yet been approved by the City • Year 2025 Cumulative Plus Project — Year 2025 Cumulative Base (as described above) with the proposed project • Year 2025 Cumulative Plus Project with Mitigation — Year 2025 Cumulative Base (as described above) with the proposed project with mitigation, if any This proposed scope and budget do not include the analysis of EiR Alternatives. 13) The City's significant impact criteria will be applied to determine any potential impacts of the project on the surrounding street system. LLG will develop recommendations to mitigate any resulting project traffic impacts to a level of insignificance. These measures may include intersections and/or signalization improvements, striping modifications or the addition of auxiliary turning lanes. 1.4) Develop concept plans for all physical improvements recommended at impacted study intersections. If necessary, perform operational/queuing analysis at impacted study intersections to evaluate the feasibility of mitigation measures. Site Access and On -Site Circulation Analysis 15) Evaluate site access operations, and develop potential recommendations (if any are feasible) to improve traffic operations at the project driveways on Hospital Road and West Coast Highway. Perform operational/queuing analyses at the two project driveway intersections (i.e., Placentia Avenue - Hoag Drive/Hospital Road and Hoag Drive -Balboa Coves Entrance/West Coast Highway). 16) . Conduct a peer review of the parking analysis (to be prepared by Katz Okitsu Associates) before its inclusion in the EIR. 17) Evaluate and comment on the proposed internal circulation scheme of the project, with a focus on: • Site access adequacy and safety (i.e., number of access points, ingress/egress operations, any potential conflicts with adjacent driveways) • On -site circulation design (i.e., lane geometries, traffic volumes, sight clearance, stopping distance, throat lengths, vehicle stacking at site driveways, storage/queuing requirements) P1050014Aw 0 Mr. David Keely City of Newport Beach January 25, 2005 Page 5 • Building/structure layout • Parking layout • Transit and pedestrian connections/circulation and access • Emergency/service/delivery truck access Report .Preparation 18) Our findings and recommendations developed as part of the above tasks will be presented in a report, which will include all necessary tables and graphics. We will submit a Draft Study (six copies) to the City for comments, within six to eight weeks of notice -to -proceed. Upon receipt of comments from the City, we will revise the report (if necessary), and provide the City with nine bound copies and one unbound copy of the Final Report. Meeting Support 19) LLG will prepare for, and attend up to 13 meetings with City staff. 20) LLG will prepare for, and attend up to 2 public hearings for the project. Prepare Responses to Comments 21) Prepare responses to comments received on the EIR. COST ESTIMATE AND METHOD OF PAYMENT The services outlined in this proposal will be invoiced monthly on a time and materials basis, according to the attached Fee Schedule, or the Fee Schedule in effect when our services are performed. Our proposed tasks could be accomplished within an initial cost estimate of $79,000, and will not be exceeded without your prior authorization. The following provides a breakdown of the total cost to complete the study: Task 1: Project Initiation and Coordination Tasks 2-4: Data Collection and Research Task 5: Existing Traffic Volumes Task 6: Project Traffic Generation Task 7: Project Traffic Distribution and Assignment Task 8: Cumulative Base Traffic Forecasts Tasks 9-1 1: Cumulative + Project Traffic Forecasts Tasks 1.2-14: Impact Analysis, Mitigation, Concept Plans, Operational/Queuing Analyses Tasks 15-17: Site Access & Internal Circulation Analysis Task 18: Report Preparation $500 $1,500 $500 $2,000 $4,000 $7,000 $7,000 $23,500 $7,000 $6,000 rzosnnw.doc 0 0 Mr. David Keely City of Newport Beach January 25, 2005 Page 6 Task 19-20: Meetings and Public Hearings (up to 15) $12,000 Task 21: Prepare Responses to Comments $8,000 TOTAL BUDGET: $79,000 Expansion of services beyond the initial budget estimate will necessitate an increase to this budget maximum, with the additional services performed in response to your specific request. ADDITIONAL WORK We will also be pleased to provide any additional support beyond the scope of services outlined above as you may require. Such additional tasks may include, but are not limited to the following: conducting 24-hour and/or peak period traffic counts, evaluating potential project -related traffic impacts at other key intersections, and attendance at additional meetings with team members, City, and/or public hearings. Such tasks will be considered extra work and will be billed on a time and materials basis using the attached fee schedule or the fee schedule in effect at the time the those services are requested. For the additional services, a separate contract amendment will be prepared. PROFESSIONAL LIABILITY Should this proposal be accepted, the Client (represented by the signature on the next page) agrees to limit Linscott, Law & Greenspan's liability to the Client and to all Contractors and Subcontractors on the project due to Linscott, Law & Greenspan's negligent acts, errors, or omissions, such that the total aggregate liability of Linscott, Law & Greenspan to all those named shall not exceed $50,000.00 or Linscott, Law & Greenspan's total fee for the services rendered on this project, whichever is greater. Client can negotiate a higher limitation for an additional fee. AUTHORIZATION If this proposal is acceptable, you may indicate approval by signing on the lines provided on the next page and returning the original for our files, or by issuance of an appropriate purchase order or consultant contract. A copy of this proposal is enclosed for your records. Please note that for the purposes of preparing contract paperwork, Linscott, Law & Greenspan, Engineers, is a dba for LG2WB Engineers, Inc., a California corporation. This proposal is valid for 90 days from the date of this letter. P1n5oow.dw Mr. David Keely City of Newport Beach January 25, 2005 Page 7 TERMINATION The services covered by this proposal may be terminated by either party at any time by written notice. Upon tennination, Linscott, Law & Greenspan Engineers will stop all activities immediately, notify all subcontractors (if any) to stop work, and prepare an invoice for any services rendered but not already submitted to the Client. We appreciate the opportunity to submit this proposal and look forward to working with you on this project. If you have any questions regarding this proposal, please do not hesitate to call us at (714) 641-1587. Sincerely, LINSCOTT, LAW & GREENSPAN, ENGINEERS 11-Z Keil D. Maberry, P.E. Trissa (de Jesus) Allen, P.E. California Registration: Traffic 1802 California Registration: Traffic 2231 Associate Principal Transportation Engineer III Attachment ACCEPTED FOR TASKS I THROUGH 21 AS OUTLINED ABOVE, NOT TO .EXCEED $79,000.00 WITHOUT PRIOR AUTHORIZATION AUTHORIZING AGENT TITLE FIRM ADDRESS FEDERAL ID NUMBER DATE rz050014.doc EXHIBIT B Hoag Hospital Master Plan Supplemental Environmental Impact Report Fee Estimate January 28, 2005 I - Kbrady- $185.001 Dprivitt Planner $140.001 $120.00 GIS $85.001 WP _!Total Hrs 1 Total Cost $65.001 ! Task 1 Project Kickoff_-_ _ 81 j 61 I - -_ _ 3�. -1 177 $2,680.00 Task 2 Notice of Prepa raton i - Preliminary Draft 1 81 40 ! - 81 - 6 621$8,150.00 -$1,695.00 kevisions I 31+ 6 21 13!_ -_ Task 2 Subtotal 111 46 01 10) 8 7511-$9,845.00 _ Task 3 Scoping Meeting _ -1 _ I - Meeting Preparation 1 41 22 ^i ! 1 1 - 6I _$1,020.00 Handout Preparation 81 ► 21 2 12 $1,780.00 Meeting Attendance 41 41 1 1 8 $1,300.00 Task 3 Subtotal! 161 61 0 21 21 26 _ $4100.00 �li _ Task 4 Preparation of Screencheck SEIR Intro/Summary/Background - _ _i Project Description r 501 - 201 8! _ 321 I20 1 I 601 i 30 r $20,780.00 $3,700.00 1 8i $1.480.00 -'- Land Use and Planning _ 1 Air Quality Transportation i 16(-[_I 16, + I 1 6i I 1 i 1 161 $2.240.00 i 61 $720.00 1 161-$2,960.00 _ _ _Biological �- - 1 41 41 i 8 _$1,040.00 Hazards I i I 6 1 81 $20_00 Noise -- f t- 81 �_i I8� $1,120.00 - Visual ! 1 241 I I 1 241 $3,360.0_0 Resources_ ! I 61 1 i - _ 61 $840.0_0 _ _Cultural - Cumulative I 24 I I 241 Task 4 Subtotal 118 90 161 601 __$4,440.00 301 142� 543,400.00 Task 5 Prepare Draft EIR (2 versions) 1 _Revised Screencheck 32! Approval Draft - I 41 V Task 5 Subtotall 36! i 321 61 81 1 401 61 I 161 41 _ 201 I I _ _ _161 102 _$13,520.00 41 201 $2_460.00 201 1221 $15,980.00 Task 6 Responses to Comments 1 Preliminary _! -_ Revisions to Responses Task 6 Subtotal I I 70� 60 201 20 201 101 90) 801 301 i 41 21 61 I 1 � 160. $24,480.00 61 581 S8.260.00 121 2181 $32,740.00 _ Task 7 CEQA Findings/Overrides I I I I I i Preliminary Submittal 1 321 1 1 1 41 36 - $6,180.00 $2.415.06 $8,595.00 _ Revisions to_ Findings _I 121_ 1 1 1 31 15 _ Task 7 Subtotal Task 8 Mitigation Monitoring and Reporting Plan I Preliminary Submittal 441 21 1 I I I I 36 i- 1 ; _ 1 71 _ 51 I� 121 501 $6,190.00 Revisions to MMRP ! 1 81 _ 21 101 $1,250.00 _ _-__- Task 8Total t 2; 441 01__ 011 141 601 $7,440.00 -- Task 9 trroject Management/Meetings�! 42! 20 I I I 62I_$10,570.00 Task 10 Management and Coordination 1 60; 181 1 I 78 $131620.00 _Total BonTerra Consulting Hours `� Total BonTerra Consulting Fees I_$78,995.00 - _ 427 350 55 981� 93? 8511 __- $49,000.001 $6,600.001 $8,330.00) $6,045.001 1-$148,970_.00 Subconsultant Fees Linscott Law and Greenspan 1 t I ! 1 i 1 $79,000.00 Mestre Greve_ Associates ! i I I 1_ i 1 _$15,000.0_0 _ __ _ _ Total Subconsultant_Fees I Direct Costs _ J1- f I 1 I 1_$94,00_0.00 __ _ Reproduction - _ -_ _ ! Mailings ana overnight oeli'veries Pubhca_rions/reports F ; ! ! 1 ! -�- t ! 1 I 510,000.60 $700.00 $800.00 Total Direct Costst+�- I I _� $11,500.00 Fees $25400 40Total R Pmw-jVA4u4Pw1 F-.G,.Zaw A> B-1 4 ' T C O N S U L T I N G EXHIBIT C 2005 FEE SCHEDULE PROFESSIONAL CLASSIFICATION HOURLY BILLING RATE Principal $135-200 Associate Principal 120-150 Biological/Environmental Manager 110-130 Senior Planner/Senior Project Manager 105-125 Senior Ecologist/Senior Restoration Ecologist 95-110 Project Manager 90-105 Cultural Resources Manager 95-100 Senior Biologist/Biological Project Manager 80-95 GIS Specialist 80-90 Planner/Assistant Project Manager 60-90 Field Monitor 65-90 Ecologist 55-80 Graphic Artist 65-80 Project Assistant 60-70 Administrative Assistant 60-65 Reimbursable Costs Mileage $ 0.38 per mile Copying/Reprographics cost plus 10% Delivery/Overnight Mail cost plus 10% Other out-of-pocket expenses- cost plus 10% Subconsultants cost plus 10% R:1Proposa1s%Hoog1Fees 2005.012805.doc 151 Kalmus Drive - Suite E-200 Costa Mesa. CA 92626 (714) 444-9199 (714) 444-9599 Fax 1%5 LINSCOTT GREENSPAN January 25, 2005 Engineers & Planners Traffic Transportation Mr. David Keely Parking Public Works Department City of Newport Beach Linscott, Law & 3300 Newport Boulevard Greenspan, Engineers Newport Beach, CA 92658 LLG Reference: P2050015 1580 Corporate Drive Suite 122 Costa Mesa, CA 92626 Subject: Proposal to Prepare a TPO Study for 714.641.1587 T Phase III of the Hoag Hospital Master Plan Update 714.641.0139 F www.Ilgengineers.com Dear Mr. Keely: Pasadena Linscott, Law & Greenspan, Engineers (LLG) is pleased to submit this proposal to Costa Mesa prepare a TPO study related to Phase III of the Hoag Hospital Master Plan Update. San Diego As we understand it, Phase III will include the construction of an outpatient building Las Vegas in the Hoag medical campus. SCOPE OF WORK Proiect Mobilization - Kick-off Meeting At 0 PLAV1 1) Meet with the appropriate project team members to confirm our„�� approach/methodology and schedule, identify pertinent traffic issues and concerns, and formalize the work program for the traffic study. Data Collection and Research 2) Compile and review prior area traffic data and forecasts to include previous staff correspondence, traffic studies and other relevant area transportation planning documents. 3) Visit the project study area to inventory existing conditions with respect to existing roadway physical characteristics (i.e., intersection lane configurations, widths, posted speed limit, adjacent land use, on -street parking restrictions, etc.), and public transit service. Philip M. Linscott, PE tt9n19m1 Jack M. Greenspan, PE 4) In conjunction with Task 5 below, inventory the lane geometry and William A. Law, PE tee.) intersection control at the 15 key intersections near the project site. These Paul W. Wilkinson, PE intersections will include the following: John P. Keating, PE David S. Shender, PE I . Orange Street & PCH John A. Boorman, PE 2. Prospect Street & PCH Clare M. Look -Jaeger, PE 3. Balboa Boulevard/Superior Avenue & PCH Richard E. Berretto, PE 9K o xgko"�',� VeLl"t U4 An LG2W13 Company Founded 1966 -,�� 7J- Case y • Mr. David Keely City of Newport Beach January 25, 2005 Page 2 4. Riverside Avenue & PCH 5. Tustin Avenue & PCH 6. Dover DriveBayshore Drive & PCH 7. Bayside Drive & PCH 8. Jamboree Road & PCH 9. Newport Boulevard & Via Lido 10. Newport Boulevard & Hospital Road 11. Superior Avenue & Placentia Avenue 12. Newport Boulevard southbound "off -ramp" & PCH 13. Superior Avenue & Hospital Road 14. Hoag driveway & Hospital Road 15. Hoag driveway & PCH Existing Traffic Volumes 5) Obtain existing AM and PM peak hour traffic volumes at each of the 15 key intersections listed above from the City. Proiect Traffic Generation 6) Develop traffic generation forecasts for the project. The forecasts for the project will be prepared for the typical weekday, AM peak commute hour, and PM peak commute hour. The forecast will be based on empirical trip generation rates derived as part of the Phase II TPO (or from another recent source deemed to be more appropriate). Any existing and currently occupied buildings that will be demolished as part of the project will be "credited" from the project's total traffic generation. Proiect Traffic Distribution and Assignment 7) Develop a project traffic distribution pattern based on anticipated travel patterns to/from the site, and which will be illustrated in a figure in the report. The project -related traffic will be distributed and assigned to the street system. Approved Related Proiect Traffic Forecasts 8) Obtain approved related project forecasts from the City. Review these in detail. Proiect Traffic Impact Analysis and Mitigation 9) Using the City's TPO analysis procedure, each of the key intersections will be analyzed to determine whether a formal analysis using the Intersection Capacity Utilization (ICU) method will be required. If the ICU analysis is required, then detailed AM and PM peak hour level of service analysis will be conducted for the four following traffic scenarios: Pzosoois.aa Mr. David Keely City of Newport Beach January 25, 2005 Page 3 • Existing • Existing + Growth (thru Hoag project completion year) + Approved Related Projects • Existing + Growth (thru Hoag project completion year) + Approved Related Projects + Hoag Project • Existing + Growth (thru Hoag project completion year) + Approved Related Projects + Hoag Project with mitigation, if any 10) The City's significant impact criteria will be applied .to determine .any potential impacts of the project on the surrounding street system. LLG will develop recommendations to mitigate any resulting project traffic impacts to a level of insignificance. These measures may include intersections and/or signalization improvements, striping modifications or the addition of auxiliary turning lanes. 11) Develop concept plans for all physical improvements recommended at impacted study intersections. If necessary, perform operational/queuing analysis at impacted study intersections to evaluate the feasibility of mitigation measures. Resort Preparation 12) Our findings and recommendations developed as part of the above tasks will be presented in a report, which will include all necessary tables and graphics. We will submit a Draft Study (two copies) to the City for comments, within six to eight weeks of notice -to -proceed. Upon receipt of comments from the City, we will revise the report (if necessary), and provide the City with three bound copies and one unbound copy of the Final Report. COST ESTIMATE AND METHOD OF PAYMENT The services outlined in this proposal will be invoiced monthly on a time and materials basis, according to the attached Fee Schedule, or the Fee Schedule in effect when our services are performed. Our proposed tasks could be accomplished within an initial cost estimate of $28,000, and will not be exceeded without your prior authorization. The following provides a breakdown of the total cost to complete the study: Task 1: Project Initiation and Coordination $500 Tasks 2-4: Data Collection and Research $2,500 Task 5: Existing Traffic Volumes $500 Task 6: Project Traffic Generation $1,500 Task 7: Project Traffic Distribution and Assignment $1,500 Pzosoois.d= 5� • Mr. David Keely City of Newport Beach January 25, 2005 Page 4 Tasks 8: Approved Related Project Traffic Forecasts $2,000 Tasks 9-11: Impact Analysis, Mitigation, Concept Plans, Operational/Queuing Analyses $16,500 Task 12: Report Preparation $3,000 TOTAL BUDGET: $28,000 Expansion of services beyond the initial budget estimate will necessitate an increase to this budget maximum, with the additional services performed in response to your specific request. ADDITIONAL WORK We will also be pleased to provide any additional support beyond the scope of services outlined above as you may require. Such additional tasks may include, but are not limited to the following: conducting 24-hour and/or peak period traffic counts, evaluating potential project -related traffic impacts at other key intersections, and attendance at additional meetings with team members, City, and/or public hearings. Such tasks will be considered extra work and will be billed on a time and materials basis using the attached fee schedule or the fee schedule in effect at the time the those services are requested. For the additional services, a separate contract amendment will be prepared. PROFESSIONAL LIABILITY Should this proposal be accepted, the Client (represented by the signature on the next page) agrees to limit Linscott, Law & Greenspan's liability to the Client and to all Contractors and Subcontractors on the project due to Linscott, Law & Greenspan's negligent acts, errors, or omissions, such that the total aggregate liability of Linscott, Law & Greenspan to all those named shall not exceed $50,000.00 or Linscott, Law & Greenspan's total fee for the services rendered on this project, whichever is greater. Client can negotiate a higher limitation for an additional fee. AUTHORIZATION If this proposal is acceptable, you may indicate approval by signing on the lines provided on the next page and returning the original for our files, or by issuance of an appropriate purchase order or consultant contract. A copy of this proposal is enclosed for your records. P205001 s.aa Mr. David Keely City of Newport Beach January 25, 2005 Page 5 Please note that for the purposes of preparing contract paperwork, Linscott, Law & Greenspan, Engineers, is a dba for LG2WB Engineers, Inc., a California corporation. This proposal is valid for 90 days from the date of this letter. MliZ I IzrN tom The services covered by this proposal may be terminated by either party at any time by written notice. Upon termination, Linscott, Law & Greenspan Engineers will stop all activities immediately, notify all subcontractors (if any) to stop work, and prepare an invoice for any services rendered but not already submitted to the Client. We appreciate the opportunity to submit this proposal and look forward to working with you on this project. If you have any questions regarding this proposal, please do not hesitate to call us at (714) 641-1587. Sincerely, LINSCOTT, LAW & GREENSPAN, ENGINEERS C Keil D. Mabery, P.E. Trissa (de Jesus) Allen, P.E. California Registration: Traffic 1802 California Registration: Traffic 2231 Associate Principal Transportation Engineer III Attachment ACCEPTED FOR TASKS 1 THROUGH 12 AS OUTLINED ABOVE, NOT TO EXCEED $28,000.00 WITHOUT PRIOR AUTHORIZATION AUTHORIZING AGENT TITLE FIRM ADDRESS FEDERAL ID NUMBER DATE n0500is.a« M u R iH i i A� - P'l I December 3, 2004 Gregg Ramirez Associate Planner City of Newport Beach 3300 Newport Boulevard Newport Beach, CA 92658-8915 RE: Hoag Hospital — PA2004-234 Dear Gregg: • RECEIVED BY PLANNING DEPARTMENT CITY OF NEvjPORT BEACH Ur-L 0 6 2004 PM AM 819110,11,12,11213141516 On September 9, 2004, I met with you and Jim Campbell to discuss Hoag Hospital's application for amendments to its entitlement documents. On October 5, 2004, Hoag Hospital formally submitted its application package. On November 3, 2004, we received a letter from you with comments on that application package. Below is a listing of the comments received, as well as Hoag's responses to those comments: 1. Comment: The Zoning Code does not allow a Transfer of Development Intensity between a site having a fixed floor area ratio (Upper Campus) and a site having a variable floor area ratio (Lower Campus). Therefore, the request, as proposed, requires the approval of a General Plan Amendment. Please provide a complete application requesting a General Plan Amendment. Response: At our meeting of September 9, 2004, it was not clear whether a General Plan Amendment would be required. As Hoag did not receive an answer on this issue by the time the application package was submitted on October 5, 2004, we identified the applications as being for a Planned Community Text amendment, a traffic study "and associated actions". A blank application was included with your November 3, 2004, letter to Hoag. Rather than completing an entire new application, I would be happy to retrieve the original application from you and check the line item identifying that a General Plan Amendment has now been determined to be required. 2. Comment: Please provide a project description that outlines the proposed development regulation amendments and justification supporting the proposed amendments. Particular attention should be given to the request to exclude the mechanical/power buildings/facilities, including cogeneration facilities as indicated on Page III-1 of the proposed regulations. 3 R E G A L O D R I V E M I S S I O N V I E J O, C A L I F O R N I A 9 2 8 9 2 9 4 9/ 5 8 8- 6 0 9 0 Gregg Ramirez December 3, 2004 Response: The application provides an overall project description. The specifics of each of the proposed regulation amendments are provided within the text of the Planned Community Development Plan (i.e., all proposed revisions are shown in a highlighted format). The overall justification for the proposed amendments to the Planned Community Development Plan and District Regulations are identified on Attachment "A" to the application. With respect to the justification for the request to exclude the cogeneration facility from the determination of entitlement gross square footage, as we discussed when we met on September 9, 2004, the cogeneration facility is basically an unoccupied shell built to protect the cogeneration facility from the elements. As part of Hoag's previous application to amend the Planned Community Development Plan and District Regulations, the City Council determined that the enclosure of roof -mounted equipment on the East Tower (in which case the enclosure was done to minimize aesthetics effects of the project on Hoag's neighbors) would not be counted against entitlement square footage as the enclosed square footage would not result in increased trip generation. The rationale is the same for Hoag's request that the Cogeneration Plant square footage does not count as entitlement square footage. 3. Comment: Please provide a table depicting current square footage totals for the Lower and Upper Campuses, and grand totals of existing and remaining square footage. Response: Table 1, Statistical Analysis, in the proposed Planned Community Development Plan and District Regulations that was submitted on October 5, 2004, includes all of the requested information. 4. Comment: An initial study per CEQA is necessary to determine if any impacts different than those identified in the certified Program EIR will result from the requested change of entitlement distribution. Please submit a completed Environmental Information Form (attached) as part of your application package. The City will contract with an environmental consultant to prepare the Initial Study and any other required environmental documents. Hoag, as the applicant, will be required to pay for said work. Response: As part of our discussions on September 9, 2004, regarding potential environmental impacts associated with the proposed project, it is our understanding that an environmental consultant will be retained by the City. Other than potential traffic impacts, Hoag is not aware of any environmental impacts that may be associated with the proposed amendments to its entitlement documents that were not previously analyzed in certified FEIR No. 142. Page 2 Gregg Ramirez • December 3, 2004 5. Comment: The required noticing labels provided were not prepared correctly. The required 300-foot noticing radius must exclude roads and waterways. Please submit revised radius maps and labels. Response: We will ensure that if there is an error in the required noticing labels that it will be corrected. However, we request that the submittal of this information be done at a later date, closer to a time when the noticing labels will be utilized, so that more current information on property ownership is available from the Title Company. 6. Comment: Please provide a survey or other document indicating the location and size of the 30-foot-wide easement adjacent to Superior Avenue that is mentioned on the proposed Page IV-5 of the Planned Community District Regulations. Response: Enclosed is a copy of a preliminary title report which provides the requested information. Please let me know if there is any additional information you need. As was discussed at the meeting of November 30, 2004, with Hospital representatives and City staff, it is our understanding that additional information will be requested and provided over the next several months, and that the provision of this information should not affect the continued processing of Hoag's applications. 'ncer,ely, Oeri%urettat� C: Pete Foulke, Hoag Hospital Langston Trigg, Hoag Hospital Enclosure: Preliminary Title Report Page 3 �LQFORi November 3, 2004 Via facsimile and U.S. mail Peri Muretta 3 Regalo Drive Mission Viejo, CA 92692 CITY OF NEWPORT BEACH PLANNING DEPARTMENT Patricia L. Temple, Director RE: Hoag Hospital Proposed Planned Development Text Amendment, Traffic Study and Transfer of Development Intensity (PA2004-234) Dear Ms. Muretta: This letter serves as notification that the Planning Department is in receipt of your application submittal. After reviewing your submitted application and supporting documents, the application has been deemed incomplete. Please provide the following: 1. The Zoning Code does not allow a Transfer of Development Intensity between a site having a fixed floor area ratio (Upper Campus) and a site having a variable floor area ratio (Lower Campus). Therefore, the request, as proposed, requires the approval of a General Plan Amendment. Please provide a complete application requesting a General Plan Amendment. 2. Please provide a project description that outlines the proposed development regulation amendments and justification supporting the proposed amendments. Particular attention should be given to * the request to exclude the mechanical/power buildings/facilities, including cogeneration facilities as indicated on page III-1 of the proposed regulations. 3. Please provide a table depicting current square footage totals for the lower and upper campus and grand totals of existing and remaining square footage. 4. An initial study per CEQA is necessary to determine if any impacts different than those identified in the certified Program EIR will result form the requested change of entitlement distribution. Please submit a completed 'Environmental Information Form (attached) as part of your application package. The City will contract with an environmental consultant to prepare the Initial Study and any other required environmental documents. Hoag, as the applicant, will -be required to pay for said work. 3300 Newport Boulevard • Post Office Box 1768 - Newport Beach, California 92658-8915 Telephone: (949) 644-3200 - Fax: (949) 644-3229 - www.city.newport-beach.ca.us 5. The required noticing labels provided were not prepared correctly. The required 300- foot noticing radius must exclude roads and waterways. Please submit revised radius maps and labels. 6. Please provide a survey or other document indicating the location and size of the 30- foot-wide easement adjacent to Superior Drive that is mentioned on the proposed page IV-5 of the Planned Community District Regulations. Please submit the information requested at your earliest convenience in order to continue processing your application. Additional questions/corrections/comments may arise after a review of these requested materials. If you should have any questions feel free to contact me at (949) 644-3219. Sincerely, Gregg B. Ramirez Associate Planner Attachments: Zoning Code Section 20.63.080 (Transfer of Development Intensity) Environmental Information Form General Plan Amendment Application Jam Free Printing Use Avery® TEMPLATE 516018 www.avery.com ❑ /sly® 5160® • � 1-800-GO-AVERY• ® - Balboa Coves Comm. Assn. Lido Sands Comm. Assn. i Newport Beach Townhouses Assn. Attn: Pete Compton Attn: Dana Kroeger Attn: Joyce Gill 56 Balboa Coves 4831 Lido Sands Drive ! 2872 Devoy Newport Beach, CA 92663 Newport Beach, CA 92663 j Anaheim, CA 92804 Newport Crest HOA ; I Newport Knolls HOA Newport Heights Comm. Assn. Attn: Pamela Bashline Attn: Janet Luke ' Attn: Janine Allen 23726 Birtcher Drive '' 848 Halyard 406 San Bernardino Lake Forest, CA 92630 Newport Beach, CA 92663 I Newport Beach, CA 92663 Park Lido HOA Seawind Newport Comm. Assn. I` Versailles HOA Attn: Julie Glasser Attn: Villageway Mgmt. Attn: Cindy Koester 180 E. Main Street, Suite 220 P.O. Box 4708 901 Cagney Lane Tustin, CA 92780 Irvine, CA 92616 ; . I Newport Beach, CA 92663 I Villa Balboa Comm. Assn. Attn: Carolyn Bennet-Ouellet P.O. Box 4708 Irvine, CA 92716 West Newport Beach Assn. Attn: Alan Silcock P.O. Box 1471 i • ; Newport Beach, CA 92658 ---- -- - ----) PA2004-234 for PD2004-004 One Hoag Drive DATE OF MEETING: - @09LS ®AMBAV D Jl113nv- wortiaAennnnnne- mm e09LS mvidw31 ekenb ash 6uilui,d eajd wer �' • Orde ber: O-SA-1163530 Page number: 1 IJ 04� L First American Title 2 First American Way Santa Ana, CA 92707 Robert Sundstrom Hultt-Zollars 430 Exchange, Suite 200 Irvine, CA 92602-1315 Phone: (714) 734-5100 Fax: (714) 734-5155 Customer Reference: Hoag Hospital Order Number: O-SA-1163530 Title Officer: Jeff Paschal (08) Phone: (714) 800-4909 Fax No.: (714) 800-3785 E-Mail: jpaschal@ftrstam.com Buyer: Property: Newport Beach, California PRELIMINARY REPORT In response to the above referenced application for a policy of title insurance, this company hereby reports that it is prepared to Issue, or cause to be Issued, as of the date hereof, a Policy or Policies of We Insurance describing the land and the estate or interest therein hereinafter set forth, insuring against loss which may be sustained by reason of any defect, lien or encumbrance not shown or referred to as an Exception below or not excluded from coverage pursuant to the printed Schedules, Conditions and Stipulations of said Policy forms. The printed Exceptions and Exclusions from the coverage of said Policy or Policies are set forth in Exhibit A attached. Copies of the Policy forms should be read. They are available from the office which Issued this report Please read the exceptions shown or referred to below and the exceptions and exclusions set forth in Exhibit A of this report carefully. The exceptions and exclusions are meant to provide you with notice of matters which are not covered under the terms of the titre insurance policy and should be carefully considered. It Is important to note that this preliminary report is not a written representation as to the condition of title and may not list all liens, defects, and encumbrances affecting title to the land. This report (and any supplements or amendments hereto) Is issued solely for the purpose of facilitating the issuance of a policy of title insurance and no lability Is assumed hereby. If it is desired that liability be assumed prior to the Issuance of a policy of title insurance, a Binder or commitment should be requested first American Title -M18 Orde ber. O-SA-1163530 Page umber: 2 Dated as of September 15, 2003 at 7:30 A.M. The form of Policy of title Insurance contemplated by this report is: ALTA Standard Owners w/Reg Exc 1992 A specific request should be made if another form or additional coverage is desired. Title to said estate or interest at the date hereof is vested in: The Hoag Memorial Hospital -Presbyterian, a California non-profit corporation The estate or interest in the land hereinafter described or referred to covered by this Report is: A fee. The Land referred to herein is described as follows: (See attached Legal Description) At the date hereof exceptions to coverage in addition to the printed Exceptions and Exclusions in said policy form would be as follows: 1. Taxes and assessments. Report to follow. Please verify before closing. 2. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with Section 75 of the California Revenue and Taxation Code. Although the above supplemental taxes may be a lien, the installments thereof are not yet due or payable. 3. An easement for pole lines and incidental purposes, recorded March 13, 1914 in Book 250 of Deeds, Page 249. In Favor of: The Pacific Light and Power Corporation Affects: A portion of the land 4. An easement for pole lines and Incidental purposes, recorded March 24, 1914 in Book 250 of Deeds, Page 324. In Favor of: The Pacific Light and Power Corporation Affects: A portion of the land 5. An easement for road and incidental purposes, recorded May 13,1925 in Book 578 of Deeds, Page 55 and 57. ' In Favor of: The County of Orange Affects: The herein described land 'Fv3tAme&an Title Orddnber: O-SA-1163530 Page Number: 3 6. The rights of way for necessary pipe lines over the herein described land, as reserved in the deed from The Irvine Company to La Habra Valley Land and Water Company, recorded May 23, 1925 In Book 582, page 297 of Deeds. 7. The terms and provisions contained in the document entitled "Encroachment Agreement" recorded September 9, 2003 as Instrument No. 2003001098609 of Official Records. INFORMATIONAL NOTES 1. According to the public records, there has been no conveyance of the land within a period of twenty-four months prior to the date of this report, except as follows: None The map attached, If any, may or may not be a survey of the land depicted hereon. First American expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title Insurance policy, if any, to which this map is attached. FfstAmefican Tide 0. Or' mber. O-SA-1163530 Pag 1 umber: 4 WIRE INSTRUCTIONS First American Title Company, Demand/Draft Sub -Escrow Deposits Orange County, California First American Trust;, FSB Santa Ana Branch 421. North Main Street Santa Ana, California 92701 ABA 122241255 Credit to First American Title Company Account No. 15040 Reference Title Order Number O-SA-1163530, and Title Officer Jeff Paschal Please wire the day before recording. Also, notify the Title Officer of your Intent to wire. firs: American Tide • OrderQ ber: O-SA-1163530 Pageber: 5 LEGAL DESCRIPTION Real property in the City of Newport Beach, County of Orange, State of California, described as follows: The Northwesterly 30.00 feet of Lot 172 In Block 1 of Irvine's Subdivision, as shown on a map recorded In Book 1, page 88 of Miscellaneous Record Maps, in the office of the County Recorder of Orange County, California. Except that portion thereof that lies Southwesterly of the Northeasterly line of the land described In the deed to the State of California, recorded October 7,1929 in Book 321, page 31 of Official Records. .' Also except that portion thereof that lies Northeasterly of the Northwesterly prolongation of the Southwesterly line of Parcel "A" (Permanent Park) as said Parcel "A" is described in that certain Notice of Acceptance of Irrevocable Offer of Dedication recorded July 15, 1997 as Instrument No. 19970333829 of Official Records. FirstAmerican Title '�8 Orde ber: O-SA-1163530 Page umber: 6 NOTICE Section 12413.1 of the California Insurance Code, effective January 1, 1990, requires that any title insurance company, underwritten title company, or controlled escrow company handling funds in an escrow or sub -escrow capacity, wait a specified number of days after depositing funds, before recording any documents in connection with the transaction or disbursing funds. This statute allows`for funds deposited by wire transfer to be disbursed the same day as deposit. In the case of cashier's checks or certified checks, funds.may be disbursed the next day after deposit. In order to avoid unnecessary delays of three to seven days, or more, please use wire transfer, cashier's checks, or certified checks whenever possible. If you have any questions about the effect of this new law, please contact your local First American Office for more details. firstAmeiican Title Orde ber: O-SA-1163530 Page•Number: 7 EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (BY POLICY TYPE) 1. CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY -1990 SCHEDULES EXCEPnONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: I. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notice of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, Interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons In possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts In boundary Ones, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. S. (a) Unpatented mining claims; (b) reservations or exceptions In patents or in Acts authorizing the Issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (Including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (I) the occupancy, use, or enjoyment of the land; (li) the character, dimensions or location c any improvement now or hereafter erected on the land; (iln a separation In ownership or a change In the dimensions or area of the land or any parcel of which the land Is or was a part; or (Iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded In the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting In no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or Interest insured by this policy. 4. Unenforceability of the hen of the Insured mortgage because of the Inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable "doing business' laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and Is based upon usury or any consumer credit protection or truth In lending law. 6. Any claim, which arises out of the transaction vesting In the insured the estate or Interest Insured by their policy or the transaction creating the Interest of the insured lender, by reason of the operation of federal bankruptcy, state Insolvency or similar creditors' rights laws. 2. AMERICAN LAND TIRE ASSOCIATION OWNER'S POLICY FORM B -1970 SCHEDULE OF EXCLUSIONS FROM COVERAGE I. Any law, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now or hereafter erected on the land, or prohibiting a separation In ownership or a reduction in the dimensions of area of the land, or the effect of any violation of any such law, ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured.by this policy and not disclosed In writing by the insured claimant to the Company prior to the date such insured claimant became an Insured hereunder; (c) resulting in no loss or damage to the insured datmant (d) attaching or FirstAmerican Title Ordlnber: O-SA-1163530 Page Number. 8 created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the Insured claimant had paid value for the estate or interest insured by this policy. 3. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM 13 -1970 WITH REGIONAL EXCEPTIONS When the American Land Title Assodation policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 2 above are used and the following exceptions to coverage appear in the policy. SCHEDULES This policy does not insure against loss or damage by reason of the matters shown In parts one and two following: Part One I. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making Inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. DWepandes, conflicts In boundary lines, shortage in area, encroadhments, or any other facts which a correct survey would disdose, and which are not shown by public records. S. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof, water rights, claims or tide to water. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 4. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY -1970 WITH AL.T.A. ENDORSEMENT FORM 1 COVERAGE SCHEDULE OF EXCLUSIONS FROM COVERAGE I. Any law, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now or hereafter erected on the land, or prohibiting a separation In ownership or a reduction in the dimensions or area of the land, or the effect of any violation of any such law ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of poke power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defect,, Hens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the Insured daimant, (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such daimant acquired an estate or Interest Insured by this policy or acquired the Insured mortgage and not disclosed in writing by the insured claimant to the Company prior to the date such Insured claimant became an Insured hereunder, (c) resulting in no loss or damage to the Insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent insurance is afforded herein as to any statutory lien for labor or material or to the extent Insurance is afforded herein as to assessments for street Improvements under construction or completed at Date of Policy). 4. Unenforceability of the lien of the insured mortgage because of failure of the insured at Date of Policy or of any subsequent owner of the indebtedness to comply with applicable "doing business' laws of the state in which the land is situated. S. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY -1970 WITH REGIONAL EXCEPTIONS When the American Land Title Assodalion Lenders Policy Is used as a Standard Coverage Policy and not as an Extended Coverage Policy, the exclusions set forth in paragraph 4 above are used and the following exceptions to coverage appear in the policy. SCHEDULES This policy does not insure against loss or damage by reason of the matters shown in parts one and two following: Part One - I. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making Inquiry of persons In possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepandes, conflicts in boundary Ines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. S. Unpatented mining claims; reservations or exceptions to patents or in Acts authorizing the issuance thereof; water rights, dalms or die to water. 6. Any fen, or right to a Gen, for services, labor or material theretofore or hereafter furnished, Imposed by law and not shown by the public records. FirstAmerican Title • :. Ordeftber: O-SA-1163530 Page Number: 9 6. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY -1992 WITH A.LTJL ENDORSEMENT FORM 1 COVERAGE EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: I. (a) Any law, ordinance or governmental regulation (including but not limited to building and 'zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (1) the occupancy, use, or enjoyment of the land, (0) the character, dimensions or location of any improvement now or hereafter erected on the land, (ill) a separation In ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part, or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy, (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the Insured claimant prior to the date the Insured claimant became an insured under this policy; (c) resulting in no loss or damage to the Insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material or the extent insurance is afforded herein as to assessments for street improvements under construction or completed at date of policy); or (e) resulting in loss or damage which would not have been sustained if the Insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with the applicable "doing business' laws of the state in which the land is situated. S. Invalidity or unenforceability of the lien of the Insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth In lending law. 6. Any statutory lien for services, labor or materials (or the claim of priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an improvement or work related to the land which Is contracted for and commenced subsequent to Date of Policy and is not financed in whole or In part by proceeds of the Indebtedness secured by the Insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim, which arm out of the transaction creating the interest of the mortgagee Insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditoW rights laws, that is based on: (1) the transaction creating the Interest of the Insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (0) the subordination of the Interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iu) the transaction creating the Interest of the Insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the Instrument of transfer, or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 7. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY -1992 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 6 above are used and the following exceptions to coverage appear in the policy. SCHEDULES This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, Interests, or daims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Disarepancles, conflicts to boundary Ones, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof, water rights, claims or title to water. 6. Any fen, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. S. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY - 1992 FirstAmefican Tit/e 0 Orde&ber: O-SA-1163530 Page Number: 10 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (1) the occupancy, use, or enjoyment of the land; (11) the character, dimensions or location of any Improvement now or hereafter erected on the land; (111) a separation in ownership or a change id the dimensions or area of the land or any parcel of which the land Is or was a part;; or Qv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, Hen or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded In the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 1. Defects, Hens, encumbrances, adverse claims, or other matters: (a) created, suffered, assumed or agreed to by the Insured claimant; (b) not known to the Company, not recorded In the public records at Date of Policy, but known to the Insured claimant and not disclosed in writing to the Company by the Insured claimant prior to the date the Insured claimant became an Insured under this policy, (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy,' or . (e) resulting in loss or damage which would not have been sustained if the Insured claimant had paid value for the estate or interest Insured by this policy. 1. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that la based on: p) the transaction creating the estate or Interest Insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (11) the transaction creating the estate or Interest Insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the Instrument of transfer, or (b) of such recordation to Impart notice to a purchaser for value or a judgment or lien creditor. 9. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY -1992 WITH REGIONAL EXCEPRONS When the American Land Title Association policy Is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 8 above are used and the following exceptions to coverage appear in the policy. SCHEDULE 8 This policy does not Insure against loss or damage (and the Company will not pay cam, attorneys' fees or expenses) which arise by reason of: Part One: I. Taxes or assessments which are not shown as existing Hens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights` interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making Inquiry of persons In possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts In boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disdose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof, water rights, claims or title to water. 6. Any Gen, or right to a lien, for services, labor or material theretofore or hereafter furnished, Imposed by law and not shown by the public records. 10. AMERICAN LAND TITRE ASSOCIATION RESIDENTIAL TIRE INSURANCE POLICY -1987 EXCLUSIONS In addition to the Exceptions In Schedule 8, you are not Insured against loss, costs, attorneys' fees and expenses resulting from: Govemmental police power, and the existence or violation of any law or government regulation. This Includes building and zoning ordinances and also laws and regulations concerning: ' land use • Improvements on the land • land division • environmental protection This exclusion does not apply to violations or the enforcement of these matters which appear In the public records at Policy Date. This exclusion does not Inalt the zoning coverage described in items 12 and 13 of Covered Title Risks. AistAmerican Title • • . Ordeber: O-SA-1163530 Page ber: 11 2. The right to take the land by condemning it, unless: • a notice of exercising the right appears in the public records on the Policy Date • the taking happened prior to the Policy pate and Is binding on you if you bought the land without knowing of the taking. 3. Tide Risks: • that are created, allowed, or agreed to by you that are known to you, but not to us, on the Policy Date • unless they appeared in the public records • that result in no loss to you • that fist affect your title after the Policy Date - this does not Ilmit the labor and material lien coverage in Item 8 of Covered Title Risks 4. Failure to pay value for your title. S. Lack of a right• • to any land outside the area specifically described and referred to in Item 3 of Schedule A, or • In streets, alleys, or waterways that touch your land This exclusion does not limit the access coverage in Item 5 of Covered Tide Risks. 11. EAGLE PROTECTION OWNER'S POLICY CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE -1998 ALTA HOMEOWNER'S POLICY OF TIRE INSURANCE -1998 Covered Risks 14 (Subdivision Law Vloladon).15 (Building Permit).16 (Zoning) and 18 (Encroachment of boundary walls or fences) are subject to Deductible Amounts and Niaximum Dollar Limits of Liability EXCLUSIONS In addition to the Exceptions in Schedule B, you are not Insured against loss, costs, attorneys' fees, and expenses resulting from: Governmental police power, and the existence or violation of any law or government regulation. This Includes ordinances, laws and regulations concerning: a. building c. land use e. land division b. zoning d. Improvements on the land f. environmental protection This exclusion does not apply to violations or the enforcement of these matters If notice of the violation or enforcement appears in the Public Records at the Policy Date. This exclusion does not limit the coverage described In Covered Risk 14, 15,16,17 or 24. 2. The failure of Your existing structures, or any part of then; to be constructed in accordance with applicable building codes. This Exclusion does not apply to violations of building codes if notice of the violation appears in the Public Records at the Policy Date. 3. The right to take the Land by condemning it, unless: a. a notice of exercising the right appears in the Public Records at the Policy Date; or b. the taking happened before the Policy Date and is binding on You if You bought the Land without Knowing of the taking. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records, b. that are Known to You at the Policy Date, but not to Us, unless they appear in the Public Records at the Policy Date; c. that result In no loss to You; or d. that first occur after the Poky Date - this does not limit the coverage described In Covered Risk 7, 8.d, 22, 23, 24 or 25. S. Failure to pay value for Your Title. 6. Lack of a right: a. to any Land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land. This exclusion does not limit the coverage described in Covered Risk 11 or 18. 12. SECOND GENERATION EAGLE LOAN POLICY AMERICAN LAND TITLE ASSOCIATION EXPANDED COVERAGE RESIDENTXAL LOAN POLICY (10/13/01) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or enwaes which arise by reason oh FfttAmerican Tit/e • • Orde0ber: O-SA-1163530 Page Number: 12 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (11) the character, dimensions or location of any improvement now or hereafter erected on the land; (111) a separation In ownership or a change In the dimensions or area of the land or any parcel of which the land Is or was A part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded In the Public Records at Date of Policy. This exclusion does not limit the coverage provided under Covered Risks 12, 13, 14 and 16 of this policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the Public Records at Date of Policy. This exclusion does not limit the coverage provided under Covered Risks 12, 13,14 and 16 of this policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the Public Records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without Knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) created, suffered, assumed or agreed to by the Insured Claimant, (b) not Known to the Company, not recorded In the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (this paragraph does not limit the coverage provided under Covered Risks 8, 16, 18, 19, 20, 21, 22, 23, 24, 25 and 26); or (e) resulting in loss or damage which would not have been sustained If the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of the Insured at Date of Policy, or the inability or failure of any subsequent owner of the Indebtedness, to comply with applicable doing business laws of the state in which the land is situated. S. Invalidity or unenforceability of the lien of the Insured Mortgage, or claim thereof, which arises out of the transaction evidenced by the Insured Mortgage and is based upon usury, except as provided in Covered Risk 27, or any consumer credit protection or truth in lending law. 6. Real property taxes or assessments of any governmental authority which become a lien on the Land subsequent to Date of Policy. This exclusion does not limit the coverage provided under Covered Risks 7, 8 (e) and 26. 7. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to advances or modifications made after the Insured has Knowledge that the vestae shown In Schedule A is no longer the owner of the estate or interest covered by this policy. This exclusion does not limit the coverage provided in Covered Risk 8. 8. lack of priority of the lien of the Insured Mortgage as to each and every advance made after Date of Policy, and all Interest charged thereon, over liens, encumbrances and other matters affecting title, the existence of which are Known to the Insured at: (a) The time of the advance; or (b) The time a modification Is made to the terms of the Insured Mortgage which changes the rate of interest charged, if the rate of interest is greater as a result of the modification than It would have been before the modification. This exclusion does not limit the coverage provided in Covered Risk 8. 9. The failure of the residential structure, or any portion thereof to have been constructed before, on or after Date of Policy in accordance with applicable building codes. This exclusion does not apply to violations of building codes If notice of the violation appears in the Public Records at Date of Policy. SCHEDULE B h This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: The following existing statutes, reference to which are made part of the ALTA 8.1 Environmental Protection Lien Endorsement incorporated into this Policy following item 28 of Covered Risks: NONE. 13. SECOND GENERATION EAGLE LOAN POLICY AMERICAN LAND TITLE ASSOCIATION EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (10/13/01) WITH REGIONAL EXCEPTIONS When the American land Title Association loan policy with EAGLE Protection Added is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth In paragraph 12 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B This policy does not insure against loss or damage (and the Company wig not pay costs, attorneys' fees or expenses) which arise by reason of: PartOne: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary Ines, shortage In area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. firstAmet can Title -4-4r Ordinber: O-SA-1163530 Page Number: 13 S. Unpatented mining claims; reservations or.exceptions in patents or in acts authodiing the Issuance thereof, water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter fumished, Imposed by law and not shown by the public records. Part Two: I. The following existing statutes, reference to which are made part of the ALTA 8.1 Environmental Protection 11en Endorsement incorporated Into this Policy following Item 28 of Covered Risks: None. First American Title MARCH 1979 DK pp ati JQ� /torsi N, 0.69ZAC. 1G HOSPITAL IN • rRAcrk AM �(PRIVIITF — _ _ _ SrRf c PROUCCT 936-76 LOT @/ S. 937AC. 0 TRACT NO. / 056; PRo✓ECT 930. 77 A / 23 22 6.4TOACICI 5.79 AC � O..iBBsar IC LOT 7 O / IE BL K. / PRo✓ cr 9: POR. L or 172 Mrx 2 8 2$ 18.57Z AC 1`�g4/MACE' L o9Jy 34L: 1 iPyr, sr• 03 r/ f sows L H/GI �1 IRVINE SUB TRACT NO. 8JJ6 M.M. 4J9-8 to 12 inc. TRACT' NO. 10587 U.M. 449-5 . 6 RECORD Cr SURVEr R. S. 105-4? First American TYUe Insurance Company THIS MAP IS FOR INFORMATION ONLY AND IS NOT APART OF THIS TITLE EVIDENCE RECORDING REQUESTED AND WHEN RECORDED RETURN TO: Recorded in Official Records, County of Orange Tom Daly, Clerk -Recorder IIIIflIfI�IIIaIIIIIInn1111111111111�11111111�11111111�IIIIIINO FEE 200300498609 08:28am 09109/03 213 108 Al2 8 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 City of Newport Beach Post Office Box 1768 Newport Beach, CA 926594768 Space above this line for Recorder's use only. ENCROACHMENT AGREEMENT. THIS AGREEMENT is made and entered into this N� day of 2003, by and between Hoag Memorial Hospital Presbyterian (hereinafter "OWNER"), and the City of Newport Beach, California, a municipal corporation organized and existing under and by virtue of its Charter and the Constitution and the laws of the State of California, (hereinafter "CITY"). OWNER is the owner of property located at 1 Hoag Drive, Newport Beach, California 92658-6100 and legally described as a portion of Lot 172, Block 1, Irvine Subdivision, as shown on a map recorded in Book 1, Pages 88, of Miscellaneous Maps in the office of the County Recorder of Orange County, California. WITNESSETH: WHEREAS, OWNER desires to construct certain improvements (hereinafter "PERMITTED IMPROVEMENTS") within Superior Avenue right-of- way (hereinafter "right-of-way") that is located within a portion of the Superior Avenue right-of-way, and within the Sunset View City Park (hereinafter "park'), for which dedication by OWNER was accepted by CITY per Document #19970333829 in the office of the County Recorder of Orange County, California on July 15,1997; and Page 1 E WHEREAS, said PERMITTED IMPROVEMENTS may interfere in the future with CITY'S ability to construct, operate, maintain, and replace CITY and other public facilities and improvements within right-of-way and park; and WHEREAS, the parties hereto desire to execute an agreement providing for fulfillment of the conditions required by CITY to permit OWNER to construct, reconstruct and maintain said PERMITTED IMPROVEMENTS. NOW, THEREFORE, in consideration of the mutual promises, the parties hereto agree as follows: 1. It is mutually agreed that PERMITTED IMPROVEMENTS shall be defined as tie -backs, landscaping and appurtenances in right-of-way and tie- backs under park as shown on EXHIBIT W. attached hereto and as approved by the Public Works Department. PERMITTED IMPROVEMENTS, as identified in this Agreement, shall not be interpreted in such a manner so as to diminish the rights of CITY and OWNER described in Document #19970333829. In addition, the proposed PERMITTED IMPROVEMENTS may vary at the time of construction. Hence, any changes must be approved by the Public Works Department and shall be shown on the "As Built" plans. 2. CITY will permit OWNER to construct, reconstruct, install, maintain, use, operate, repair and replace said PERMITTED IMPROVEMENTS and appurtenances incidental thereto, within right-of-way and park, all in substantial conformance with plans and specifications on file in the CITY and any modifications that have been approved by the Public Works Department. CITY will further allow OWNER to take all reasonable measures necessary or convenient in accomplishing the aforesaid activities. 3. OWNER and CITY further agree as follows: a. OWNER may construct and install PERMITTED IMPROVEMENTS and appurtenances incidental thereto, in substantial Page 2 • r conformance with plans and specifications therefore on file in the CITY'S Public Works Department, and as described on Exhibit 'W' hereto attached, and including any modifications thereto that have been approved by the Public Works Department. b. OWNER shall maintain the PERMITTED IMPROVEMENTS in accordance with general prevailing standards of maintenance, and pay all costs .and expenses incurred in doing so. However, nothing herein shall be construed to require OWNER to maintain, replace or repair any CITY -owned pipeline, conduit or cable located in or under said PERMITTED IMPROVEMENTS, except as otherwise provided herein. C. The construction of PERMITTED IMPROVEMENTS shall not preclude CITY from developing the subject right-of-way or park. d. Should owner determine that the underground PERMITTED IMPROVEMENTS need repair, or replacement, and are able to complete repairs without disturbing any surface improvements, OWNER may make such repairs without requiring prior written approval of the Public Works Director. e. If any City or other public facilities or improvements (surface or underground) are damaged, by the installation or presence of PERMITTED IMPROVEMENTS, or are damaged or will be damaged by any necessary repairs or replacement -of PERMITTED IMPROVEMENTS, OWNER shall be responsible for cost of repairs and/or replacement of both Permitted Improvements and/or City facilities and improvements. If. That should CITY be required to enter onto said right-of- way to exercise its primary rights associated with said, right-of-way including but not limited to, the maintenance, removal, repair, renewal, replacement or Page 3 enlargement of existing or future public facilities or improvements, and if any tiebacks are to be disturbed or landscape improvements removed, in such event: (i) CITY shall notify OWNER of its intention to accomplish such work, if any emergency situation does not exist. (ii) OWNER shall be responsible for arranging for any renewal, replacement, or restoration of the PERMITTED IMPROVEMENTS affected by such work by CITY. " (iii) CITY agrees to bear only the cost of any removal of the PERMITTED IMPROVEMENTS affected by such work by CITY. (iv) OWNER agrees to pay all costs for renewal, replacement, or restoration of the PERMITTED IMPROVEMENTS. 4. In the event OWNER breaches any material provision of this Agreement, the CITY may at its option may, in addition to the other legal remedies available to it, repair deficiencies and bill OWNER for repair costs which shall be reimbursed within 30 days. 5. OWNER shall defend, indemnify and hold harmless CITY, its City Council, boards and commissions, officers and employees from and against any and all loss, damage, liability, claims, suits, costs and expenses whatsoever, including reasonable attorneys' fees (when outside attorneys are so utilized), to the extent caused by the design, construction, maintenance, or continued existence of the PERMITTED IMPROVEMENTS. OWNER'S obligation to defend and indemnify CITY under this section shall apply provided CITY promptly notifies OWNER of such indemnifiable claim and allows OWNER to defend with counsel of OWNER'S choosing and provides reasonable assistance in such defense or settlement at the request and expense of OWNER; provided, Page 4 however, OWNER shall not be obligated to defend or indemnify CITY to the extent such damages are the result of the sole or active negligence or willful misconduct of CITY. 6. OWNER agrees that this Agreement shall remain in full force and effect from execution thereof, shall run with the land; shall be binding upon the heirs, successors, and assigns of OWNERS' interest in the land, whether fee or otherwise, and shall be recorded in the Office of the County Recorder of Orange County, California. IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be executed on the day and year first above written. APPROVED AS TO FORM: 1 By: C• orney ATTEST: 7 STATE OF CALIFORNIA ) CITY OF NEWPORT BEACH, a Municipal corporation By. �. City Manage OWNER: By: D".of Peter Foulke Page 5 STAG o P Cali r6,eua ) ss: COUNTY OF ORANGE ) Onc kA., g . 2003, before me, kaf-hep;ne Wdo C�Ffi�, Ndi-�ty 4Nife personally appeared -p fer pout)kt: , personally known to me (or proved to me on the basis of satisfactory evidence) to be the person(tq whose name(s) is/ara subscribed to the within instrument and acknowledged to me that helsheAkey has executed the same in hisA A lieir authorized capacityTL*, and that by hisAwA ieir signature* on the instrument the personN or the entity upon behalf of which the person acted, executed the .nstru ent. VINNtRINE wiles tip G rMi1101 f?3M WITNESS my hand and official seal. Nr n �O� x IYyt�Dnntl°J��M�Llbl Notary Public in and fo aid State STATE OF CALIFORNIA ) ) ss: COUNTY OF ORANGE On MMUK • 1 .9 2003, before me, u J�`•' o rsonally appeared [ IoVY�f L• giU( (This area for official notarial seal) i lanl I. BOW personally known to me e ry _avWenGe,) to be the person s} ose nam s) i ar subscribed to the within instrument and acknowledged to me that he/she a has executed the same in his/her eir authorized capacit ies and that by his/her/ eir ignatur son the instrument the perso s) r the entity upon behalf of which the person acted, executed the instrument. WITNESS my hand and official seal. 4 Notary Public in and for said State t EILANI 1. BROWN Commission* 133BB73 Notary PublIC - C111MOMla my Orange County Conan. F*res Jan 28, 2M6 PRE (This area for official notarial seal) F:\USERS\?BW\Shared\ENCR0ACH\R0W Agreements\2002\Hoag Hospital 2002.doe Page 6 f&l BEST AVAILABLE IMAGE SECNON • NOOTN ipl; Ni �: V WALL EXHIBIT ire nro.r i ,i • its r.r SECTION • NEST (rENWIME11fj T n SMMN MOT 3 Sheet 2 OF 2 • i G U A RA N'T E E. AMERI III/r 1 FirstAmerican Title.Insurance Company . 1 • r r 603119 Form No.1282 (Rev.12/15/95) SCHEDULE OF EXCLUSIONS FROM COVERAGE OF THIS GUARANTEE 1. Except to the extent that specific assurances are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters against the title, whether or not shown by the public records. (b) (1) Taxes or assessments of any taxing authority that levies taxes or assessments on real property; or, (2) Proceedings by a public agency which may result in taxes or assessments, or notices of such proceedings, whether or not the matters excluded under (1) or (2) are shown by the records of the taxing authority or by the public records. (c) (1) Unpatented mining claims; (2) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (3) water rights, claims or title to water, whether or not the matters excluded under (1), (2) or (3) are shown by the public records. 2. Notwithstanding any specific assurances which are provided in Schedule A of this Guarantee, the Company assumes no liability for loss or damage by reason of the following: (a) Defects, liens, encumbrances, adverse claims or other matters affecting the title to any property beyond the lines of the land expressly described in the description set forth in Schedule (A), (C) or in Part 2 of this Guarantee, or title to streets, roads, avenues, lanes, ways or waterways to which such land abuts, or the right to main- tain therein vaults, tunnels, ramps or any structure or improvements; or any rights or easements therein, unless such property, rights or easements are expressly and specifically set forth in said description. (b) Defects, liens, encumbrances, adverse claims or other matters, whether or not shown by the public records; (1) which are created, suffered, assumed or agreed to by one or more of the Assureds; (2) which result in no loss to the Assured; or (3) which do not result in the invalidity or potential invalidity of any judicial or non - judicial proceeding which is within the scope and purpose of the assurances provided. (c) The identity of any party shown or referred to in Schedule A. (d) The validity, legal effect or priority of any matter shown or referred to in this Guarantee. 1. Definffion of Terms. The following terms when used in the Guarante mean: GUARANTEE CONDITIONS AND STIPULATIONS 4. Company's Option to Defend or Prosecute e Actions; Duty of Assured Claimant to Cooperate. li (a) the Assured": the party or parties named as the Assured in this Guarantee, or on a supplemental writing executed by the Company. (b) "land": the land described or referred to in Schedule (A)(C) or in Part 2, and improvements affixed thereto which by law constitute real property. The term "land" does not include any property beyond the lines of the area described or referred to in Schedule (A)(C) or in Part 2, nor any right, title, interest, estate or easement in abutting streets, roads, avenues, alleys, lanes, ways or waterways. (c) "mortgage": mortgage, deed of trust, trust deed, or other security instrument. (d) "public records": records established under state statutes at Date of Guarantee for the purpose of imparting constructive notice of matters relating to real property to purchasers for value and without knowledge. (e) "date": the effective date. 2. Notice of Claim to be Given by Assured Claimant. An Assured shall notify the Company promptly in writing in case knowledge shall come to an Assured hereunder of any claim of title or interest which is adverse to the title to the estate or interest, as stated herein, and which might cause loss or damage for which the Company may be liable by virtue of this Guarantee. If prompt notice shall not be given to the Company, then all liability of the Company shall termi- nate with regard to the matter or matters for which prompt notice is required; provided, however, that failure to notify the Company shall in no case prejudice the rights of any Assured under this Guarantee unless the Company shall be prejudiced by the failure and then only to the extent of the prejudice. 3. No Duty to Defend or Prosecute. The Company shall have no duty to defend or prosecute any action or proceeding to which the Assured is a party, notwithstanding the nature of any allegation in such action or proceeding. Even though the Company has no duty to defend or prosecute as set forth in Paragraph 3 above: (a) The Company shall have the right, at its sole option and cost, to institute and prosecute any action or proceeding, interpose a defense, as limited in (b), or to do any other act which in its opinion may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the lien rights of the Assured, or to prevent or reduce loss or damage to the Assured. The Company may take any appropriate action under the terms of this Guarantee, whether or not it shall be liable hereunder, and shall not thereby concede lia- bility or waive any provision of this Guarantee. If the Company shall exercise its rights under this paragraph, it shall do so diligently. (b) 9 the Company elects to exercise its options as stated in Paragraph 4(a) the Company shall have the right to select counsel of its choice (subject to the right of such Assured to object for reasonable* cause) to rep- resent the Assured and shall not be liable for and will not pay the fees of any other counsel, nor will the Company pay any fees, costs or expenses incurred by an Assured In the defense of those causes of action which allege matters not covered by this Guarantee. (c) Whenever the Company shall have brought an action or intelposed a defense as permitted by the pro- visions of this Guarantee, the Company may pursue any litigation to final determination by a court of competent jurisdiction and expressly reserves the right, in its sole discretion, to appeal from an adverse judgment or order. (d) In all cases where this Guarantee permits the Company to prosecute or provide for the defense of any action or proceeding, an Assured shall secure to the Company the right to so prosecute or provide for the defense of any action or proceeding, and all appeals therein, and permit the Company to use, at its option, the name of such Assured for this purpose. Whenever requested by the Company, an Assured, at the Company's expense, shall give the Company all reason- able aid in any action or proceeding, securing evidence, Orang witnesses, prosecuting or defending the n or lawful act which in the opinion of the Company may be necessary or desirable to establish the title to the estate or interest as stated herein, or to establish the en rights of the Assured. If the Company is prejudiced by the failure of the Assured to furnish the required cooperation, the Company's obligations to the Assured under the Guarantee shall terminate. S. Proof of Loss or Damage. In addition to and after the notices required under Section 2 of these Conditions and Stipulations have been provided to the Compariy, a proof of loss or dam- age signed and sworn to by the Assured shall be fur- nished to the Company within ninety (90) days after the Assured shall ascertain the facts giving rise to the loss or damage. The proof of loss or damage shall describe the matters covered by this Guarantee which consfUe the basis of loss or damage and shall state, to the extent possible, the basis of calculating the amount of the loss or damage. If the Company is prejudiced by the failure of the Assured to provide the required proof of loss or damage, the Company's obligation to such Assured under the Guarantee shall terminate. In addition, the Assured may reasonably be required to submit to exam- ination under oath by any authorized representative of the Company and shall produce for examination, inspection and copying, at such reasonable times and places as may be designated by any authodzed,repre- sentative of the Company, all records, books, ledgers, checks, correspondence and memoranda, whether bearing a date before or after Date of Guarantee, which reasonably pertain to the loss or damage. Further, 'd requested by any authorized representative of the Company, the Assured shall grant its permission, in writing, for any authorized representative of the Com- pany to examine, inspect and copy all records, books, ledgers, checks, correspondence and memoranda in the custody or control of a third party, which reasonably pertain to the loss or damage. All information desig- nated as confidential by the Assured provided to the Company pursuant to this Section shall not be disclosed to others unless, in the reasonable judgment of the Company, it is necessary in the administration of the claim. Failure of the Assured to submit for examination under oath, produce other reasonably requested ation or grant permission to secure reasonably ssary information from .third parties as required (5 continued) in the above paragraph, unless prohibited by law or governmental regulation, shall terminate any liability of the Company under this Guarantee to the Assured for that claim. 6. Options to Pay or Otherwise Settle Claims: Termination of Liability. In case of a claim under this Guarantee, the Company shall have the following additional options: (a) To Pay or Tender Payment of the Amount of Liability or to Purchase the Indebtedness. The Company shall have the option to pay or settle or compromise for or in the name of the Assured any claim which could result in loss to the Assured within the coverage of this Guarantee, or to pay the full amount of this Guarantee or, if this Guarantee is issued for the benefit of a holder of a mortgage or a lienholder, the Company shall have the option to purchase the indebt- edness secured by said mortgage or said lien for the amount owing thereon, together with any costs, reason- able attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of purchase. Such purchase, payment or tender of payment of the full amount of the Guarantee shall terminate all lia- bility of the Company hereunder. In the event after notice of claim has been given to the Company by the Assured the Company offers to purchase said indebted- ness, the owner of such indebtedness shall transfer and assign said indebtedness, together with any collateral security, to the Company upon payment of the purchase price. Upon the exercise by the Company of the option provided for in Paragraph (a)•the Company's obligation to the Assured under this Guarantee forthe claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4, and the Guarantee shall be surrendered to the Company for cancellation. (b) To Pay or Otherwise Settle With Parties Other Than the Assured or With the Assured Claimant. To pay or otherwise settle with other parties for or in the name of an Assured claimant any claim assured against under this Guarantee, together with any costs, attorneys' fees and expenses incurred by the Assured claimant which were authorized by the Company up to the time of payment and which the Company is obligat- ed to pay. Upon the exercise by the Company of the option provided for in Paragraph (b) the Company's obligation to the Assured under this Guarantee forthe claimed loss or damage, other than to make the payment required in that paragraph, shall terminate, including any obligation to continue the defense or prosecution of any litigation for which the Company has exercised its options under Paragraph 4. 7. Determination and Extent of Liability. This Guarantee is a contract of Indemnity against actual monetary loss or damage sustained or incurred by the Assured claimant who has suffered loss or dam- age by reason of reliance upon the assurances set forth in this Guarantee and only to the extent herein described, and subject to the Exclusions From Coverage of This Guarantee. The liability of the Company under this Guarantee 1Assured shall not exceed the least of: k a) .. the amount of liability stated in Schedule A or in Part 2; (b) the amount of the unpaid principal indebted- ness secured by the mortgage of an Assured mortgagee, as limited or provided under Section 6 of these Conditions and Stipulations or as reduced under Section 9 of these Conditions and Stipulations, at the time the loss or damage assured against by this Guarantee occurs, together with interest theron; or (c) the difference between the value of the estate or interest covered hereby as stated herein and the value of the estate or interest subject to any defect, lien or encumbrance assured against by this Guarantee. B. Limitation of Liability. (a) If the Company establishes the title, or removes the alleged defect, lien or encumbrance, or cures any other matter assured against by this Guarantee in 'a reasonably diligent manner by any method, including litigation and the completion of any appeals therefrom, it shall have fully performed its obligations with respect to that matter and shall not be liable for any loss or damage caused thereby. (b) In the event of any litigation by the Company or with the Company's consent, the Company shall have no liability for loss or damage until there has been a final determination by a court of competent jurisdiction, and disposition of all appeals therefrom, adverse to the title, as stated herein. (c) The Company shall not be liable for loss or damage to any Assured for liability voluntarily assumed by the Assured in settling any claim or suit without the prior written consent of the Company. 9. Reduction of Liability or Termination of Liability. All payments under this Guarantee, except pay- ments made for costs, attorneys' fees and expenses pursuant to Paragraph 4 shall reduce the amount of liability pro tanto. 10. Payment of Loss. (a) No payment shall be made without producing this Guarantee for endorsement of the payment unless the Guarantee has been lost or destroyed, in which case proof of loss or destruction shall be furnished to the satisfaction of the Company. (b) When liability and the extent of loss or damage has been definitely fixed in accordance with these Conditions and Stipulations, the loss or damage shall be payable within thirty (30) days thereafter. 11. Subrogation Upon Payment or Settlement. Whenever the Company shall have settled and paid a claim under this Guarantee, all right of subroga- tion shall vest in the Company unaffected by any act of the Assured claimant. The Company shall be subrogated to and be entitled to all rights and remedies which the Assured would have had against any person or property in respect to the claim had this Guarantee not been issued: If requested by the Company, the Assured shall transfer to the Company all rights and remedies against any per- son or property necessary in order to perfect this right of subrogation. The Assured shall permit the Company to sue, compromise or settle in the name of the Assured and to use the name of the Assured in any transaction or litigation involving these rights or remedies. If a payment a" account of a claim does not fully the loss of the Assured the Company shall be subrogated to all rights and remedies of the Assured after the Assured shall have recovered its principal, interest, and costs of collection. 12. Arbitration. Unless prohibited by applicable law, either the Company or the Assured may demand arbitration pur- suant to the Title Insurance Arbitration Rules of the American Arbitration Association. Arbitrable matters may include, but are not limited to, any controversy or claim between the Company and the Assured arising out of or relating to this Guarantee, any service of the Company in connection with its issuance or the breach of a Guarantee provision or other obligation. All arbitra- ble matters when the Amount of Liability is $1,000,000 or less shall be arbitrated at the option of either the Company or the Assured. All arbitrable matters when the amount of liability is in excess of $1,000,000 shall be arbitrated only when agreed to by both the Company and the Assured. The Rules in effect at Date of Guarantee shall be binding upon the parties. The award may include attorneys' fees only if the laws of the state in which the land is located permits a court to award attorneys' fees to a prevailing party. Judgment upon the award rendered by the Arbitrator(s) may be entered in any court having jurisdiction thereof. The law of the situs of the land shall apply to an arbitration under the Title Insurance Arbitration Rules. A copy of the Rules may be obtained from the Company upon request. 13. Liability Limited to This Guarantee; Guarantee Entire Contract. (a) This Guarantee together with all endorsements, if any, attached hereto by the Company is the entire Guarantee and contract between the Assured and the Company. in interpreting any provision of this Guarantee, this Guarantee shall be construed as a whole. (b) Any claim of loss or damage, whether or not based on negligence, or any action asserting such claim, shall be restricted to this Guarantee. (c) No amendment of or .endorsement to this Guarantee can be made except by a writing endorsed hereon or attached hereto signed by either the President, a Vice President, the Secretary, an Assistant Secretary, or validating officer or authorized signatory of the Company. 14. Notices, Where Sent. All notices required tobegiven the Company and any statement in writing required to befurnished the Company shall include the numberofthis Guarantee andshall be addressed to the Company at 1 First American Way, SantaAna, California92707. • Form 1349 CLTA Guarantee Face Page (Revised 12/15/95) • •P •� hMt/(t •I• First American Title Insurance Company SUBJECT TO THE EXCLUSIONS FROM COVERAGE, THE LIMITS OF LIABILITY AND THE CONDITIONS AND STIPULATIONS OF THIS GUARANTEE, First American Title Insurance Company a corporation, herein called the Company, GUARANTEES the Assured named in Schedule A against actual monetary loss or damage not exceeding the liability amount stated in Schedule A, which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. First American Title Insurance Company By GARY. L. KERMOTT, PRESIDENT By: James F. Gominsky, Assistant Vice President ISSUING OFFICE: 2 First American Way, (P.O. Box 267 - 92702) Santa Ana, California 92707 (714) 800-3000 SCHEDULE A PROPERTY OWNER'S NOTICE GUARANTEE LIABILITY: $250.00 FEE: $250.00 Name of Assured: PERI MURETTA Date of Guarantee: OCTOBER 4, 2004 1. That, according to the last equalized "Assessment Roll" provided to First American Title for Orange County - a. The persons listed as "Assessed Owner" are shown on the assessment roll as owning real property within 300 feet of the property identified on the assessment roll as Assessor's Parcel Number 423-011-25, 423-011-28, 423-011-30. b. The Assessor's Parcel Number and any addresses shown on the assessment roll are attached hereto. MONDEROGA moJEcr 9j2.5e 25.25AC TRACT POR Lor 463 FREEWAY 00000 94 'A 1116 5()P -NO. / � _es_sa_ cr coAsr ORDINANCE NO.2002-17 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH APPROVING PLANNED COMMUNITY TEXT AMENDMENT NO. 2002-001 TO THE HOAG HOSPITAL PLANNED COMMUNITY DEVELOPMENT TEXT WHICH ESTABLISHES A DEFINITION TO EXCLUDE CERTAIN NON -OCCUPIED AREAS FROM APPLYING TOWARD THE TOTAL DEVELOPMENT ALLOCATION AUTHORIZED FOR THE SUBJECT PROPERTY IDENTIFIED AS ONE HOAG DRIVE. WHEREAS, amendments to Title 20 and any adopted Planned Community Development Text must be approved by a Resolution of the Planning Commission setting forth full particulars of the amendment; and WHEREAS, the Planning Commission has held a noticed public hearing on June 6, 2002 to consider Planned Community Development Text Amendment No. 2002-001 to establish a definition to be incorporated into the Planned Community Development Text that would exclude certain non -occupied areas within buildings from applying toward the overall development allocation for the subject property identified as One Hoag Drive, legally described as that portion of Lots 169 & 170 in Block 2 and a portion of Lot 172 in Block lof Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Maps; and that portion of Lot 172 in Block 1 of Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Maps: Records of Orange County, CA, and adopted Resolution No. 1560 recommending approval to the City Council; and WHEREAS, the City Council has held a noticed public hearing on July 9 and August 13, 2002 regarding Planned Community Development Text Amendment No. 2002-001, which would amend the text by including a new definition pertaining to* floor areas and their use for the hospital campus located at One Hoag Drive. THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH DOES HEREBY ORDAIN AS FOLLOWS: Section 1: In conjunction with the consideration of the subject amendment to the Planned Community Text, the proposed project has been reviewed and it has been determined that the currently proposed scope of development for Phase II at Hoag Memorial Hospital Presbyterian falls within the parameters established in the originally certified EIR (EIR No. 142), which remains the governing environmental document. No significant impacts were identified outside those already defined in the EIR. The approved traffic study for Phase 11 documented that no new project Conditions of, Approval or Mitigation Measures were warranted. This proposal reflects a clarification of defined square footages within the entitlements granted by the aforementioned documents. Section 2: The Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations shall be amended to include a new definition pertaining to floor areas and their use for the hospital campus located at One Hoag Drive, as provided in Attachment Na. 1. Section 3: The Mayor shall sign and the City Clerk shall attest to the passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City, and the same shall become effective thirty (30) days after the date of its adoption. Section 4: The amendment authorizes the following changes to the Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations (additional text shown in italics): III. DEFINITIONS Entitlement, Gross Floor Area: any area of a building or portion thereof including the surrounding exterior walls, but excluding 1. Area of a building utilized for stairwells and elevator shafts on levels other than the first level of a building in which they appear, 2. Area of a building which measures less than 8 feet from finished floor to ceiling and is not for general or routine occupancy, 3. As applied to new construction permits issued on or after August 13, 2002, area of a building used specifically for base isolation and structural system upgrades directly related to requirements of governmental agencies and is not for general or routine occupancy, and 4. As applied to new construction permits issued on or after August 13, 2002, enclosed rooftop mechanical levels not for general or routine occupancy. V. DISTRICT REGULATIONS B. Prohibited Uses 1. Lower Campus a) Emergency Room b) Heliport c) Conversion of mechanical, structural or utility spaces to uses that allow general or routine occupancy or storage. .. 2. . Upper Campus a) Conversion of mechanical, structural or utility spaces to uses that allow general or routine occupancy or storage. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach held on August 13, 2002, and was adopted on the 27`h day of August by the following vote, to wit: i a ATTEST: ` ov/ • %U CITY CLERK �o i 1 AYES, COUNCIL MEMBERS Heffernan, Bromberg, Glover, Mayor Ridgeway NOES, COUNCIL MEMBERS Adams ABSENT COUNCIL. MEMBERS proctor ABSTAIN COUNCIL MEMBERS O'Neil MAYOR STATE OF CALIFORNIA } COUNTY OF ORANGE } ss. CITY OF NEWPORT BEACH } I, LAVONNE M. HAR.IMESS, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing ordinance, being Ordinance No. 2002-17 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 27th day of August 2002, and that the same was so passed and adopted by the following vote, to wit: Ayes: Heffernan, Bromberg, Glover, Mayor Ridgeway Noes: Adams Absent: Proctor Abstain: O'Neil IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 29th day of August 2002. (Seal) � #,9,7� - City Clerk City of Newport Beach, California CERTIFICATE OF PUBLICATION STATE OF CALIFORNIA } COUNTY OF ORANGE } ss. CITY OF NEWPORT BEACH } I, LAVONNE M. HARKLESS, City Clerk of the City of Newport Beach, California, do hereby certify that Ordinance No. 2002-16 has been duly and regularly published according to law and the order of the City Council of said City and that same was so published in The Daily Pilot, a daily newspaper of general circulation on the following date, to wit: August 31, 2002. 2002. In witness whereof, I have hereunto subscribed my name this day of City Clerk City of Newport Beach, California • • ORDINANCE NO. 92-3 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ADOPTING AN AMENDMENT RE-ZONING'THE PROPERTY COMMONLY KNOWN AS HOAG MEMORIAL HOSPITAL PRESBYTERIAN FROM THE A-P-H AND THE U DISTRICTS TO THE P-C (PLANNED COMMUNITY) DISTRICT, AMENDING CHAPTER 20.02 OF THE NEWPORT BEACH MUNICIPAL CODE TO REVISE THE HEIGHT LIMITATION ZONES MAP AND THE LEGAL DESCRIPTION OF THE 26/35 FOOT HEIGHT LIMITATION DISTRICT AND ADOPTING PLANNED COMMUNITY DISTRICT REGULATIONS AND DEVELOPMENT PLAN FOR HOAG HOSPITAL (PLANNING COMMISSION AMENDMENT NO.744) The City Council of the City of Newport Beach DOES ORDAIN as follows: SECTION 1. The subject property is the following real property in the City of Newport Beach, County of Orange, State of California: Parcel 1: That portion of Lots 169 and 170 in Block 2 and a portion of Lot 172 in Block 1 of Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Maps, Records of Orange County, California. Parcel 2: That portion of Lot 172 in Block 1 of Irvine Subdivision, as shown on a map recorded in Book 1, Page 88 of Miscellaneous Maps, Records of Orange County, California. as shown in the attached Exhibit "A" and hereinafter referred to as "Property". Title 20 of the Newport Beach Municipal Code is hereby amended to rezone all of the above described Property from the A-P-H and U Districts to the Planned Community (P-C) District, designate said Property as the Hoag Memorial Hospital Presbyterian Planned Community. SECTION 2. The Planning Director of the City of Newport Beach is hereby instructed and directed to change Districting Maps 22 and 22-A, referred to in Section 20.01.050 of the Newport Beach Municipal Code, and by such reference is made a part of Title 20, to reflect said change as described in Section 1 hereof, and shown in the attached • • 1 Exhibit "B", and when said Districting Maps have been so amended, the same shall be in full force and 'effect and be a part of Title 20 of the Newport Beach Municipal Code. SECTION 3. Development of the property, which is rezoned P-C pursuant to this Ordinance, shall be as specified in the Planned Community District Regulations and Development Plan which is also approved and adopted pursuant to this Ordinance, and which specifies the permitted land uses, intensity and density limits and development standards and regulations for the property as set forth in the attached Exhibit "C." SECTION 4. The Planning Director of the City of Newport Beach is also hereby instructed and directed to apply all of the provisions of said Planned Community District Regulations and Development Plan to the Property as described herein; the same shall be in full force and effect and be a part of Title 20 of the Newport Beach Municipal Code. SECTION 5. The legal description of the Shoreline Height Limitation Zone contained in Section 20.02.030 is amended to read: Beginning at the intersection of the westerly city boundary of Newport Beach and the centerline of West Coast Highway as established per Annexation No. 66 of the City of Newport Beach; thence northerly, easterly and southerly along the city boundary of Newport Beach to the northerly line of Annexation No. 25 of said city being the northerly line of West Coast Highway; thence easterly along said northerly line of West Coast Highway to the westerly line of Annexation No. 55; thence northerly along said westerly line to a line parallel with and 256 northerly (measured at right angles) from the centerline of West Coast Highway; thence easterly along said parallel line to a point 30 feet easterly of the centerline of Superior Avenue; thence southerly along a line parallel to the easterly line of Lot 172 of Block 1 in Irvine Subdivision to a point on the northerly line of West Coast Highway; thence easterly along said northerly right of way line of West Coast Highway to an intersection with the southwesterly prolongation of the centerline of Santa Ana Avenue; thence northeasterly along said prolongation.and along the centerline of Santa Ana Avenue to the centerline of Avon Street; thence easterly along the centerline of Avon Street to the centerline of Riverside Avenue; thence southwesterly along the centerline of Riverside Avenue to the centerline of Avon Street; thence easterly along the centerline of Avon Street and along a line parallel with and 375' northerly (measured at right angle) from the centerline of West Coast Highway to an intersection with the northwesterly boundary lipe of Tract No. 1221; thence southwesterly, southerly and easterly along said boundary line and easterly along the northerly boundary line of Tract No. 1210 to the centerline of Dover Drive; thence northerly along the centerline of Dover Drive to the westerly prolongation of the northerly line of Lot 1, 2 Tract No. 1125; thence easterly along said prolongation and along said northerly line to the northwesterly line of Upper Newport Bay as established per Superior Court Case No. 20436; thence northerly and easterly along said line of Upper Newport Bay to Sta. 65 per Superior Court Case No. 20436; thence easterly to a natural contour line having an elevation of 25.00 ft. above Mean Sea Level; thence easterly along said contour line to Jamboree Road;thence southerly along Jamboree Road to Eastbluff Drive; thence southwesterly along Eastbluff Drive to Backbay Drive as described in the deed recorded in Book 6901, page 207 of Official Records of Orange County; • thence westerly along said Backbay Drive; thence westerly and southerly along Backbay Drive as described in the deed recorded in Book 1037, page 269 of Official Records of Orange County to the northwesterly prolongation of the northerly line of Tract No. 6230; thence easterly along the northerly line of said Tract to the most easterly corner of Lot 83 of said Tract; thence southwesterly along the southeasterly line of said Lot 83 to the centerline of Vista Del Playa; thence southerly along Vista Del Playa to the centerline of Vista Del Oro; thence in a southerly direction along the centerline of Vista Del Oro to the westerly boundary of Tract No. 5877; thence southerly and easterly along the boundary of said Tract 5877 and easterly along the southerly boundary of Tract No. 5425 to Jamboree Road; thence southerly along Jamboree Road to the northerly line of Tract No. 6947; thence westerly along said northerly line and its westerly prolongation to the last said Backbay Drive; thence southerly along Backbay Drive to the northerly line of Parcel 2 per map recorded in Book 17, page 3 of Parcel Maps; thence easterly along said northerly line of Parcel 2 to the northwesterly line of Jamboree Road; thence southwesterly along said northwesterly line of Jamboree Road to the centerline of Backbay Drive;'thence northwesterly along said centerline to a line parallel.with and 100.09 northwesterly (measured at right angles) from the northwesterly line of Jamboree Road; thence southwesterly 700.W along said parallel line; thence westerly in a direct line to a point on a line 150.00 • feet south of Sta. 19 as established per Superior Court Case No. 20436, said line being parallel with the centerline of East Coast Highway; thence westerly along said parallel line to a natural contour line having an elevation of 25 feet above Mean Sea Level; thence westerly and southerly along said contour line having an elevation of 25.00 feet above Mean Sea Level to the centerline of East Coast Highway; thence continuing southerly and easterly along said contour line to the centerline of Jamboree Road; thence southerly and easterly along the centerline of Jamboree Road to the centerline of Bayside Drive; thence southeasterly along the centerline of Bayside Drive to the centerline of Bayside Place; thence southwesterly along the centerline of Bayside Place to a natural contour line having an elevation of 25.00 feet above Mean Sea Level; thence southerly and easterly along said contour line to the southerly boundary line of Tract No. 1116; thence southerly along said boundary line of Tract No. 1116 and along the southerly boundary line of Tract No. 3357 to the easterly city boundary of Newport Beach, as established per Annexation No. 68; thence southwesterly, westerly and northeasterly along the city boundary of Newport Beach to the Point of Beginning. SECTION 6. The Planning Director of the City of Newport Beach is hereby instructed and directed to change the Height Limitation Zones - Commercial Map contained in Chapter 20.02 of the Newport Beach Municipal Code, to reflect said change as described in Section 5 hereof, and shown in the attached Exhibit "D", and when said Map has been so amended, the same shall be in full force and effect and be a part of Title 20 of the Newport Beach Municipal Code. SECTION 7. The Mayor shall sign and the City Clerk shall attest to the •passage of this Ordinance. This Ordinance shall be published once in the official newspaper of the City within fifteen (15) days of its adoption. The Ordinance shall be effective thirty E days after the date of its adoption. This Ordinance was introduced at a regular meeting of the City Council of the City of Newport Beach, held on the IIth day of May 1992, and was adopted on the 26th day of May , 1992, by the following vote, to wit: ATTEST: -0 Attachments: Exhibits "A", "B", "C' & "D° PLT:..\CC\AMn\A744.0RD AYES, COUNCIL MEMBERS DOGES . WATT, TURNER, SANSONE, HART, COX, PLUNAM NOES, COUNCIL MEMBERS NONE 4 03 odl r k--- -% - Loa a No" mom saw SEAL At AOMW OV I , rl o loE rr A•I m ALL off Yr.�w1• y1WiaJ J-P-81 .N •. •Y� r �.iNr.� .•ruwrr r.... � Y:•at cwPUT r -- mrms 33:r.•`ra�'wr +�• —1.., wrs Ar Nr L�:lr.Ia"RrLYfagnY. wYMr•/ r /rli� I•.rMRM)b MM� rnI .J. AM � r o• M44 \ c P W.A M.I•A o•' �� M• hA r+Lp °''• 4 Tu q .., A niie, t I r .r. riw •u• n r•s rld.q + 4� 1•w4r wrw r •r w.r••, o-o•w � � •Nra �:IYw sir � r� RBI wrr P—C I"-C w�w i� .�ni411Y.F e � �.b r.Iltrw �• sat 3urgo-12, DISTRICTING MAP NEWPORT BEACH--- CALIFORNIA MM .NNa .era /YNR owAur LO•L a -•a min MIRTH.{ array mumum a-1 aNltat /ANLLT tt9NtI n" r t-I r-.-.,l Ourata NtaIOtmr. c-a 4aNT com9aWL GQtwaa LpYmcmua YaXIIIIA RYNINO wM 111NrIraL NuaaT ■t9 pil. wl LOrNININ• atrNlriTs upwarrit0 Orb 86 gas amM.uae YN N0. 1 e J I A-P A-P . �� rat rprvmc lO D v air— i in .0 m DISTRICTING-MAP-CITY-OF--NEWPORT- BEACH -CALiFORNIA ��� 3l.OpAlylal•n.OYnal relief t. IOlpW1.01 epNld.al OIITtIR �.•1 .W/aOTYn.I Mn.leT . ..l! m-., .N.GT e•O unnl0 m..lO.al -Mill{ .lplYllal plow, ' -'- •J ml04N0 dmom' am sma AfM Ougla smunilaY offrwo e•n u.n GM99lk M lllnrcT FR��'''l n.lv.na a W Mama �A.CllO MTnJ l cwnY e•l sma e0.1...l1 om,cr -J t0.luul 0. �a•OanlleT Mlwml.�.r �N ll.mOW �.rl+�.�r MJ .•.-ll 100 O se !!m 110 .0 ■,P.O. ' lYnna .a. .% owme* r '� 1 l•�waa aOnRr Q m �... .... .. ^/�.� N On.l..0 M '0• pBMVT EB l..laMFMR l.MCI C7 1.+141 u..:N :�• : n al* LL Exhibit C • HOAG MEMORIAL HOSPITAL PRESBYTERIAN PLANNED COMMUNITY DEVELOPMENT CRITERIA AND DISTRICT REGULATIONS 1991 Recommended for Approval • by the Planning Commission February 20, 1992 Adopted by the City Council City of Newport Beach Ordinance No. 92-3 May 26, 1992 Ask TABLE OF CONTENTS • I. Introduction 11. General Notes III. Definitions IV. Development Plan V. District Regulations VI. Sign Program VII. Parking Program VIII. Landscape Regulations IX. Site Plan Review • Page Number 1 2 4 6 11 20 22 24 27 May 26. IM i EXHIBITS . 1. Planned Community Development Plan 2. Internal Circulation 3. Development Criteria C 1. Statistical Analysis 2. Parking Requirements May 26, 799E TABLES Page Number 7 9 15 10 23 ii INTRODUCTION Background The Hoag Memorial Hospital Presbyterian Planned Community District in the City of • Newport Beach has been developed in accordance with the Newport Beach General Plan. The purpose of this Planned Community District is to provide a method whereby property may be classified and developed for hospital -related uses. The specifications of this District are intended to provide land use and development standards supportive of the proposed use while ensuring compliance with the intent of all applicable regulatory codes. • The Planned Community District includes district regulations and a development plan for both the upper and lower campuses of Hoag Hospital. In general, over the long term, the upper campus will become oriented primarily towards emergency, acute and critical care (predominantly inpatient) uses and the lower campus will be developed with predominantly outpatient uses, residential care and support services. Whenever the regulations contained in the Planned Community text conflict with the regulations of the Newport Beach Municipal Code, the regulations contained in the Planned Community text shall take precedence. The Municipal Code shall regulate this development when such regulations are not provided within these district regulations. All development within the Planned Community boundaries shall comply with all provisions of the Uniform Building Code and other governing building codes. may 24 iwz II. GENERAL NOTES 1. Water service to the Planned Community District will be provided by the City of Newport Beach. 2. Development of the subject property will be undertaken in accordance with the • flood protection policies of the City of Newport Beach. 3. All development of the site is subject to the provisions of the City Council Policies K-5 and K-6 regarding archaeological and paleontological resources. 4. Except as otherwise stated in this text, the requirements of the Newport Beach Zoning Ordinance shall apply. The contents of this text notwithstanding, all construction within the boundaries of this Planned Community District shall comply with all provisions of the Uniform Building Code, other various codes related thereto and local amendments. 5. All buildings shall meet Title 24 requirements. Design of buildings shall take into account the location of building air intake to maximize ventilation efficiency, the incorporation of natural ventilation, and implementation of energy conserving heating and lighting systems. 6. Any fire equipment and access shall be approved by the Newport Beach Fire Department. 7. New mechanical appurtenances on building rooftops and utility vaults, excluding • communications devices, on the upper campus shall be screened from view in a manner compatible with building materials. Rooftop mechanical appurtenances or utility vaults shall be screened on the lower campus. Noise shall not exceed 55 dBA at all property lines. No new mechanical appurtenances may exceed the building height limitations as defined in these district regulations. May 26,1992 Aft 2 8. Grading and erosion control shall be carried out in accordance with the provisions of the City of Newport Beach Grading Ordinance and shall be subject to permits issued by the Building and Planning Departments. 9. Sewage disposal facilities within the Planned Community will be provided by Orange County Sanitation District No. 5. Prior to issuance of any building permits it shall be demonstrated to the satisfaction of the Planning Department that adequate sewer facilities will be available. Prior to the occupancy of any • structure it shall be further demonstrated that adequate sewer facilities exist. 10. Mass grading and grading by development phases shall be allowed provided that landscaping of exposed slopes shall be installed within 30 days of the completion of grading. • May 26, IM AINk _..........._. _ _ III. DEFINITIONS Building Elevation: 1. a vertical distance of a building above or below a fixed reference level, i.e., MSL (mean sea level). I a flat scale drawing of the front, rear, or side of a building. • Building Envelope: the volume in which a building may be built as circumscribed by setback lines and maximum -allowable building heights. Building Height: the vertical distance measured from the finished grade to the highest point of the structure. At all points, the height measurement shall run with the slope of the land. EmeMcngj Room: a service and facility designated to provide acute emergency medical services for possible life threatening situations. Fast Aid: low acuity medical treatment for non -life threatening situations. General Plan: the General Plan of the City of Newport Beach and all elements thereof. Grade: for the purpose of determining building height: 1. Finished - the ground level elevation which exists after any grading or other site preparation related to, or to be incorporated into, a proposed new development or alteration of existing • developments. (Grades may be worked into buildings to allow for subterranean parking.) 2. Natural - the elevation of the ground surface in its natural state before man-made alterations. 3. Existing - the current elevation of ground surface. Inpatient Uses: hospital patient services which require overnight stay. Landscape Area: the landscape area shall include on -site walks, plazas, water, rooftop May rs, IM 4 landscaping and all other areas not devoted to building footprints or vehicular parking and drive surfaces. Mean Sea Level: a reference or datum mark measuring land elevation using the average level of the ocean between high and low tides. Outpatient Uses: hospital patient services which do not require overnight stay. • Residential Care: medically -oriented residential units that do not require the acuity level generally associated with inpatient services but require overnight stays. Site Area: for the purpose of determining development area: 1. Gross - parcel area prior to dedications. 2. Net - parcel area after dedications. Special Landscaped Street: West Coast Highway is designated as a special landscaped street, containing special landscape requirements. Streets: reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular rights -of -way. • may 74 rwz 5 IV. DEVELOPMENT PLAN ect Ch The upper campus of Hoag Hospital is located on a triangular site of approximately 17.57 acres and is bounded by Newport Boulevard to the east, Hospital Road to the north and existing residential developments (the Versailles and Villa Balboa/Seafaire condominiums) to the west. The lower campus is located north of West Coast Highway, • south of the Versailles and Villa Balboa/Seafaire Condominiums, west of Newport Boulevard and east of Superior Avenue. It contains approximately 20.41 acres and adjoins the upper campus at its eastern boundary. The upper campus is, and will continue to be, oriented towards inpatient functions, while the lower campus will be developed with predominantly outpatient, residential care and support services. Development Plan The Planned Community Development Plan for Hoag Hospital is shown on Exhibit 1. From 1990 to 2015, many of the existing buildings shown on the Development Plan for the upper campus may be redeveloped in order to functionally respond to the needs of the Hospital and conform to the requirements of State agencies. The Development Plan includes a 0.8 acre view park adjacent to the bike trail between the lower campus and the Villa Balboa/Seafaire Condominiums. This view park includes a twenty -foot wide linear park area adjacent to the bike path (approximately 0.5 acres) and a consolidated view park at the westerly edge of the property (approxi- mately 0.3 acres). A bike trail connection is also provided between the existing bike trails at the northern and southern boundaries of the lower campus. Access to the lower campus will be from West Coast Highway and Superior Avenue, as well as from Hospital • Road, via the upper campus. Exhibit 2 shows the internal circulation for Hoag Hospital. The Development Plan does not specify building locations or specific hospital related uses. - Instead, a developable area is identified based on the regulations established for this Planned Community District. Because of the dynamic nature of the health care industry which leads to rapid technological changes that effect how health care services are delivered, the Development Plan for Hoag Hospital sets development caps as a function of allowable densities established by the Newport Beach General Plan. May TA im Amk I LEGEND mAREA OF DEVELOPMENT 0 1 c NGHWAY —C---- COAST n PLANNED COMMUNITY DEVELOPMENT PLAN EXHIBIT 1 m HOAG MEMORM"Xl IAL HOSPITAL PRESBYTERIAN m VffA The statistical analysis (Table 1) provides a summary of a potential development profile for Hoag Hospital. In order to provide flexibility for the hospital to respond to changes in the health care industry, while at the same time ensuring that trip generation restrictions are adhered to and the overall development cap is not exceeded, this Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis. For example, if changing hospital needs necessitate the development of additional outpatient uses, this development would be allowed, • consistent with the Development Plan, as long as a corresponding adjustment in square footage and trip generation for another use were to occur. • This Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis (Table 1) as long as the development limit (i.e., square feet) or the trip generation limit for the peak period (as identified in the Environmental Impact Report) established within each phase of development is not exceeded. Adjustments to the Development Plan may be allowed if the total square footage or trip generation allowed in the current phase of development is exceeded, if the total development or trip generation allowed under the Development Plan is not exceeded. May 26, IM 1 r • LEGEND ® PRIMARY ACCESS (SIGNALIZED) ® SECONDARY ACCESS ® SERVICE ACCESS PUBLIC CIRCULATION STAFF / SERVICE CIRCULATION L VEHICULAR ACCESS EXHIBIT 2 HOAG MEMORIAL HOSPITAL PRESBYTERIAN-:WA Table i STATISTICAL ANALYSIS' um Lower Campos Eldsting: Outpatient Services (Hoag Cancer Center) Child Care Subtotal: • Phase I: Outpatient Services Support Service Administrative Subtotal: Phases II & III: Subtotal: Total Lower Campus Upper Campus Mstine. Phase I: .Outpatient Services Inpatient • Subtotal: Phases II & III: Total Unger Campus GRAND TOTAL Square Feet 65,000 7,800 72,800 115,000 55,000 30,000 200,000 305,089 577,889 480,000 25,000 115,000 140,000 145,349 765,349 1,343,2383 1 Pull development of the upper and lower campuses is anticipated to occur over an approximate 20-year period and will likely occur in three, sevemyear phases. 2 Up to SO% of the existing upper campus may be redeveloped by master plan buildout. 3 Based on development allowed under the General Plan at a Moor area ratio to gross site area of .65 for the lower campus and 1.0 for the upper campus. Building Bulk limit for the lower campus is 0.90 for all structures which includes about grade covered parking. May 26,1992 10 V. DISTRICT REGULATIONS The following regulations apply to all development within the Hoag Hospital Planned Community. The individual uses listed under the five permitted use categories is not an exhaustive list. Other hospital -related uses which fit into the five permitted use categories are allowed by definition. Prior to the issuance of a building permit, plot plans, elevations and any other such documents deemed necessary by the Planning, Building and Public Works Departments shall be submitted for the review and approval of the Planning, Building, and Public Works Departments. • A. Permitted Uses 1. Lower Campus a) Hospital facilities, including, but not limited to: i. Outpatient services: • Antepartum Testing • Cancer Center • Skilled Nursing • Rehabilitation • Conditioning • Surgery Center • Clinical Center • Day Hospital • Back and Neck Center • Biofeedback • Breast Imaging Center • CT Scan • Dialysis • • EEG/EMG/NICE Laboratory • First Aid Center • Fertility Services • G.I. Laboratory • Laboratory • Magnetic Resonance Imaging • Nuclear Medicine • Occupational Therapy • Pediatrics • Pharmacy • Physical Therapy • Pulmonary Services May 7A. i 5 11 • Radiation Therapy • Radiology • Respiratory Therapy • Sleep Disorder Center • Speech Therapy • Ultrasound ii. Administration: • Admitting • Auxiliary Office • • Business Offices • Information • Registration • Patient Relations • Social Services iii. Support Services: • Employee Child Care • Health Education • Power/Mechanical/Auxiliary Support and Storage • Food Services • Cashier • Chapel/Chaplainry Service • Conference Center • Dietitian • Gift Shop • Laboratory • Medical Library • Medical Records • Pharmacy • • Engineering/Maintenance • Shipping/Receiving • Microwave, Satellite, and Other Communication Facilities iv. Residential Care: • Substance Abuse • Mental Health Services • Extended Care • Hospice Care • Self or Minimal Care • Congregate Care may 7A im 12 V. Medical/Support Offices b) Methane gas flare burner, collection wells and associated system components. c) Accessory uses normally incidental to hospital development. d) Temporary structures and uses, including modular buildings. • 2. Upper Campus a) Hospital facilities, including, but not limited to: i) Inpatient uses: • Critical Care • Emergency Care Unit • Birth Suites • Cardiology • Cardiac Care Unit • Intensive Care'Unit • Mother/Baby Unit • Surgery/Waiting Rooms • Radiology • Laboratory • Pharmacy ii) Outpatient services as allowed on the lower campus iii) Administrative uses as allowed on the lower campus • iv) Support services as allowed on the lower campus v) Residential care as allowed on the lower campus vi) Heliport (subject to Conditional Use Permit) b) Accessory uses normally incidental to hospital development. c) Temporary structures and uses, including modular buildings. May 26. IM i 4 13 f B. Prohibited Uses 1. Lower Campus a) Emergency Room b) Heliport C. Maximum Building Height The maximum building height of all buildings shall be in accordance with Exhibit 3 which established the following height zones: • 1. Upper Campus Tower Zone - maximum building height not to exceed the existing tower (235 feet above mean sea level). .2. Upper Campus Midrise Zone - maximum building height not to exceed 140 feet above mean sea level. 3. Upper Campus Parking zone - maximum building height not to exceed 80 feet above mean sea level, exclusive of elevator tower. 4. Lower Campus Zone, Sub -Areas A, B, C, F and G - within each sub -area no building shall exceed the height of the existing slope and conform to the range of maximum building heights indicated on the development criteria Exhibit 3. 5. Lower Campus Zone, Sub -Areas D and E - maximum building height shall not exceed the height of the existing Hoag Cancer Center (57.5 feet above mean sea level). D. Setbacks • Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3. 1. Setbacks will be provided along property boundaries adjacent to the Villa Balboa / Seafaire Condominiums, as defined below: a) Upper campus western boundary setback shall be the prolongation of the westerly edge of the existing cafeteria/laboratory building to the points of intersection with the easterly curb line of the existing service drive, then continuing along said line of the existing service drive. May 26 IM b) Lower campus northern boundary, all of which will have a 29 minimum building setback. 14 Q1e 2. The setback on West Coast Highway easterly of the hospital entry signal shall be 15 feet. In addition, vertical articulation shall be required for buildings easterly of the signal within 150 feet of the West Coast Highway frontage, as follows: 1st Floor: Up to 18 feet in height no additional articulation is required. If the 1st floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2nd Floor. • 2nd Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 20 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 25 feet. The setback on West Coast Highway westerly of the hospital entry signal shall be 45 feet. In addition, vertical articulation shall be required for buildings westerly of the signal for buildings within 150 feet of the West Coast Highway frontage, as follows: 1st Floor: Up to 18 feet in height no additional articulation is required. If the 1st floor exceeds 18 feet in height, it shall be subject to the articulation.requirements of the 2nd Floor. 2nd Floor (up to 32' in height): A minimum of 20% of the building • frontage shall be articulated in such a manner as to result in an average 2nd floor setback of 55 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd floor and above setback of 65 feet. In order to avoid any future structures in this area (within 150 feet of West Coast Highway) from presenting an unacceptable linear mass, no single structure shall be greater than 250 linear feet in width. Additional- ly, 20% of the linear frontage within 150 feet of West Coast Highway shall be open and unoccupied by buildings. May A 1992 16 Alk 10% of the linear length of height zones A and B as viewed from the existing bicycle/pedestrian trail, exclusive of that area adjacent to the consolidated portion of the view park, shall be maintained as view corridors between buildings. These requirements may be altered for individual buildings, if requested by the hospital, through the site plan review process defined in Section IX. 3. There will be no building setbacks along the boundary with CalTrans east • property at Superior Avenue and West Coast Highway. 4. A 20 foot setback from property line shall be provided along Newport Boulevard from Hospital Road to a point 600 feet south; a 25 foot setback from property line shall be provided along the remainder of Newport Boulevard and along the Newport Boulevard/West Coast Highway Interchange. S. A ten (10) foot building setback from the property line shall be provided along Hospital Road. E. Lightin The lighting systems shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer. F. Roof Treatment Prior to the issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof of any . structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with roofing materials. G. i n All signs shall be as specified under the Hoag Hospital Sign Program, Part VI. H. Parking All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations. May 26, IM 0 17 I. Landscape All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII. J. Mechanical and Trash Enclosures 4 �� Prior to issuance of a building permit, the project sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. K Internal Circulation 1. Prior to the issuance of a grading permit for any of the proposed Master Plan facilities, the project sponsor shall implement a pilot program that controls usage of the Upper and Lower Campus service roads during non- working hours. Such controls may include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e. 7:00 a.m. to 8:00 p.m.), signage to restrict use of the road by Hospital employees, physicians, patients and visitors during non -working hours, and other methods to restrict use. The Hospital will also request that vendors not deliver (i.e. scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The results of this program will be submitted to the City prior to the issuance of the grading permit. If such results indicate that such controls do not significantly impact the operations of the Hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as hospital policy. If operation impacts are significant, other mitigation measures will be investigated at that time to reduce service road impacts to the adjacent residential units. 2. The lower campus service road shall include provisions for controlled access to limit usage to physicians and staff, and service vehicles. May:K IM is A L Loading Dock Within one year from the date of final approval of the Planned Community District Regulations and Development Plan by the California Coastal Commission, as an interim measure, the project sponsor shall implement an acoustical and/or landscape screen to provide a visual screen from and reduce noise to adjoining residences from the loading dock area. The design process for the Critical Care Surgery Addition shall include an architectural • and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. • Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implica- tions of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code. May zs, IM 19 • Amk VI. HOAG HOSPITAL SIGN PROGRAM 1. The purpose of this Sign Program is to provide adequate, consistent and aesthetically pleasing on -building wall and ground -mounted signage based upon the provisions set forth by the City of Newport Beach Sign Ordi- nance and the information signage requirements of Hoag Hospital. 2. The intent of this Sign Program is to produce uniform standards for Hoag Hospital. B. General Sign Standards 1. All signs visible at the exterior of any building or facility of the Hospital, ground mounted or on -building, may be illuminated or non -illuminated, depending upon need. Illumination method may be by external or internal source. No sign shall be constructed or installed to rotate, gyrate, blink or move, nor create the illusion of motion, in any fashion. 2. All signs attached to building or facility exteriors shall be flush or surface mounted as is appropriate to the architectural design features of said building or facility. 3. All signs together with the entirety of their supports, braces, guys, anchors, attachments and decor shall be properly maintained, legible, functional and safe with regard to appearance, structural integrity and electrical service. 4. All street signs shall be subject to review and approval of the City Traffic Engineer, and shall be in compliance with Ordinance 110-L. C. Number _oUSizns Allow 1. One (1) double-faced primary identification ground -mounted sign or two single faced gateway entry signs shall be allowed per street frontage. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Total maximum signage area shall not exceed two hundred (200) square feet and shall not exceed ten (10) feet in height per sign and street frontage. This sign may'occur as a wall sign, to be located upon a project boundary perimeter wall, subject May 26,199E 20 to the same number and area maximums described above. This sign may also occur as part of an entry gateway.system. 2. Secondary identification signs shall be allowed. This sign type shall not exceed a maximum height of 48" average height above finished grade. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Maximum sign area shall not exceed thirty-five (35) square feet. This sign may occur as a wall sign to • be located upon a project boundary perimeter wall, subject to the same number and area maximums described above. 3. Vehicular and pedestrian directional signs shall be allowed. This sign type may occur as a single -faced or double-faced sign. This sign type shall occur with the sign suspended between two upright supports having the same depth (thickness) as the sign cabinet described above. 4. Hospital identification signs shall be allowed upon hospital tower parapets, one (1) at each elevation. The elevation facing west (Villa Balboa property line) may not be illuminated. 5. On the lower campus, one (1) building -mounted identification sign will be allowed per structure and shall not be placed so as to directly face the Villa Balboa/Seafaire property. Such signs will be no higher than the roof line of the building upon which they are mounted. • May 26, im AOL 21 VII. HOAG HOSPITAL PARKING REGULATIONS A. General 1. Off-street parking for Hoag Hospital shall be provided on -site. Parking may be on surface lots, subterranean or in parking structures. 2. The design and layout of all parking areas shall be subject to the review and approval of the city Traffic Engineer and the Public Works Depart- ment. 3. Parking lot lighting shall be developed in accordance with City standards and shall be designed in a manner which minimizes impacts on adjacent land uses. Nighttime lighting shall be limited to that necessary for security and shielded down from any adjacent residential area. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that the requirements has been met. The lighting plan shall be subject to review and approval of the City Planning Department. B. Requirements for Offstreet Parkin Parking requirements for specific sites shall be based upon the parking criteria established in Table 2. All parking shall be determined based upon building type and the area allotted to the following functions. Any area which is calculated as part of the total floor area limitation shall be included in the gross floor area to determine the parking requirement. • May IM AMk 22 • Outpatient Services Support Administrative Residential Care Medical Offices Inpatient Table 2 PARKING REQUIREMENTS Parking Requirements 2.0 spaces/1,000 square feet' 1.0 spaces/1,000 square feet' 4.0 spaces/1,000 square feet` 1.0 spaces/1,000 square feet* 4.0 spaces/1,000 square feet* 1.25 spaces/1,000 square feet** Parking requirements are based on a study performed by DKS Associates in May, 1987. " Parking requirement is based on current Hoag Hospital parking demand. May 24 tm VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS A. General 1. Detailed landscape and irrigation plans, prepared by a registered Architect or under the direction of a Landscape Architect, shall be reviewed by the Planning and Parks, Beaches and Recreation Departments and approved by the Public Work Departments prior to issuance of a building permit and installed prior to issuance of Certificate of Use and Occupancy. The Landscape Plan may include a concept for the roofs and the parking • structures. Trees shall not be used, but a planter box or trellis system shall be designed to provide visual relief of parking structures. All landscaping shall conform to the building height limits established in this text. 2. Parking lot trees shall be no less than fifteen (15) gallon size. 3. Shrubs to be planted in containers shall not be less than one (1) gallon size. Ground covers will be planted from (1) gallon containers or from root cuttings. 4. Every effort should be made to avoid using plants with invasive and shallow root systems. 5. Earth berms shall be rounded and natural in character, designed to obscure automobiles and to add interest to the site. Wheel stops shall be so placed that damage to trees, irrigation units and shrubs is avoided. 6. Trees in parking lots should be limited in variety. Selection should be repeated to give continuity. Regular spacing is not required and irregular • groupings may add interest. Care should be exercised to allow plants to grow and maintain their ultimate size without restriction. 7. Heavy emphasis shall be placed on the use of drought -resistant native and naturalized vegetation and the use of an irrigation system designed to avoid surface runoff and over -watering. B. Maintenance 1. All planting areas are to be kept free of weeds and debris. 2. Lawn and ground covers are to be kept trimmed and/or mowed regularly. May 26, IM 24 3. All plantings are to be kept in a healthy and growing condition. Fertiliza- tion, cultivation and tree pruning are to be carried out as part of regular maintenance. 4. Irrigation systems are to be kept in working condition. Adjustment and cleaning of system should be part of regular maintenance. 5. Stakes, guys and ties on trees should be checked regularly for correct function; ties to be adjusted to avoid creating abrasions or girdling to the • stems. 6. Damage to plantings created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. C. Special Landscaped Street West Coast Highway is designated in the Hoag Hospital Planned Community as a special landscaped street. A 15' building setback from right-of-way / property line is required along West Coast Highway. Only driveways, parking and signage -are allowed in the setback area. Parking areas shall be screened from view of West Coast Highway with landscaped berms. Landscaping along West Coast Highway shall consist of trees, ground cover and shrubbery. All unpaved areas not utilized for parking or circulation shall be landscaped in a similar manner. Tree size to be no less than twenty-four (24) inch box. D. Villa Balboa Landscape Zone The area between the Villa Balboa/Hoag property line and the loading dock service • access road shall be landscaped except for any driveway, walkway, or other hardscape elements in said area. The purpose of the landscaping will be to screen and buffer . residential units from hospital activities. E. Parking Areas A minimum of 5% of the surface parking areas shall be devoted to planting areas. Planting areas around building shall not be included in parking area. Planting of trees may be in groups and need not necessarily be in regular spacing. Alternative landscape programs may be developed, including perimeter parking area landscaping, berming and depressing of parking areas. Alternative landscape programs shall be subject to the review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. May 24 IM 25 A rooftop landscaping program may be developed for parking structures and shall be subject to the review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. Rooftop landscaping shall conform to height restrictions. is • may 26, IM r-7 26 Ix. SITE PLAN REVIEW. A. Purpose The City Council finds that development on the West Coast Highway frontage of the lower campus of Hoag Hospital may have the potential to affect the aesthetics of the West Newport area as viewed from surrounding arterial roadways. The effect of this section is to establish a Site Plan Review requirement by the Planning Commission for certain individual projects which are proposed by the hospital to differ from the setback, • horizontal and vertical articulation requirements as set forth in Section V.D.2. to insure that these projects conform with the objectives of the General Plan and the Master Plan for Hoag Hospital. B. Findings The City finds, determines and declares that the establishment of Site Plan Review procedures contained in this section promotes the health, safety, and general welfare of the community by ensuring that the development of Hoag Hospital proceeds in a manner which will not result in inadequate and poorly planned landscape areas, excessive building bulk on arterial roadways, inappropriate placement of structures and impairment of the benefits of occupancy and use of existing properties in the area. C. Application Site Plan Review approval shall be obtained prior to the issuance of a grading or building permit for any new structure or the addition to an existing structure which does not conform to the provisions of Section V.D.2. • The following plans and diagrams shall be submitted to the Planning Commission for approval: A plot plan, drawn to scale, showing the arrangement of buildings, driveways, pedestrian ways, off-street parking and off-street loading areas, landscaped areas, signs, fences and walks. The plot plan shall show the location of entrances and exits, and the direction of traffic flow into and out of off-street parking and loading areas, the location of each parking space and loading space, and areas for turning and maneuvering vehicles. The plot plan shall indicate how utility and drainage are to be provided. may 24 im 27 • • I 2. A landscape plan, drawn to scale, showing the locations of existing trees proposed to be removed and proposed to be retained; and indicating the amount, type, and location of landscaped areas, planting beds and plant materials with adequate provisions for irrigation. 3. Grading plans when necessary to ensure development properly related to the site and to surrounding properties and structures. 4. Scale drawings of exterior lighting showing size, location, materials, intensity and relationship to adjacent streets and properties. 5. Architectural drawings, renderings or sketches, drawn to scale, showing all elevations of the proposed buildings and structures as they will appear upon completion. 6. Any other plans, diagrams, drawings or additional information necessary to adequately consider the proposed development and to determine compliance with the purposes of this chapter. E. Er& The applicant shall pay a fee as established by Resolution of the City Council to the City with each application for Site Plan Review under this chapter. F. Standards In addition to the general purposes set forth in sub -section B, in order to carry out the purposes of this chapter as established by said section, the site plan review procedures established by this Section shall be applied according to and in compliance with the following standards, when applicable: 1. The development is in compliance with all other provisions of the Planned Community Development Criteria and District Regulations (P-C Text); 2. Development shall be compatible with the character of the neighborhood and surrounding sites and shall not be detrimental, to the orderly and harmonious development of the surroundings and of the City; 3. Development shall be sited and designed to maximize the aesthetic quality of the project as viewed from surrounding roadways and properties, with special consideration given to the mass and bulk of buildings and the streetscape on West Coast Highway; May 26, IM 28 4. Site plan and layout of buildings, parking areas, pedestrian and vehicular access ways, landscaping and other site features shall give proper consider- ation to functional aspects of site development. G. Public Hearing Reauir A public hearing shall be held on all Site Plan Review applications. Notice of such hearing shall be mailed not less than ten (10) days before the hearing date, postage prepaid, using addresses from the last equalized assessment roll or, alternatively, from • such other records as contain more recent addresses, to owners of property within a radius of three hundred (300) feet of the exterior boundaries of the subject property. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this Section. In addition to the mailed notice, such hearing shall be posted in not less than two conspicuous places on or close to the property at least ten (10) days prior to the hearing. H. Action-bv the PJannina Commi If all applicable standards established by this Section are met, the Planning Commission shall approve the development. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such as to bring said development into conformity. If the development is disapproved, the Commission shall specify the standard or standards that are not met. A Site Plan Review decision of the Planning Commission shall be subject to review by the City Council either by appeal, or upon its own motion, or upon the request of the Commission. The action of the Commission on any Site Plan Review shall be final and effective twenty-one (21) days following the Commission action thereon unless, within • the twenty-one (21) day appeal period an appeal in writing has been filed by the applicant, or any other person, the Commission has requested a review of its decision, or unless the City Council, not more than twenty-one (21) days after the Commission action, on its own motion, elects to review and act on the action of the Commission, unless the applicant consents to an extension of time. The City Council may affirm, reverse or modify the decision. Such action by the City Council shall be final. May 7A IM 29 AMk I. Any Site Plan Review decision of the Commission may be appealed to the City Council by the applicant or any other person, at any time within twenty-one (21) days after the date of the Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in duplicate, with the Planning Department. Such letter shall set forth the grounds upon which the appeal is based and shall be accompanied by a fee as established by Resolution of the City Council. • L Action by the City Council An appeal'shall be heard and acted on by the City Council, and the City Council may affirm, reverse or modify the decision of the Commission. The decision of the City Council is final. K Expiration and Revocation of Site Plan Review Approvals 1. Expiration. Any Site Plan Review granted in accordance with the terms of this Title shall expire within 24 months from the date of approval if a building permit has not been issued prior to the expiration date and subsequently construction is diligently pursued until completion, unless at the time of approval the Planning Commission has specified a different period of time. 2. Violation of Terms. Any Site Plan Review granted in accordance with the terms of this Title may be revoked if any of the conditions or terms of such Site Plan Review are violated or if any law or ordinance is violated in connection therewith. 3. Hearing. The Planning Commission shall hold a hearing on any proposed • revocation after giving written notice to the permittee at least ten days prior to the hearing, and shall submit its recommendations to the City Council. The City Council shall act thereon within 60 days after receipt of the recommendation of the Planning Commission. fA._\Planning\PCrEX7\HOAOHOSP May 26, IM 30 m x Q K 0 Revision Date: May 26. 1992 Map Output Page 1 of 1 -::; . � , ... - . - •��. • " � � - � ,ram � .' � �'�, •rf• ,.rim'.#1 ''i u• :*, `'�•� r �.A►Yi�,x _ + tom, y• �` A5611, � ^' '� .�• r ri ••�C. a - i �`'� ax, .r.. � of $ ; •-' r.t .- `a•+ y1 � � 'L " Fi r .r. SUPERIOR «:• �' # � � i,�jj ��`• � � ;• - ri �,: fir.._ � t�' -.kr�r P. 77 1'�O 1• _.� /.1 if.F.�' i." 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Main Street, Suite 220 Tustin, CA 92780 Villa Balboa Comm. Assn. Attn: Carolyn Bennet-Ouellet P.O. Box 4708 Irvine, CA 92716 ir www.avery.com 1-800-60-AVERY Lido Sands Comm. Assn. Attn: Dana Kroeger 4831 Lido Sands Drive Newport Beach, CA 92663 Newport Knolls HOA Attn: Janet Luke 848 Halyard Newport Beach, CA 92663 Seawind Newport Comm. Assn. Attn: Villageway Mgmt. P.O. Box 4708 Irvine, CA 92616 West Newport Beach Assn. Attn: Alan Silcock P.O. Box 1471 Newport Beach, CA 92658 q.. .•uI ;,VFW. 4., .\.• • �...� Aa3Av-09-008-11, w=Ajane-mmm qVEjay® 51600 Newport Beach Townhouses Assn. Attn: Joyce Gill 2872 Devoy Anaheim, CA 92804 Newport Heights Comm. Assn. Attn: Janine Allen 406 San Bernardino Newport Beach, CA 92663 Versailles HOA Attn: Cindy Koester 901 Cagney Lane Newport Beach, CA 92663 PPAA2004-234 for PD2004-004 One Hoag Drive DATE OF MEETING: - { @09LS 31V1dW31 ekOAb ash s! ' 6unuiid eald wer AV ERY AV ERY Easy Peel Labels '.,, !J► i $ee Instruction Sheet'; 4* AV ; Use Avery® TEMPIATE.51600 • ® Feed Paper for. Easy Peel Featured ® aERY®5160® 1 423-011-02 4234011-0 ' 423-011-0 Current Reside Current esi nt Curren ident SITUS NA SITU A ! r NE BEACH CA 930-77-401 930-77-402 930-77-403 i Current Resident Current R ent CurrET esiden 22o NICE LN io1 22o NIC 10' 220 IN 3 NEWPORT BEACH CA NEW RT B CH CA NE CH CA 92663-2602 926 -26 92 02 930-77-404 { 930-77-4a ---- 930-�-4 6 - -- - -- - . Current Resident Current eside n ' Curren esi t 22o NICE IN io4 220 E LN 5 22o CE 1o6 NEWPORT BEACH CA _ OR EACH CA BEACH CA 92663-2602 9266 02 26 -2602 930-77-407 930-77-4 8 930-77-409 Current Resident , Curren ide Current esident 22o NICE IN 1b7 220 VICE o8 r 22o E 09, NEWPORT BEACH CA O EACH CA NE O BEACH CA 92663-2602 66 6o2 9 6 2602 9juit -410 � 93o-�-4ii — - - - -- — -- 93o-�-4i2----- CR ent Current Resident Curren R nt,2C 110 22o NICE IN 111 220 C 112 NE RT BEACH CA NEWPORT BEACH CA T BEACH CA 926 3-2602 92663-2602 26 3-2602 '936-77-413 930-77-414 Current es' ent Current Re de 220 N E 113 22o NIE02 14 NE O BEACH CA NEWPEACH CA 9 63-2602 926 3 930-77-4i6 930-77 ,417 930-77-418 . Current Resident Current Resident Current Resident 22o NICE IN 116 22o NICE IN 117 22o NICE IN 201 NEWPORT BEACH CA NEWPORT BEACH CA ,• NEWPORT BEACH CA 92663-2602 = 92663-2602 92663-2692 930-77-419 930-77-420 930-77=421 r22�rE urrent ide .. Current Res' ent Current R dent ; 202 220 NIC $ 220 NI LN 4 BEACH CA NEWP CH CA NE OR CH CA 926 3-2692 926 3-2692 92663- 92 930=77-422 1` 930-77-423 930-77-424 Current Resident Curren Resi nt Current Resident t 22o NICE IN 205 ' ; 22o CE 2o6 t " 22o NICE IN 207 •- NEWPORT BEACH CA T BEACH CA NEWPORT BEACH H CA ' 92663-2692 926 -2692 92663-2663 030-77-425 930i 930-77-42 Current Res' nt si tCurrent es• ent 22o NIC220 20922o N 210 NEWP CH CA NEBEACH CA i T BEACH CA 92663-2 03 ' 9 6 2603: „ 3-2603 f tiquette's faciles A peler ' Consultez la feuiile virww:averycom Utilisez le gabarit AVEW 51606 Sens de chargement Mnstruction 1-800-GO-AVERY FIN Easy Peel Labels !J: A See Instruction Sheet !A Use Avery® TEMPLATE.51600 ® lFeed Paper for Easy Peel Feature j ® SAVERY651600. 93 77-42$ 930-77-429 930-77-430 Current Resident'.- Current Resident Current id t 220 NICjrtlyoni 22o NICE IN 212 220 N19t LW213 NEWEACH CA NEWPORT BEACH CA NE BEACH CA 92663 03.. 92663-26o3 926 -26o3 930-77-431 930-77-432 930-77-433 Current esi nt I Curren esi t • Current ident 220 N E 214 220 10CE W15. 220 WCEJA 216 NE O BEACH CA NE BEACH CA N BEACH CA 926 2603. 92bW2603 6 -3046 930-77-434 r' 930-77-435 930-77-436. Current Resident Curre R ent Current Pesident 22o NICE IN 217 220 C 301 . , 220 02 NEWPORT BEACH CA NE RT BEACH CA NEW BEACH CA 92663-2603 92 63-2603 926 3-2603 930-77-437- Curren esijent 220 E JdV 303 930-77-440 Current Resident 22o NICE IN 3o6 NEWPORT BEACH CA 930-77-443 Current Resident 22o NICE IN 309' NEWPORT BEACH CA 92663-i6o6 930-77-446 C/:3p- ide 212 NEACH CA 9 NICE C6P 930-77-452 Current K nt24o NIC3NEWPACH CA . 92663-2 52 930-77-455 Current Resident 24o NICE IN 1o6 NEWPORT BEACH CA 92663-2652 ; �f:t'rquettes faciles 3 peler Utilisez le gabarit AVERYO 516019 220 N 304 NEVOMT BEACH CA 930=77-441 Cure Re ent 220ASEU 307 DJLWORT BEACH CA 92663-16o6 930-77-444 Current Re ent 22o NICPOLN NEWP CH CA 92663-16o6 930-77-447 Current Re jR6nt 220 NI 3 NE R CH CA 92663- o6 930-77-450 Current Re ' e pe 24o NI o1 NE BEACH CA 92663-2652 930-77-453 Current Res'' nt 24o NIC 4• NE EACH CA 92663 52 930=77-456 ---- Current Resident 24o NICE LN 107 NEWPORT BEACH CA 92663-2652 A. Sens de chargement 930-77-439 Currelitiftident r 220 305 , NE 5T BEACH CA 63-2603 930-77-442 µ ` Current igAgirt,' . 22o NI 3o8, NEVQr0-WBEACH CA 9 -16o6 ; 936-77-445 Current Resident 22o NICE IN 311 NEWPORT BEACH CA 92663-16o6 930-77-448 Current ent 22o LN N O EACH CA 9266 -1606 930-77-451 Current Resident 24o NICE IN 102 NEWPORT BEACH CA 92663-2652 930-77-454 Current R en 24? o5 BEACH H CA 9266 -2625 Current Resident 24o NICE IN 1o8 NEWPORT BEACH CA Consultez la feuille www.avery.com d'instruction 1400-GO-AVERY J w Easy Peel Labels , Use Avery® TEMPLATEMW 930-77-45n Current i 24o E io9, N BEACH CA ♦ See Instruction Sheet ; !A Feed Paper for Easy Peel Featurei ' 930-77-459 Current Reside t 24o NICE NEWPO CH CA 92663-2 2 93o-77-46i Current Resident 24o NICE LN 112 NEWPORT BEACH CA 92663-2652 93o-77-464 Current Resident 24o NICE LN 115 NEWPORT BEACH CA 92663-2652 930-77-467 Current Resident 24o NICE LN 201, NEWPORT BEACH CA 92663-2690 930-77-470 Current Resident 24o NICE LN 204 NEWPORT BEACH CA 92663-2690 930-77-473 Current Rlefflident 24P63 LN o7 NEOR EACH CA 92 of 930-77-476 - --- - - Current R en 24o NIC o NEeR EACH CA 926 01 93 -77-479 Cu t Res ent 240 E LN 3 NEINPO T BEA H CA 92663-260 93o=77-482 - - Current Resident 24o NICE LN 216 NEWPORT BEACH CA 92663-26oi 930-77-485 -- Current Resident 24o NICA164 3 r' NEW R CH CA i 9266,346oi i . P 93o-77-462 Current Resident - 24o NICE LN iig NEWPORT BEACH CA 92663-2652 ,ent Resident NICE LN 116 VPORT BEACH CA -ent Resident NICE LN 202 VPORT BEACH CA 240 OWDM 205 T BEACH CA 92663-2690 930-77-474 Current Resident 24o NICE LN 208 NEWPORT BEACH CA 92663-26oi 936-77-477 Current Res' ent 24o NICY41faTi NE rff1p11tEACH CA 92663-26oi 930-77-48o - Current Resident 24o NICE LN 214 NEWPORT BEACH CA 92663-26oi 930-77-03 Current Resident 24o NICE LN 217 NEWPORT BEACH CA 92663-26oi 936-77-486 Current Resident 24o NICE LN 303 NEWPORT BEACH CA Etiquettes faciles b peler j. ♦ - Utilisez le gabarit AVERY® 51600 Sens de chargement *AVERY851600 93o-7�-46o Current Resident 24o NICE LN 11i NEWPORT BEACH CA 92663-2652 930-77-463 Current R i t 24o N1qfj6 114 NE T BEACH CA 92 3-2652 930-T7-466 Current Resident 24o NICE LN 117 NEWPORT BEACH CA 92663-2652 930-77-469 • Current Resi nt 24o NIC 3 , NE EACH CA 92 6 -2690 930-77-472 Current Resi t 24o NICE NEWP CH CA I 930-77-475 + Current Resident ' 24o NICE LN 209 NEWPORT BEACH CA 92663=26oi ; 930-77-478 Current Resident 240 NICE LN 212 NEWPORT BEACH CA 92663-26oi - - - . - 930-77-481 — - -- - - - - - Current 'K211; 240 T BEACH CA s 92663-26oi 930-77--484 Current R - id - t 240 01 WVDPIWBEACH CA 92 3-26oi 930-77-487 — - --- - Current R ' en 240 04 ' BEACH CA 92663-26oi Consultez la feuille Mmiaverycom d'instruction 1-800-60-AVERY w Easy Peel Labels• Use Aver TEMPLATE "5160® 240 NIU 05 NE BEACH CA 930-77-491 Current R iden 240 NIC LN 8 NEWPORT i6H CA 92663- 1 930-77-494 Current Sid t 24o NI 311. NEVWQX BEACH CA 92 3-2691 930-77-497 = . Current 13esioift. 2,410 NIAM 314 NE T BEACH CA 9 -2691 - 930-77-5 Curre es nt 26o-CAGNEY LN 102 NEWPORT BEACH CA 92663-2668 930-77-503 Current id 26o LN 105 N BEACH CA 92663-2668 930-77-506 Current Resident 26o CAGNEY LN 108 NEWPORT BEACH CA 92663-2668 930-77-509 Current ide " 26o�ORTBEACH 111 CA 92663-2670 . 930-77-512 Current Resident 26o CAGNEY LN 114 NEWPORT BEACH CA 92663-2670' 930-77-515 Current Resi nt 26o CAG 117 NE CH CA - 92 670 A -� See Instruction Sheet Feed Paper f; for Easy Peel Feature 930-77-489 Curre*,Rle'n24o 6" ACH CA 92663-2601 930-77-492 Current Residen 24o NICWCN wq NE R EACH CA < 926 3 91 930-77-495 Current Resident 24o NICE IN 312 NEWPORT BEACH CA 92663-2691 930-77-498 Current Resident 24o NICE LN 315 NEWPORT BEACH CA 92663-2691 930-77-501 Current Resident 26o CAGNEY LN 103 NEWPORT BEACH CA 92663-2668 930-77-504 Current i t 26o CAVO,LN 106 kUMVORT BEACH CA 92663-2668 930-77-507 Current Resident 26o CAGNEYLN 109 NEWPORT BEACH CA 92663-2668 930-77-510 Current ReS' nt 26o CA 112 O EACH CA 92663-2670 930-77-513 Current Resident'' 26o CAGNEY LN 115 NEWPORT BEACH CA 92663-2670, 930-77-516 Current Residwd. " 26o CAWGMf 8 NEWPOR CH CA 92663-267o SAVERY651600 930-77-490 - Current ' nt 240 307 RT BEACH CA 9 63-2691 930-77-493 Current 'dent 240 10 BEACH_ CA 926 -269i 930-77-496 Current sid " 24o E 313 T BEACH CA 26 3-2691 930-77-499 Current Resident 26o CAGNEY LN 101 NEWPORT BEACH CA 92663-2668 930-77-502 Current Resident 26o CAGNEY LN 104 NEWPORT BEACH CA 92663-2668 930-77-505 Current R ' 260 LN 107 BEACH CA 926 3-2668 930-T7-5o8 Current Res' ent 26o C 110 NF EACH CA 92663-2668 930-77-511 Current Re ' e - 260 CAG W LN 113 . }NEWMRT BEACH CA 92663-2670 930-77-514 Current Sid 26o G LN 116 T BEACH CA 92663=267o 930-77.517 =^rr nt Resi t 119 N O EACH CA 9266 -2670 ittiquettes faciles 6 peler t Utilisez le gabarit AVERY® 51600 Sens de chargeme t Consultez la feuille d'instruction www.avery.com EAV ERY Ell F ERY AVERY a F ERY Y Easy Peel Labels &ON i 001illill See Instruction Sh r eet Use AveTEMPLATE.5160® Feed Paper for Easy Peel Feature I9g0-77-518 930-77-519 930-77 Current Resident Current Resident Current 26o CAGN 20 26o CAGNEY LN 201 , . 26o CA �NE CH CA NEWPORT BEACH CA NE f 92663- 70 92663-1615 92663-v 930-T7-521 Current Res' ent 26o CAG 203 .NEW T CH CA 9266 16 930-77-524 Current es' &int'�663-i&6 6G 206 BEACHCA - 930-77-527 Current Resident 26o CAGNEY LN 209 NEWPORT BEACH CA 92663-1616 930-77-530 Current Resident - 26o CAGNEY LN 212 NEWPORT BEACH CA ' 92663-i&3 215 H CA 26o 2i8 NEWH CA j 19266!3-i-16F14 930-77-539 Current Resident 26o CAG 301 NEWP CH CA ent Resident- CAGNEY LN 304 MORT BEACH CA 930-T7-522 Current Reside .26o 204 i NE9 O BEACH CA 9 6i5 930-77=525 Curre esit 26o G LN 207 RT EACH CA 92663-1616 ent Resident CAGNEY LN 210 MORT BEACH CA i3-1616 iXZN 213 BEACH CA 930-77-534 Current ` ide 260 216 BEACH CA 92 63-1614• 930-77-537 Current Resident 26o CAG 9 NEWP CH CA 92663-1 14 930-77-540 Current Resident 26o CAGNEY LN 362 NEWPORT BEACH CA 930-77-543 Current Resident 26o CAGNEY LN 305 NEWPORT BEACH CA 92663-2669 <.LLlleuL ZVE01UGUL 26o CAGN V ULVILL 1\G5IUF - 26o CAG i NEWP H CA NI, CH 92663-2669 92663 9 ldquettes fadles 6 peler Utllisez le gabarit AVERY® 5160® Sens de charg meet r CA aAVERY051606 1 ofy 202 �H CA 930-77-523 Current Resident 26o CAGNEY LN 295 NEWPORT BEACH CA 926634615 930-7 -526 Current Resident . 26o CAGNEY LN 208, NEWPORT BEACH CA 92663=1&6 { 930=77-529 3 Current Resident 26o CAGNEY LN 211 NEWPORT BEACH CA r 92663-1613 930-77-532 Current Resident 26o CAGNEY LN 214 NEWPORT BEACH CA 92663-1613 NF,jQ�O�7�EACH CA 926 36�'-i614 930-77=538 Current Resident 26o CAGNEY LN 220 NEWPORT BEACH CA 92663-1614 �%!kro-!SU Current Res- ent 26o CA �303. NVA TDRTBEACH CA 92663-2669 930-77-544 Current Resident 26o CAGNEY LN 306 NEWPORT BEACH CA 92663-2669 930-77-547 Current Resident 26o CAGNEY LN 309 NEWPORT BEACH CA. 92663-2669 d instruction 1400-60-AVERY . W.. - s 1v Easy Peel Labels ; i See Instruction Sheet Use Aver PM TEMPLATE 916019 jFeed Paper for Easy Peel Feature i ® SAVERy(DS,60@ 930-77-548 930-77-549 930-77-550 Current Resident 26o CAGNEYVm Current Resident ` 26o CAGNEY LN 311 Current sid t 26o G 12(Z12 ` NEWP I CA NEWPORT BEACH CA T BEACH CA 92663-266 92663-2672 92663-2672 930-77-551 930-77-552 930-77-553 Current Res' n Current %esiftnt,. Current Resident 26o CA 313 26o CAOP 26o CAGNEY LN 3i5 NEWPO,WfBEACH CA NEwy6gT BEACH CA NEWPORT BEACH CA 92663-2672 926 672 92663-2672 930-77-554 Current i -nt 26o CA LN 316 NE BEACH CA 930-77-557 Current Re i 26o CAG 319 'H CA 930-77-560 Current R i nt 28o CA LN 102 NE T BEACH CA 936-77-563 Current Resident 28o CAGNV ON 105 -NEWPO&YBWH CA 930-77-566 Current Resident 28o CAGNEY]X1o8 NEWPORT BEACH CA .930-77-569 _ - Current Resident 280 CAGNEY LN in NEWPORT BEACH CA 92663-26T7 930-77-572 Current Resident 28o CAGNEY i14 NEWPORT CH CA 92663-26 930-77-575 Current Resident 280 CAGNEY LN 117' NEWPORT BEACH CA -77-555 rent Rgiddenj CA EY 3i7 NP R EACH CA 63- 72 -77-558 rent Resident CAG 320 NP CH CA 63- 72 77-561 rent Resident CAGN 103 NPORTIDEACH CA Current Resident 28o CAG 7"io6 NEWPCBEACH CA 92663-2675 Resident. :N 109 FWBEACH CA 930-77-570 Current Resident NEWP G BEACH CA 930-77-573 Current Resident 28o CAGNEY LN 115 NEWPORT BEACH CA 92663-2677 930-77-576 Current Resident, 28o CAGN 118 NEWPO EACH CA' Otiquettes faciles A peler A - Utilisez le gabarit AVERY® 5160® Sens de chargement 930=77-556 Current esid nt 260 C LN 318 NE BEACH CA 6 -2672 930-77-559 Current Resident 28o CAGNEY LN ioi NEWPORT BEACH CA 92663-2675 93o-77-562 Current Resident 28o CAG)WYbN 104 NE EACH CA 9266 675' 930-77-565 Current Resident 28o CAGNEY LN io7 NEWPORT BEACH CA 92663-2675 93o-77-568 Current Resident, 28o LN iio NEIMMMT BEACH CA 92663-2675 930-77-571 Current Resident 280 CAGNEYhN 113 NEWP EACH CA 926 3-2677 930-77-574 Current Resident 28o CAG, LN 1i6 NEWP T BEACH CA 92663-2677 930-77-577 Current Resi ent 280 CAG LN i19 NEVVYMT BEACH CA 92663-2677 eonsultez la feuille www.averycom d'instruction 1-800-GO-AVERY F ERY h E Easy Peel Labels i cti : c 'See Instruon Sheet TEMPLATE .5160®R®5160® Use Averl y® ® ® Feed Paper for Easy Peel Feature AVE ® 1 9307-578 ' 930-77-579 Current Resi t 930-�-580 . Current Resident Current Res'd t i 280 CA, LN 120 280 CAGNEY LN 201 28o CA LN 202 NEWP BEACH CA NEWPORT BEACH CA NE T BEACH CA 9266 677 92663-i6i9 92663-i6i9 930-77-581 ; 930-77-582 930-77-583 ` Current Resi nt' . i Current Resident Current Resident i 28o CA,W LN 203 28o CAGNWf,0oLN 204 28o CAG LN 205 NEWPqff BEACH CA NEWP EACH CA NE BEACH CA 92663-1619 92663 i9 926 3-i6i9' 930-77-584 930-77-585 930:77-586 Current Resident Current Resident Current Resident 28o CAGNMCH 206 28o CAG LN 207 28o CA�776 208 NEWPO CA NE BEACH CA NEWPOH CA 92663-2 6 926 -2676 92663- ,930-7747 - 93o-77-588 930-77-589 Current Resident - Current Resident Current Resident 28o CAGNEY LN 209 280 CAGNEY LN 210 280 CAG 211 NEWPORT BEACH CA 'NEWPORT BEACH CA NE EACH CA `92663-2676 . 92663-2676 9266371617 930-77-590 �, 0-77-591 930-77-592 Current Re 'd nt Current Resident.,- Current Resident ' 28o CAG LN 2i2 Po CA 213 !28o CAGNEY LN 214 i NEWP BEACH CA NEWj0kt BEACH CA [NEWPORT BEACH CA 92663-1617 92663-1617 � -- � - — — --- 92663-1617 -- - - - - - - - 930-77-593 930-77-594 130- - ' � 77 595 Current Resident - Current Resident Current Resident 28o CAGN 215 28o CAGNEY LN 216 28o CAGNEY LN 217 NEWPO BEACH CA "NEWPORT BEACH CA ! 92663-1 17 92663-2678 �TEWP 267 BEACH CA 92663-2678 930-77-596 ------ - - - �30-717--597, -- - - - -- 930-77-598 -- - - - ----- ? . Current Resident Current Reside "t Current ident 28o CAG LN 218 28o CAGN 219 28o LN 22a f NEWP BEACH CA NEWPO EACH CA NE RT BEACH CA 92663-2678 922663-2678 ''92663-2678 930-77-599 -- - - - - -- — — 930-77-600 - - - - - - -- - -- �0- ------ - --- ---- 9377=6o1 Current Resident. Current Resident Current Resident ' 28o CAGN 3o1 280 CAGNEY LN 302 8o CAGNEY LN 0 NEWPOCH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-2676 - 9266g-2676g2663-2676 93o-77-602 930-77-603 I o- 60 ' 93 77- 4 Current Resident Current Resident Current Resident 280 CAGNZ!N 304 28o CAGNEY LN 305 28o CAG 306 NEWPOR EACH CA NEWPORT BEACH CA NEWP A l CA 92663- 76 92663-2676 92663-1620 9 3�---- 5 - -- — - 930-77-606 ---- -- - - - --- ` � o= -60 --- — - Current Resident I 93 77 7 28o CAGNEY rent Resident •� Current Resident , 307 , 28o CAGN , 308 28o C LN 309 NEWPORT CH CA !. NEWPO CH CA NrkWFjQn92663-i6 EACH CA 663-1620 j. 92663-1620 Ot'rquettes faciles 0 peler 1 Consultez la feuille vrww:averycom� Utilisez le gabarit AVERYO 5160® Sens de chargement Onstruction 1-800-GO-AVERY a p AVERY Easy Peel Labels Use Avery® TEMPLATE 91600 EIIIIIIIIII See Instruction Sheet Feed Paper for Easy Peel Feature �AVERY651600 28o CAG LN 310 NE WP BEACH CA 92663-1620 ' 93o-77-6ii Current Resident 28o CAGN 313 NEWPORZ�CH CA 93o-T7-614 • . Current Resident t 280 CAGN 3I NEWPO I CH CA 926'63-16 930-T7-617 Current Resident 28o CAGNEY LN 319 NEWPORT BEACH CA 92663-1618 93o-77-620' Current Resident 950 CAGNV LN io2 NEWPO BEACH CA 9266 685 93o-T7-623 Current Resident 95o CAGIW LN 105 NEWPO,W BEACH CA 92663- 685 930-T7-626 Current Resident 950 CAGNEYW io8 NEWPOV4EACH CA 92663-i6B5 930=77-629 'Current Resident 950 CAGNEY LN 203 NEWPORT BEACH CA 92663-16n 930-77-6o9 93o-77- 6io Current Resident Current Resident 28o CAGNEW 311 28o CAGN 312 NEWPOR CH CA NEWPO EACH CA 92663-2 926 2678 93o-77-613 93o-77-612 Current Resident Current Resident 28o CAGN 314 28o CAG 315 NEWPOR CH CA NE WP CH CA 92663-2 8 93o-77-615 92663-2 78 930-77-6i6 Current Resident Current Resident 28o CAGNEY LN 317 28o CAGNEY LN 318 NEWPORT BEACH CA NEWPORT BEACH CA 92663-i&8 92663-1618 93o-77-618 Current Resident 28o CAGNEON 320 NEWPOR_79EACH CA 92663-1 18 93o-T7-621 --- ----— — 930-7�-6i9 Current Resident 950 CAGNEY LN ioi NEWPORT BEACH CA 92663-2685 --- 930777-622 --- — "' CurrentReside t 950 CAGN 103 Current Resident 95o CAG LN 104 NEWPO CH CA NE BEACH CA 92663-2685 930-77-624 926 3-2685 93o-77 625 Current Resident Current Resident 95o CAGNXWio6 950 CAGY107 NEWPO EACH CA NEWPApr BEACH CA 92663-2685 92663-2685 - -- - — -- 930-T7-627 — - — - - - -- — - 930-77-628 - -- - Current Resident Current Resident 95o CAGNEY 40201 950 CA 202 NEWPORT CH CA NEWtM BEACH CA 92663-16 92663-1611 930-77-630 Current Resident 950( i�i 5oCAG04 NEW70R CH CA 92663-t61i 930-77-632 930-77-633 Current Resident . Current Resident 950 CAGNW& 2o6 950 CAGNEY LN 207 NEWPO11 EACH CA NEWPORT BEACH CA 92663-1 92663-1611 93o-777636 930-77-635 Current Resident Current Resident 950 CAGN 301, 95o CAGNEY LN 302 NEWPOR CH CA NEWPORT BEACH_ CA 92663-1 12 92663-1612 Otiquettes faciles A peler - Utilisez le gabarit AVE RY® 5160® Sens de chargement , 930-77-631 Current Resift " t 950 CAG ,LN 305 NE EACH CA 926637i612 ' r 930-77-634 ` Current Resident 95o CAGNEY LN 208 NEWPORT BEACH CA 92663-161i 930-77-637 Current Resident 95o CAGNEY LN 3o3 NEWPORT BEACH CA 92663-1612 Consultez la feuille www.averycom d'instruction 1-800-60-AVERY AV ERY p ERY AV ERY Easy Peel Labels f Use Avery® TEMPLATE 91600 930-77=638 Current Resident 950 CAgtO LN 304 NEWWT BEACH CA 92663.1612 93o-77-641 i Current Resident 950 CAGNFTAX 307 NEWPOEAACH CA 92663 1 12 930-77-644 Current Resident 270 CAGN 102 NEWPO EACH CA 92663-2 96 930-77-647 Current Resident 270 CAGNEYAN 1o5 NEWPO EACH CA 92663-2 96 930-77-650 Current Resident 270 CAG 1o8 i NEWPO EACH CA 92663- 96 , 930-77-653 Current Resident 270 CAGN 111 NEWPOR7,FEACH CA 92663-2 6 930-77_656.4:. -- Current Resident 270 CAG 114 NEWPO EACH CA 92663-2696 930-77-659 Current Reside 270 CAGN 202 NEWPO BEACH CA 92663-1621 930-77-662 . Current Resi ant 270 CAM 205 NEWP BEACH CA 92663-1621 - �irtk :sry�•.r. . See Instruction Sheet Feed Paper for Easy Peel Feature 930-77-639 Current Resident 95o CAGN 305 NEWP EACH CA 92663-1612 930-77-642 Current Resident - 950 CAGNEY LN 308 NEWPORT BEACH CA 92663-16i2 SAVERY@51600 1 930-T7-640 Current Resident - 95o CAGNXf LN 306 - NEWP CH CA 926 - 12 930-77-643 ' Current Resident 270 CA LN 101 r NE BEACH CA ' 926 -2696 930-77-645 930-77-646 ' Current Residen Current Resident 270 CAG 103 270 CAGNEY LN 104 NEWP EACH CA NEWPORT BEACH CA 9266 -2696 92663-2696 930-77-648 930-77-649 Current Resident Current Resident 270 CAG 1o6 270 CA i07 NEWPO EACH CA NPWDRT BEACH CA 92663-2696 92663-2696 1 . 930-77-651 -- - --- 930-77-652 Current Resident Current Resident 270 CAGNEY LN 1o9 `" 270 CAGNEY LN 110 . NEWPORT BEACH CA NEWPORT BEACH CA 92663-2696 92663-2696 00-77-655 — --- ' 930-77-654 Current Resident Current Res' ent 270 CA LN 112 270 CAG 113 - NE T BEACH CA NE EACH CA 92663-2696 92663-2696 930-77-657 930-77-658 Current Resident Current Resi lent �. 27o CAG 115 27o CAG 201 NEWPO CH CA NEWP EACH CA 92663-2 96' 926 -1621 - - -- — 930-77-660 - - -- --- -- Current Reside t . 270 CAG 203 NEWPOR CH CA 92663-1621 93o-77-663 ' Current Resi -nt 270 CAGNEXW 2o6 NEWP EACH CA 92663-1621 930-77-665 Current Resident 270 CAGN 208 NEWPOCPMACH CA I. 92663-1621 Otiiquettes faciles 3 paler I Utilisez le gabarit AVERY@ S1606 ,930777-661 Current Resident 'T 270 CAGNEY LN 204 NEWPORT BEACH CA 92663-1621 93o-77-664 Current Resid -nt 2707 o CAG 2 NEWP CH CA 92663-i621 93o-77-666 930-7-667 Current Resident _. Current Resident 270 CAGNEY LN 209 270 CAGNEY LN 210 NEWPORT BEACH. CA NEWPORT BEACH CA 92663-1622 92663-1622 �., : •. - - Consultez la feuille WWW.averycom Sens de chargeme-nt'' d'instruction 1-800-GO-AVERY AVERY AVERY AVERY 1 .6 AV ERY AVERY Easy Peel Labels 1 Use Avee, TEMPLATE 91600 ' 936-77-668 Current Res' 27o CAG 211, NEWPOWBEACH CA 92663-1622 930-77-671 Current Resident 270 CAGNEY IN 214 NEWPORT BEACH CA 92663-1622 " 930-77-674 Current Resident 270 CAGNFBEA 302 NEWPO BEACH CA 92663-2647 930-77-677 Current Resident 270 CAGNEY o5. NEWPO CH CA 92663-2 7 ' 93o-77-68o Current Resident 270 CAGNEY IN 3o8 NEWPORT BEACH CA 92663-2647 930-77=683 Current Resident 270 CAGNEY 11 NEWPOR CH CA 92663-2647 93o-77-686 Current Resident 270 CAG 314 NEWFART BEACH CA 92663-2647 930-77-689 Current Resident 23o LILL 102 NEWPq1ff BEACH CA 92663-2664 930-77-692 Current Resident 23o LILLE 05 NEWPO CH CA 92663- 4 93o-77-695 Current Resident 23o LILLE o8 NEWPO EACH CA 9266 -2664 A Feed Paper See Instruction Sheet for Easy Peel Feature 930-77-669 Current Resident 270 CAGNEY IN 212 NEWPORT BEACH CA 92663-1622 93o-77-672 Current Resident 270 CAGNEY LN 215 NEWPORT BEACH CA 92663-1622 930-77-675 Current Resident 270 CAGNjffJdq 303 NEWPOPSEACH CA 92663-2647 930-77-678 — -- Current Resident 270 QkGN1q03o6 NEWPO§PNEACH CA 92663-2 47 93o-77-681 Current Resid n 27o CAG 309 NEWP EACH CA 92663-2647 930-77-684 Current Resident 270 CAGNEY IN 312 NEWPORT BEACH CA 92663-2647 93o-77-687 Current Resident 270 CA 315 NE BEACH CA 92663-2647 93o-77-690 Current Resident . 230 LILLE LN 103 NEWPORT-BEACH CA 92663-2664 930-77-693 Current Resioot 23o LIL 106 NEVV.MT BEACH CA 92663-2664 93o-77-696 f Current Resident . 23o LILL 09 NE BEACH CA 926 -2664 , i SAVERY051600 1 930-77-670 Current Resi ent 270 CAG 213 NE EACH CA ,92663-1622 930-77-673 Current Resident 270 CAG 301 NE EACH CA 92663-2647 93o-77-676 Current Resident 270 CAG 304 NE BEACH CA 92663-2647 930-77-679 Current Resident 270 CAG 07 NEWPOFOAWACH CA 92663-2647 93o-77-682 Current R t 270 CA IN 310 NE RT BEACH CA 92663-2647 �%O* -7i-685 Current Resident 270 CAGNEY IN 313 NEWPORT BEACH CA 92663-2647 93o-77-688 Current Resident 23o LIL 1o1 NEW BEACH CA 92663-2664 93o-77-691 Current Resident 23o LI 104. N T BEACH CA 92663=2664 93o-77,-694 Current Resident 23o LILLE IN 107, NEWPORT BEACH CA 92663-2664 930-77-697 Current Resident 23o LILLE IN 110 . NEWPORT BEACH CA 92663-2664 I Otiquettes faciles 6 peler . -- — vw — _ Consultez la feuille vw:avery:com Utilisez le gabarit AVE RIf® 51600 Sens de chargement _ d'instruction 1-800-GO-AVERY a pf-fl'Y /f. Easy Peel Labels Use Aver TEMPLATE 916019 III 93o-77-698 Current Resident 23o LILLE LN 111 NEWPORT BEACH CA 92663-2664 930-77-701 Current Resident 23o LILLE V114 NEWPO EACH CA 92663-2 64 930-77-704 Current Resident 23o LILLE IN 117 NEWPORT BEACH CA 92663-2664 . :930-77-707 Current Resident 23o LILL 202 NEWPORYBEACH CA 92663-16o9 ! 930-T7-710 Current Resident 23o LILL 205 NEWPOWBEACH CA 9266 -16o9 ,930-77-713 Current Resident 23o LILLE LN 208 NEWPORT BEACH CA 92663-16o9 930-T7-716 Current Resident ?23o LILLE IN 211 NEWPORT BEACH CA 92663-2665 930-77-719 Current Resident 23o LILLE 14 NEWP99PSEACH CA 9266 665 930-77-722 Current Resident 23o LILLE LN NEWPORT CH CA 92663-2665 930-77-725 Current Resident 23o LILLE LNaqT NEWPORT CH CA 02663-2665 ®!A i A jFeed Paper 1 9tiquettes faciles 6 peler Utilisez le gabarit AVERYO 516040 See Instruction Sheet i for Easy Peel Featurei 1 - 930-77-699 Current Resident 230 LILLE LNOflw2 NEWPO BEACH CA 92663-2664 930-77-702 Current Reside t 23o LILLE j5 NEWPO EACH CA 92663-2664 930-77-705 Current Resident 23o LILL 118 NEWP BEACH CA 92663-2664 93o-T7-708 Current Resident 203 LILLE IN 203 NEWPORT BEACH CA ent Resident LILLE IN 2o6 VPORT BEACH CA ent Resident LILLE IN 209 VPORT BEACH CA LILLE LN 212 BEACH CA CA CA .-ent Resident LILLE LN 303 VPORT BEACH CA 92663-2665 ♦° Sens de chargement i ® QAVERY®51600 \p 1 930-77-700 Current Resident r 230 LILLE LN 113 NEWPO CH CA (9266 4 i 930-77-703 Current t 230 LI 116 NEWORT BEACH CA 92663-2664 930-77--706 Current Resident 230 LILL o1 NE�CH CA 926 3 1609 �930-77-709 Current Resident 23o LILLE IN 204 NEWPORT BEACH CA 92663-1609 93o-T7-712 Current Resident ,,230 LILLE IN 9-207 j NEWPORT BEACH CA 192663-2699 �930-77-715 ;Current Resident 23o LILLE IN 210 NEWPORT BEACH CA gent Resident LILLE IN 213 VPORT BEACH CA ent Resident LILLE IN 216 VPORT BEACH CA ent Resident LILLE IN 9-3o1 VPORT BEACH CA ,Current Resi 23o L 304 NEWP RT BEACH CA 92663-2665 Consultez la feuille Onstruction www.avery.com 1-800-60-AVERY - - ~+ ^� . . ^ . ^`�' .�. ~. `� `. ,.-�, ... ' � '' � �w�~-' . � ' '' ~�..^ � ^ ~^ - . � ~,- ~^. =~_' . ~ � ,�� � ` � Easy Peel labels n A See Instruction Sheet Use Avery® TEMPLATE 91600PM lFeed Paper for Easy Peel Feature 930-77-728 Current Resident 23o LILLE IN 305 NEWPORT BEACH CA 92663-2665 930-77-731 Current Resident 23o LILLE IN 308' NEWPORT BEACH CA 92663-2665. 930-77-734 Current Resident 23o LILLE IN 311 NEWPORT. BEACH CA 92663-i610 930-77-737 Current Resident 23o LILLE 4W4 NEWPOR CH CA 92663-1 io 930-77-740 Current Resident . 23o LILLE IN 317 NEWPORT BEACH CA 92663-i6io 930-77-743 ' I Current Resident . 2io LILLE IN 102 NEWPORT BEACH CA 92663-2693 930-77-746 - Current Resident 210 LILLE IN 1o5 NEWPORT BEACH CA 92663-2693 930-77-749 Current Resident 210 LILLE IN io8 NEWPORT BEACH CA 92663-2693 950-77-752 Current Resi 210 LIL iil' NE BEACH CA 926 3 693 930-77-755 Current Resident 210 LILLE NEWPO CH CA 92663- 93 I 930-77-729 Current Resi 23o LILL 3o6 . NE BEACH CA 92663- 665 930-77-732 Current Residpilt 23o LILLE 09 NEWPPRrBEACH CA 92663-2665 930-77-735• Current ResjoeUt 23o LILL 312 NEWPORT BEACH CA 92663-i6io 93o-77-738 Current Resid - 't 23o LILL NEWP CH CA 92663-1610 930-77-741 Current Resi ent 23o LILLVANt18 NEWP EACH CA 9266 -16io 930-77-744 Current Resident 210 LILLE IN 103 NEWPORT BEACH CA 92663-2693 930-77-747 Current Re en 210 LI o6 NE R EACH CA 92663 93 930-77-750 - - - -- - -- Current Re --d - --t 210 LI 109 - NE BEACH CA 92663-2693 930-77-753 Current Resi - - 2io LIL 112 . BEACH CA 926 3-2693 930-77-756 Current Resident 210 LILLE IN 115 NEWPORT BEACH CA 92663-2693 ' SAVERY051600 1 930-77-730 Current Resident` .` 23o LILLE IN 307, NEWPORT BEACH CA 92663-2665 930-77-733 i Current Resident 23o LILLE IN 310 NEWPORT BEACH CA 92663-1610 i 930-77-736 Current Resid t 230 LILL NE CH CA 92663-i6io Current Resident' 23o LI 316 NE EACH CA 92 61o• 930-77-742 Current Resi ent , 210 LIL 1o1 NE BEACH CA 92663-2693,' 930-77-745 NEWPORT BEACH CA 92663-2693 930-77-748 Current Resident 210 LILLE IN 107 NEWPORT BEACH CA 92663-2693 930-77-751 Current Roilpixt i 210 LI ilo N T BEACH CA 9166312693 f — 930-77-754 ' Current R d 210 113 NEWPORT BEACH CA 92663-2693 930-77-757 Current Reside t 210 LILLE NE CH CA 9 -2693 01(f4uettes faciles 6 peler Utilisez le gabarit AVERYG 51600 .A Sens de chargement Consultez la feuille d'instruction I www.averycom 1-800-GO-AVERY Elm xti Easy Peel Labels f !A i See Instruction Sheet Use Avery® TEMPLATE.5160® ® Feed Paper for Easy Peel Feature 930-77-758 ' 930-77-759 Current Resi t Current Resi n 210 LILL 117 210 LILLEJ4Ki8 NEWP BEACH CA NEWPO EACH CA 9266 693 .92663-2693 930- 7-761 Current Resident 210 LILLE42k2o2 CA 930-77-764 Current Re i nt - 210 LILL 205 NEWPORT BEACH CA 92663-1607 930-77-767 ' Current Resident 210 LILLE IN 208 NEWPORT BEACH CA 92663'-i6o5 930-77-770 Current Resident 210 LILLE LN 211 NEWPORT BEACH CA 92663-2694 930-77-773 . Current Resident 210 LILLE IN 214 NEWPORT BEACH CA 92663-2694 930-77-770 Current i nt 210 217 NEWP T BEACH CA 92663-2694 930-77-779 Current Resident 210 LILLE IN 302 NEWPORT BEACH CA 92663-2694 930-T7-782 Current Reside , 210 LILLE LX1305 NEWPORXBTEACH CA 92663-2694 930-77-785 Current Resident 210 LILLE IN 3o8 NEWPORT BEACH CA 92663-2694 930-77-762 Current Re i nt 210 LIL1,M 203 NE T BEACH CA 926 3-1607. 930-77-765 Current Reside .- 210 LI 206 NEWPffO7 EACH CA 92 930-�7-768 Current Resident 210 LILLE IN 209 NEWPORT BEACH CA 92663-1607 93o-77-771 Current Resident 210 LILLE IN 212 NEWPORT BEACH CA 9266g-2694 930-77-774 Current Resident 210 LILLE IN 215 NEWPORT BEACH CA 92663-2694 — 930-77-777 Current Resident 210 LILLE IN 218 NEWPORT BEACH CA 92663-2694 - - -- - 930-77-780 Current Res' e " t 210 LILL 303 NE EACH CA 926 -2694 _._..-- 930-77-783 - --- - - - Current Resident 210 LILLE IN 3o6 NEWPORT BEACH CA 92663-2694 -- - — 930 _77M786-- Current Res' 210 LI 309 NEWPORT BEACH CA 92663-2694' �AVERY05160 1 980-�7-760 I Current Resident ! 210 LILL oi. NE EACH CA 926 -1607 930-77-763 Current e R nt ; 210 LI 204 CA tg!�iiWeH ` 93o-77-766 , Current Resident 210 LIL 207 NEW BEACH`CA 92 -1607 i. 936-77-769 Current Res' e 210 LIL 210 NE BEACH CA 92663-2694 930-7�-772 Current Resident no LIL gig NE BEACH CA 92663-2694 930-77-775 Current Res` ent 210 LIL 16 NE EACH CA 926 -2694 930-77-778 — ---- -- Current Resident 210 LIL 301 NE BEACH CA 92663-2694 930-77-781 - - - — Current Resident 210 LILL 04 NE EACH CA 92 3-2694 930-77-784- Current Resident 210 LILLE LN 307 NEWPORT BEACH CA 92663=2694 930-77-787 Current Resent 210 LI 310 ; BEACH CA k 92663-16o8 Otiquettes faciles 6 peler Utilisez le gabarit AVERY@ 51600 Sens de chargement Consultez la feuille d'instruction viww.averycomF G� 'GV n� �o AV ERY Gv Easy Peel Labels !A A See Instruction Sheet ; qs SAVERY051600 Use Avery® TEMPLATE 91600 � Feed Paper � for Easy Peel Featurei1 930-77-788 930-T7-789 930-77-790 i Current Reside Current Resident Current Re 210 LILLE Ifq311 210 LILLE2 2xo LIL xg' NEWPO BEACH CA NEWPO&�1'CH CA NE BEACH CA 92663-x6o8 92663-x6o8 92663-x6o8 930-77-791 930-77-792.. 930-77-796 Current Resident Current Resident Current Resident r 210 LILLE IN 314 23Lo LILLE IN 315 200 PARIS IN iox NEWPORT BEACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-x6o8 92663-16o8 92663-1600 i 930-77-797 930-77-798 930-77-7 9 Current Resident Current Resident Curre 'lent 200 PARIS IN 102 200 PARIS IN 103 20 S LN xo4 NEWPORT BEACH CA NEWPORT BEACH CA ORT BEACH CA , 92663-x600 92663-x600 663-x600 93o-77-80o i 93o-77-8ox 930-77-802 Current Resident Current R d t Current R 'de t 200 PARIS IN xo5 200 P xo6 20o P 107 NEWPORT BEACH CA NE BEACH CA NE BEACH CA 92663-1600 926 3-x600 92663-x600 930-77-803 93o-77-804 930-77-13% Current Resident Current Resident Current Rgprc.Wt 200 PARIS IN l08 200 PARIS IN 10*9 200 P xxo NEWPORT BEACH CA NEWPORT BEACH CA NE T BEACH CA ` 92663-x600 92663-x600 92663-x600 93o-77-806' 930=77-807 930-77' -808 Current i nt Current Res' a Current Resident 200 P S xxx 1 .200 P u2 200 PARIS IN 113 NE BEACH CA NE BEACH CA NEWPORT BEACH CA 9266 -x600 926634600 9266g-x600 930-77-809 930-77.810 — - -- -- - - - — — --- 930-718xx -- - - ------jam--• Current Re ant Current R - - t Current Resident ' 200 P 114 20o P 1 1 5 200 PARIS IN 116 NE BEACH CA NE BEACH CA NEWPORT BEACH CA 92663-x600 92663-x600 92663-x600 930-77-812 930-77-813 93o-77-8x4 Current Reside t Current Reside t Current R2es' ant t 200 P 117 20o P xx8 20o P 2oi NE BEACH CA NE BEACH CA T BEACH CA 926 -x600 9266 -x6o0o 92663-16ox 930-77-815 93o-77-816 930-77-817 . Current Resident Current Resid nt Current e 200 PART 02 200 P 03 200 P S - 204 NEWP EACH CA NE BEACH CA NE BEACH CA 926 - 6ox 92663-x6ox 92663-x6ox 930-77-818 --- --- - 930-77-8x9 - — — -- -- 930-77 820 4 Current Resident Current R e gt t, Current Resid n 200 PAWS IN 205 i 200 P 206 20o PARI 207 •. NEWPORT BEACH CA I NE BEACH CA NEWP BEACH CA 92663-16ox 92663-x6ox 92 3-x6ox Otiquettes fa ciles A paler Consultez la feuille vwrw:averycom Utilisez le gabarit AVERY® 51600 Sens de chargement d'instruction 1-800-GO-AVERY E Easy Peel Labels i A See Instruction Sheet Use Avery® TEMPLATE.91600 iFeed Paper for Easy Peel Feature 930-77-821. _ 930-77-822 CurrenjSe eCurrent Resident 200 PAo8 200 PARI 09 NEWPH CA NEWP EACH CA 92663-01 92663- of 93o-77-824 I Current Resident 200 PARIS IN 21i NEWPORT BEACH CA 92663-1602 930-77-827 Current Resid' t ' 200 PARI 214 NEWPO BEACH CA 92663- 602 93o-7�-825 Current Reside t 200 PARI 212 NEWP BEACH CA 9266 -1602 93o-77-828 Current Resident, 200 PARIS LN 215 . NEWPORT BEACH CA 92663-1602 930-77-830 930-77-831 Current Rofioat i Current Res' Mt 200 P 217. 1 200 P 2i8 NE T BEACH CA NEW -MT BEACH CA 92663-1602 92663-1602 930-77-833 9307-834 Current Resident . Current R - 'debt 200 PARIS IN 302 200 P 303 NEWPORT BEACH CA NEMXORT BEACH CA 92663-1603 92663-16o3 930-77-836 Current Re nt 200 P 305 NEWjPRT BEACH CA 92663-1603 930-77-839 Current Resident 200 PARI 3o8 NEWP BEACH CA 92663-16o3 93o-77-842 Current Reside --t . 200 P 31i NE BEACH CA 92663-1603 930-77-845 Current R t 200 P 3i4 NEWINORT BEACH CA 92663-1603 930-77-t;4t; Current Resid t Zoo PARIS 7 NEWP CH CA 92663-i o3 tigbettes faciles a peler I Utilisez le gabarit AVERYO 5160® 930-77-837 Current Res'' 200 PAR44S 3o6 NEWMT BEACH CA 92663-1603 930-77-840 Current Resident 200 PARIS IN 309 NEWPORT BEACH CA 92663-i6o3 930-77-843 Current Resident. 200 PARIS LN $12. NEWPORT BEACH CA 92663-1.603 930-77-846 Current Rdsidodke 200 P 15 NEWPO BEACH CA 92663-i6o3 930-77-849 Current Resid , t 200 PARI i8 NEWP EACH CA 92663-1603 A Sens de chargement ® SAVERY651600 930-77-823 Curr�Re'20o210 NEACH CA 9 63-1602 930-77-826 Current R ident 20o P S 213 NE BEACH CA 9266346o2 930-77-829 Current Resident 200 PARIS IN 216 NEWPORT BEACH CA 92663-1602 930-77-832 Current Resident 200 PARIS IN 301 NEWPORT BEACH CA 92663-i6o3 I I 930-77-835 i Current Resident 200 P 304 { NE BEACH CA 92 634603 r 93o-77-838 , Current Resident 200 PARIS IN 307 NEWPORT BEACH CA 92663-1603 .. 930-77-84i Current Resident f 200 PARIS IN 310 NEWPORT BEACH CA 92663-1603 930-77-844 Current I ' 2Qo 313 T BEACH CA 92663-16o3 930-77-847 MBEACH nt . 316 CA 92663-1603 936-76-004 t, Current d 500 LN 1ol N T BEACH CA 92663-2622 Consultez la feuille www.airerycom d'instruction 1-800-GO-AVERY , r F oly Easy Peel Labels . I a► Use Avery® TEMPLATE 51600 See Instruction Sheet',' !J: Feed Paper .� for Easy Peel Feature ®° QAVEiiY®5160® 936-76-005 Current Resi nt 500 CAG LN 103 NEWP BEACH CA 92663-2622 936-76-oo8 . Current Resident Soo CAGNEY LN iog NEWPORT BEACH CA 92663-2683 . 936-76-oii Current 01 nt 500 C00Y LN i17 NEVfy.MT BEACH CA 92663-2683 936-76-oi4 Current Resident Soo CAGNEY LN io8 NEWPORT BEACH CA 92663-2683 936-76-017 Current Resident Soo CAGNEY LN 202 NEWPORT BEACH CA 92663-2623 936-76-020 Current Resident 500 CAGN 205 NEWP BEACH CA 9266 ,2623 936-76-023 Current Resident . Soo CAGNEY LN 211 NEWPORT BEACH CA 92663-2684 936-76-026 Current Resident Soo CAGNEY LN 212 NEWPORT BEACH CA 92663-2684 936-76-029 Current Resident 500 CAGNEY LN 6 NEWPORT BEACH CA 92663-2624 936-76-oo6 936-76-o67 Current Resident Current Re 'de t 500 CAGNEY LN io5 50o CA 1 0 7 NEWPORT BEACH CA NE T BEACH CA 92663-2622 92 63-2622 i 936-76-009 . Current Resident 500 CAGNEY LN ill NEWPORT BEACH CA .936-76-012 Current 13esi&nt ' Soo LN 112 NEV.9MRT BEACH CA 92663-2683 + 936-76-015 Current R;Pft"d!-Pt .500 206 NEVOORT BEACH CA 92663-2623 936-76-032 Current Resident 500 CAGNE i NEWPOR CH CA i 92663-2 936-76-018 Current Resident 500 CAGNEY LN 201 NEWPORT BEACH CA 92663-2623 " 936-76-021 Current Resdden Soo CA 207 NEWPOKT BEACH CA 92663-2623 936-76-024 Current Resident 500 CAGNEY LN 215 NEWPORT BEACH CA 92663-2684 936-70-027 Current Re ent 500 210 NE BEACH CA 926 3-2684 936-76-030 Current Re,,%icjpnt 500 CA93W LN 4 NEWYORT BEACH CA 92663-2624 936-76-033 Current Resident - 50o CAGNEY LN 3 NEWPORT BEACH CA 92663-2624 0 uettes faciles a peler Utllisei le gabarit AVERY® 5160® Sens de chargement 936-76-oio Current Resident' 500 CAGNEY LN 115 NEWPORT BEACH CA 92663-2683 936-*013 Current Res*nt 500 CAG iio NE BEACH CA 92663-2683 936-76-oi6 Current Resident 500 CAGWJ.N.204 NEWPQjft41EACH CA 9266 -2623 936-76-oi9 Current Resident ,Soo CAGNEY LN 203. NEWPORT BEACH CA 92663-2623 936-76-022 Current Resident 500 CAGNEY LN 209 NEWPORT BEACH CA 92663-2623 936-76-025 Current Resident Soo CAGNEY LN 217 NEWPORT BEACH CA 92663-2684 936.76-028 Current Resident 500 CAGNEY LN 208 NEWPORT BEACH CA 92663-2623 936-76-031 Current didgzit Soo LN 2 NEVVPGRT BEACH CA 92663-2624 936-76-034 Current Resident 500 CAGNEY LN 5 NEWPORT BEACH CA 92663-2624 Consultez la feuille www.avery.com d'instruction 1-800-GO-AVERY n� n Easy Peel Labels Use Avery* TEMPLATE 516040 936-76-035 Current Resi nt 500 CAG N 7 NE BEACH CA 92663-2624 ------------ 936-76-038 Current Resident 500 CAGNEY LN 15 NEWPORT BEACH CA 92663-2682` 936-76-o4i Current Resident 500 CAGNEY LN io NEWPORT BEACH CA 92663-2682 936-76-044 Current Resident' 300 CAGNEY LN io4 NEWPORT BEACH CA 92663-26i9 936-76-047 Current Resident ' 300 CAGNEY LN 103 NEWPORT BEACH CA 92663-26i9 936-*o5o Current Resident 300 CAGNEY LN log NEWPORT BEACH CA :92663-2686 936-76-053- Current Resident 300 CAGNEY LN 117 NEWPORT BEACH CA 92663-268o 936-76-056 Current Resident 300 CAGNEY LN io8 NEWPORT BEACH CA 92663-268o 936-76-059-- Current Reside " 3oo CAGN 202 NEWPOR CH CA 92663-2 o A See Instruction Sheet' Feed Paper for Easr Peel Feature, 936-76-o36 Current Resident 500 CAGN 9 NEWPOY&SPACH CA 92663-2 82 .936-76-039: Current Resi ent 500 CAG00PEN 17 NE BEACH CA 92663-2682 936-76-042 Current Resident 500 CAGNEY LN 8 NEWPORT BEACH CA 92663-2682 936-76-045 Current Resident 300 CAGNEY LN 102 NEWPORT BEACH CA 92663-26i9 - — 936-76-o48 Current R " de . 30o 105 'NEWYACr BEACH CA 92663-a6i9 e 414, i pAVERY051600 i 936-76-037 CurrentFRside&t500 C NE BEACH CA :92663-2682 936-�6-040 Current Resjoent 500 CAG 12 NEWPqWBEACH CA 92663-2682 Current Resident 300 CAGNEY LN io6 NEWPORT BEACH C 92663-2619 936-76-o46' Current R t 300 C LN ioi NPWPDRT BEACH CA 92663-26i9 936-76-049 --- - - Current Re sidqnt 3oo 107 N BEACH CA 92663-2619 936-76-051 Current Resident 300 CAGNEY LN m NEWPORT BEACH CA 92663-268o 936-76-054 --- - - - - - - - 930-76-052 Current Resident 300 CAGNEY LN ii5 NEWPORT BEACH CA 92663-268o 936-76-055 Current Resi t Current Resident 3oo CAG 112 300 CAGNEY LN llo NEWP BEACH CA NEWPORT BEACH CA 9266 -268o 92663-268o -- -- - 936-76-057 - --- --- -- -- 936- 058 - - - Current Resident Current e 300 CAGNEY LN 206 ,goo CA_PN4vLN204 NEWPORT BEACH CA NE BEACH CA 92663-262o 936-76-o6o 9266g-2620 ' 936-76-o6i Current Resident Current Resident 300 CAGNEY LN 201 300 CAGNEY LN '203 NEWPORT BEACH CA NEWPORT BEACH CA 92663-2620 92663-2620 936-76-o62 Current Resident 300 CAGNEY LN 205 ' -NEWPORT BEACH CA 92663-2620 ' 936-76-063 — -- - Current Resident 300CAGN o7 NEWPO EACH CA 92663-2681 . ' 936-76-064 Current Resident - 300 CA LN 209 kEV, 1616 BEACH CA F 9 63-2681 es faciles a peler ! le gabarit AVERYO 51600 Sens de chargement Consultez la feuille d'instruction www.averycom 1-800-GO-AVERY G Easy Peel Labels Use Avery® TEMPLATE •51600 A Feed Paper See Instruction Sheet ; for Easy Peel Feature , m WAVERY651600 936=76-o65 Current Resident 300 CAGVW 211. NEWP EACH CA . 92663-2 8t 936-76-o68 • Current Resident . 300 CAG 212 - NEWP EACH CA 92663dY681. 936-76-07t Current Re 'nt NCA 6G BENCH .0 A 92663-262t 936-76-074 Current Resident` 300 CAGNEY LN t NEWPORT BEACH CA 92663-266o 936-76-o77 Current R 'd nt 300 LN 7 - NEWP VdBEACH CA 92663-2621 936-�6-o80 . • Current Resident 300 CAGNEY LN 15 NEWPORT BEACH CA 92663-2679 936-76-083 Current Resident goo CAGNEY LN io NEWPORT BEACH CA 92663-2679 936-76-o86 Current Resident 200 MCNE, 104 NEWPOVAEACH CA 92663- 5 936-76-089 Current Reside t 200 MCNE 103 NEWPO CH CA 92663- 25 936-76-o92 Current Resident 200 MCNEIL V9 NEWPORT CH CA 92663=2 Otiiquettes faciles 6 paler ,; ; Utilisez le gabarit AVERY® 516019 936-76-o66 - - 936-76-o67 Current Resident Current Resident 300 CAGNEY LN 215 300 CAGNEY LN 217 f NEWPORT BEACH CA NEWPORT BEACH CA 92663-2681 92663}2681 936=76-o69 936-76-070 :Current Resident" Current Resident I 300 CAGNEY LN 210 300 C 208 NEWPORT BEACH CA NEVOMT BEACH CA 1 92663-268i' 92663-2681 936-76-072 936-76-073 Current Resident Current Res' ent t ,300 CAGNEY LN 4 300 CA 2 NEWPORT BEACH CA NE EACH CA 92663-2621 9266372621 936-76-075 --- - — - 986-76-076.. Current 'de t CurrentRqpident 300 CAPIMPM 3 . 300 CA 5 NE BE_ ACH CA NEV418RT BEACH CA ' 9266 -2621 92663 2621 936-76-078 936=76-079 r. Current Re 'de t Current Reside t' 300 CAG LN 9 300 CAGN tt ; NEWP BEACH CA NEWPe7g CH CA 9266 -2679 9266 L 936-76-o8t -- - 936-76-082 - - ---� -- Current Resident . Current ident 300 CAGNEY LN 17 goo LN 12 ' NEWPORT BEACH CA NE_WffRT BEACH CA i 92663-2679 9 663-2679 { 936-76-o84 936-76-o85 Current Resident Current Re ` e t I 300 CAGNEY LN 8 20o M I io6 NEWPORT BEACH CA NE EACH CA 92663-2679 92 �RB 2625 936-76-o87 936-76-o88 Current Resid nt Current Resident 200 MCNEI 102 200 MCWEjklN im i NEWPO CH CA NE BEACH CA 92663 25 9 -2625 936-76-090 936-76-ogi . Current Resident Current Resi 'nt 200 MCNEIL LIST toy 200 M 107 NEWPORT BEACH CA NE BEACH CA 92663-2625 92663=2625 �%6-76-oq3' 936-76-094 Current Resident• Current Resi ant .200 MCNEIL Mtn 20o M 115, NEWPORT BEACH CA NE EACH CA 92663-2653 9 3-2653' - Consultez la feuille WWW.averycom rs�nidechargem-en-t-d'instruction 1400-60-AVERY ' AVERY AVERY F ERY AVERY Easy Peel Labels CA i See Instruction Sheet !A Use Avery® TEMPLATE 51600 ® jFeed Paper for Easy Peel Feature ® i 936-76-095 -- - ; 936-76-096 936-76-097 ! Current Resident . Current Resident Current Res'de 200 MC 117 200 MCNWAN 112 200 MC 110 NEWP EACH CA NEWP BEACH CA NEWP BEACH CA 92663-2653 92663-2653 92663-2653 936-76-098 ' Current Resident 200 MCNPJAN 215 NEWPO BEACH CA 92663 650 936-76-105 Current Resident 200 MCNEIL LN 207 NEWPORT BEACH CA 92663-1623 936-76-1o8 Current Resident 200 MCN 215 NEWPO BEACH CA 92663- 50 936-76-111 Current Resident 200 MCNEIL LN 210 NEWPORT BEACH CA la�nt r I.N 4 BEACH CA 76-117 ent Resident MCNEIL LN 3 MORT BEACH CA 9 !H CA -76-123 ent Resident MCNEIL LN 17 MORT BEACH CA Resident iVET �R � A CH CA- Otiquettes faciles 6 paler i Utilisez le gabarit AVERYO 5160® 936-76-o99 Current Resident 200 M Nf� L 2o6 NEWP;rR EACH CA 92663 26 936-76-io6 Current Resi ent 20o M 209 NEWPO EACH CA 92663 65o 936-76-1o9 Current Resident 200 MCNE 217 NEWPO EACH CA 92663- 650 936-76-112 Current Resident 200 MCNEIL LN 208 NEWPORT BEACH CA 92663-2650 936-76-115 Current Resident 200 MCNEIL LN 2 NEWPORT BEACH CA 5 !H CA •76-121 ent Resident MCNEIL LN 11 , VPORT BEACH CA 12 H CA rent Resident SCHOLZ PLZ 125 NPORT BEACH CA A Sens de chargement i *AVERY@51600 936-76-104 Current Resident , 200 MCNE 205 NEWPO EACH CA 92663- 26 936-76-107 Current Resi nt 200 Mcbm LN 211 NEn.3-26-50 BEACH CA 92 936-76-110 Current Resident 200 M 212 NEWP BEACH CA 92 3-2650 936-76-113 Current Resident 200 MCNEIL LN 6 NEWPORT BEACH CA 92663-2627 936-76-116 Current Re§iddnt 200 MCWJAN 1 NE BEACH CA 926 -2627 936-76-119 Current Resident 200 MCNEIL LN 7, NEWPORT BEACH CA 92663-2627 1936-76-122 �Cnrr -nt e t . 20o M 15 NE T BEACH CA 92 63-2649 936-76-12 ' --- -�.- 5 Current Resid "nt 200 M 10 IE EACH CA -- 92663-2649 } , 10i-3P m 123 NE CH CA - -- 922641--- eonsultez la feuille www.averycom d'instruction 1-800-GO-AVERY v AV ERY Easy Peel Labels _ Use AveryO TEMPLATE.5160® 936-76-129 Current Resident ioi SCHOLZ PLZ 121 NEWPORT BEACH CA 92663-264o 936-76-132 Current Resident too SCHOLZ PLZ 115 NEWPORT BEACH CA 92663-1624 936-76-135 Current Resid t . too SCHO LZ 107 NEWPO BEACH CA 92663- 00 936-76-138 Current Resident too SCHOLZ PLZ tar. NEWPORT BEACH CA 92663-2600 . 936-76-141 . . Current Reside t too SCHO 106 NEWPO EACH CA 92663- oo 936-76-144 Current Resident ioo SCHO 112 NEWPO EACH CA 92663-2 5 936-76-147 Current ResidVjrt ioi SCHO 118 NEWPO EACH CA 92663 4o 936-76-15o Current Resident 1oi.SCHOLZ PLZ 124 NEWPORT BEACH CA 92663-2641 936-76-i53 Current Resident 102 SCHOLZ P 130 NEWPORT CH CA 92663-2644 °' A Feed Paper See Instruction Sheet for Easy Peel Feature 936-76-130 Current Resident ioi SCHOLZ PLZ.119 NEWPORT BEACH CA 92663-264o 936-76-133 Current Resident ioo SCH019 PIZ iii NEWPOIA,AACH CA 9266 5 936-76-136 Current Resident too SCHO LZ 105 NEWPO BEACH CA 9266 Coo i SAVERY651600 1 936-76-131 Current Resident'. 101 SCHOLZ i17 NE OR CH CA 92663-2 936-76-134 Current Resident ioo SCHOV,,PIZ io9 NEWPO EACH CA 92663- 15 936-76-137 . Current Resident too SCHOLZ PLZ 103 NEWPORT BEACH CA 92663-2600 936-76-139- 936-76�14o i Current Resident Current Resid t too SCHOLZ PLZ, 102 too SCH PLZ io4 NEWPORT-BEACH CA ' NE T BEACH CA _ 92663-2600 92 3-2600 ' f 9$6-76-142 936-76-143 Current Reside Current Re ' nt ioo SCHO 1o8 too SC PLZ 110 ' NEWP BEACH CA NE3AWMT BEACH CA •92663-2615 92663-2615 936-76-145. Current Resi e t too SCH9WLZ 114 NEWP EACH CA 92663- 624 936-76-148 Current Resident ioi SCHOLZ PLZ 120 NEWPORT BEACH CA 92663-264o 936-76-151- — - - - -- •- Current Resi 102 SCHO 126 NEWPO EACH CA 92663-2686 J- - 936-76-154 - - Current Resident 102 SCP4444 P 132 NEWPCH CA 92663- 936-76-156 Current Resid t , 102 SCHOLZ 136 NEWPORT CH CA 92663-26 Otiquettes faciles 6 peler Utilisez le galiarit AVERYO 5140 936-76-157-- Current Reogg 102 SCH LZ 138 NEWMKT BEACH CA, 92663-2646 A' Sens de charge-ment -- 936-76-446-- - - - - - - - ' Current Resident ioi SCHOLZ PLZ i16 NEWPORT BEACH CA 92663-2640 f 936-76-149 Current Residenti ioi SCH 222 � NE BEACH CA 92663-264o 936-76-152 - Current Resid pn 102 SCHO i28 NEWPO EACH CA 9266372644 936-76-155 —; --f CuiTent Resident 102 SCHOLZ PLZ 134 NEWPORT BEACH CA 92663-2644 936-76-158 Current R�"Oftt 102 SC PLZ 149 N RT BEACH CA, ' 92663-2646 Consultez la feuille www.avery.com d'instruction 1-800-GO-AVERY Easy Pee bels - . { See Instruction Sheet IN 1 Use Ave TEMPLATE.91600 Feed Paper for Easy Peel Feature 1936-76-159 936-76-i6o 936-76-16i Current Resident Current Reskjont Current Resident 102 SCHO 147 .102 SCHO P 5 102 SCH LZ 143 NEWPO CH CA NEWPO CH CA NEW BEACH CA ' 92663- 6. 92663- 926 -2646 I 936-76-162- 936-76-163 936=76-164 Current Reside t Current Resid n Curren ent 102 SCHO LZ 141 102 SCHO 139 102 PLZ 137 NEWPO EACH CA NE W�646 ACH CA ORT BEACH CA I 9266 646, 9266 92663-2644 936-76-165 -936-76-166 936-76-167 _ Current Residev Current Resident Crr�Re- Iim SCHO135 ioi SCHOLZ PLZ 133, ioi SLZ 231 NEWPO EACHCA NEWPORT BEACH CA NEACH CA 92663- 42 92663-2641 92 63-2641 936-76-i68. 936-76-169 936-�6470 Current Resideqx Current Resident Current R d t im SCHO 129 ioi SCHOLZ PLZ 127 10 L SC PLZ 225 NEWPO EACH CA NEWPORT BEACH CA NE T BEACH CA 92663-2 41 92663-2641 92663-2632 936-76-171 936-76-172 936-76-173 — --- — Current R29.A.t Current Resi - Current Resident 10i SCLZ 223 iol SCHO 221 im SCHOLZ PLZ 219 ! 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BEACH CA NEI EACH CA NEWPORT BEACH CA ' 926 -2642 92663142 92663-2642 936-76-174 936-76-175 936-76-i76 Current Red Current Resi n Current Resident iar SCH LZ 217 ioo SCHO 215 loo SCH 211 NEWP BEACH CA NEWPO EACH CA NEWP BEACH CA 92663-2642 92663-1629 92663-1626 936-76-177 Current Resident ioo SCHOT 209 NEWPORAMACH CA 92663-i 26 936-76-18o Current Resident ioo SCHOLZ PLZ 203 NEWPORT BEACH CA 92663-2629 936-76-183 Current Res' - ioo SCE LZ 204 NEWP BEACH CA 9266 629 936-76-186 Current Resi WCHioo SO 210 NEBEACH CA 92663-1626 j 936-76-178 Current Resident ioo SCHOLZ PLZ 267 NEWPORT BEACH CA 92663-2629 936-76-179 Current Resident . ioo SCHOLZ PLZ 205 NEWPORT BEACH CA 92663-2629 936-76-181 936-76-182 Current Resident Current Resident 100 SCHOLZ PLZ 201 wo SCHOLZ PI Z 202 NEWPORT BEACH CA NEWPORT BEACH CA 92663-2629 936-76-184 92663-2629 936-j6-i85 Current t Current Resident io0 SCZ 2o6 FBEACH'CA wo SCHOLZ PLZ 208 NE NEWPORT BEACH CA 92 3-2629 92663-2629 Ot'Iquettes faciles 6 paler ' Utilisez le gabarit AVERYO 5160'9 936-76-187. Current Resi -n 100 SC'Hq1qAVLZ 212 NE BEACH CA 92663-1626 r A- Sens de chargement r 936-76-188 Current Resident ioo SCHOLZ PLZ 214 NEWPORT BEACH CA 92663-1629 Consultez la feuille www.averycom d'instruction 1-800-GO-AVERY Easy Peel Labels , ffl4w f iA See Instruction Sheet !A Use Avery® TEMPLATE 51600¢Feed Paper for Easy Peel Feature aAVERY®5160® i 936-�6-i89 . - 936-76-190 936-76-191 Current Resi nt Current Resident Current Resident im SCHO PLZ 216 im SCHO =8 iol SCHOLZ PLZ 220 3 NEWPO BEACH CA NEWPOY CH CA NEWPORT BEACH CA 92663- 642 92663-2 42 92663-2642- 936-76-192 ----- 936-76-193 • 936-76-194 Current Resident Current Resident Current Resident ioi SCHOLZ PLZ 222 ioi SCHOLZ PLZ 224 102 SCHOLZ PLZ 226 NEWPORT BEACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-2642 92663-2632 92663-2686 936-76-195 936-76-196 936-76-t97 Current Resident I Current Resident Current lygident 102 SCHOLZ PLZ 228 ; 102 SCHOLZ PLZ ego 102 S LZ 232. NEWPORT BEACH CA NEWPORT BEACH CA NEVOORT BEACH CA 92663-2635 92663-2635 92663-2635 936-76-198 ' 936-76-199 936-76-200 - — - -- Current Resi i Current Reside Current Reside io2 SCH 234 102 SCHO 236 102 SCHO 238 r NEWP BEACH CA NEWPO EACH CA NEWPPSUJrACH CA 926 3-2635 92663-2635 92663 43 r 936-76-261 .. i 936-76-202 936-76-203 Current Resident Current Resident_ Current Resident ; 102 SCHOLZ PLZ 249 102 SCHOU 247 102 SCHOLZ PLZ 245 NEWPORT BEACH CA NEWPO CH CA NEWPORT BEACH CA 92663-2643•. 92663- 3 _ 92663=2643 } 936=�6-204 936-76-205 936-76-206 � Current Resident Current Resident Current Resident'- 102. SCHOLZA91 243 102 SCHOLZ 241 102 SCHOLZ PLZ 239 NEWPO EACH CA NEWPO§P09FACH CA NEWPORT BEACH CA 92663- 43 92663-2 43 92663=2643 936-76-207 936-76-208 ' :936-76-209 Current Resident Current Resident Current Resident j 102 SCHOLZ PLZ 237 101 SCHO235 ioi SCHO 233 NEWPORT BEACH CA NEWPORLZ CH CA NE T BEACH CA 92663-2635 92663- 32 926 3-2632 ` 936-76-210 936-76-211 936-76-212 Current Resident - Current Reside f Current Resident ioi.SCHOLZ PLZ 231. ,ioi SCHO 229 im SCHOLZ PLZ 227 NEWPORT BEACH CA NEWPO EACH CA NEWPORT BEACH CA 92663-2632 92663-2632 92663=2632 936-76-213 I 936-76-214 936-76-215 — - -- - — — Current Resident Current Rdsioent Current Resident ioi SCHO 25 ioi SCHO 23 ioi SCHOLZ PLZ 21 NEWPO CH CA NEWP EACH CA 'NEWPORT BEACH CA 92663-2631 92663-2631 92663-2633 936-76-2i6 Current Resident ioi. SCHOLZ PLZ i9 NEWPORT BEACH CA 92663-2633 936-76-217 Current Resileilt ioi SCHQ14M 17 NEWDMf BEACH CA :92663-2633 .. 936-76-2i8 Current Resi ent . ioo SCHO LZ 15 NE EACH CA 9266 -i628 Otiquettes faciles 0 paler ' Utilisez le gabarit AVERY® 51600 A Sens de chargement Consultez la feuille Onstruction www.avery.com 1-800-GO-AVERY . AVERY I IERY . AVERY AVERY AVERY AVERY AVERY FEasy Peel Labels!Jsi See Instruction Sheet e Avery® TEMPLATE 5160® jFeed Paper for Easy Peel Feature 936-76-219 Current Resident ioo SCHOLZ PLZ ii NEWPORT BEACH CA 92663-1627 . 936-76-222 Current Resident f ioo SCHO 5 NEWPO EACH CA .92663- o 936-76-225 Current Resident ioo SCHOLZ PLZ 2, j NEWPORT BEACH CA 92663-2630 936-16-228 Current Resident 10o SCHOLZ PLZ 8 NEWPORT BEACH CA 92663-1627 936-76-231 Current Resioei too SCHOWLZ 14 NEWPO EACH CA 92663 28 936-76-234' — Current Resident. ioi SCHOLZ PLZ 20 NEWPORT BEACH CA 92663-2633 936=76-237 r Current Resident 102. SCHOLZ PLZ 26 NEWPORT B_ EACH CA 92663-632 936-76-240 — — - Current Reside . 102 SCHOLZ 32 NEWPORTAEACH CA 92663-2636 936=76-243 — — Current Resident 102 SCHOLZ PLZ 38 NEWPORT BEACH CA 92663-2634 936-76-246 ---- Current Resident i02. SCHOLZ PLZ 45 NEWPORT BEACH CA 92663-2634 I 936-76-220 Current Resident ioo SCHO 9 NEWPO, EACH CA 92663- 27 936-76-223 Current Resi 100 SCHO 3 NEWP EACH CA 92663-2630 ® SAVERY651600 936-76-221 Current Resident ioo SCHO 7 NEWP EACH CA 92663-2 3o 936-76-224 . Current Resident 10o SCHOLZ PLZ i. NEWPORT BEACH CA 92663-2630 h 936-76-226 -936-76-227 Current Res;jdpnt 10o SCH PLZ 4 Current R 10o SC PLZ 6 NE BEACH CA BEACH CA 92663-263o 926 3-2630 936-76-229 ---- — 936-76-�30 — - - Current Resi Current Resident 10o SCHO LZ 10 ioo SCHOLZ PLZ 12 NEWP BEACH CA NEWPORT BEACH CA 92663-1627 92663-1627 936-�6-232 .936-j6-233 Current Rercyfit Current Resident ioi SCH PLZ 16 im SCHO i3 NEWVKT BEACH CA NEWPO EACH CA 92663-2633 926630688 936-76-235 936-76-236: Current Resident Current Re ' t - ioi SCHOLZ PLZ 22 101 SC LZ 24 NEWPORT BEACH CA NE BEACH CA 92663-2633 92663-2631 936-76-238 . ' 936-76-239 Current Resikot Current Reside t 102 SCHO LZ 28 io2 SCHO 30 NEWP BEACH CA NEWPO EACH CA 92663-2636' 9266 36 936-76-241 936-76-242 Current Resident Current Re t 102 SCHOLZ PLZ 34 102 SCUM PLZ 36 NEWPORT BEACH CA NEWORT BEACH CA 92663-2636 92663-2636 936-76-244 - -- - - 9--�6--245 -- - - - Current Resodo Current ResXe Rt ' 102 SCHO 49 102 SCH LZ 47 NEWPIPT BEACH CA NEWP.M BEACH CA 92663-2634 92 3-2634 936-76-247 936-j6-248 Current Residen Current Resjdept i02 SCHO 43 102 SCHPWIZ 41 NEWPO EACH CA NE BEACH CA 926 -2634 92 3-2634 0 $ti-quettes faciles 6 peter # Utilisez le gabarit AVERY'® 51600 Sens de chargement Consultez la feuille www.averycom d'instruction 1400-GO-AVERY Easy Peel Labels - See Instruction Sheet Feed Paper for Easy Peel Feature QAVERY®51600 i Use Avery® TEMPLATE 51600 1 936-76-249 936-76-250 936-76-251 Current Reg t3 Current Res'e Current Resident SCHP9 O 102 SCH 37 LZ 35102 ioi SCHO NEWPOZCH CA NEWPORT BEACH CA NEWP EACH CA 92663-2634 92663-2636 926 -263i 936-76-252 936-76-253 936-76-254 Current Resi e t Current Resident Current Resident ioi SCHO LZ 33 ioi SCHOLZ PLZ 31 io1 SCHOLZ PLZ 29 NEWPO631 EACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663 92663-2631 92663-2631 936-76-255 Current Resident ioi SCHOLZ PLZ 27 Current Resident Current Resident NEWPORT BEACH CA 92663-2631 Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident Current Resident ttiquettes faciles A peler A Consultez la feuille www.avery.com Utilisez le gabarit AVERY® 51600 Sens de chargement d'instruction 1-800-GO-AVERY Impression antitiourrage et a sechage Utilisei le gabarit 51600 049-681-03 , Current Resident 412 WESTMINSTER AVE I NEWPORT BEACH CA 92663-4222 o4g-o81-o6 Current Re ' e 424 WE STER AVE NE EACH CA 1 92663 222 �049-o8i'oqeom Curren I 437 DR% NE 'BEACH CA 926 -4117, • .'. 1 049-o81-12 Curr t R ident 425 H O.OD DR NEWPO T CH CA 92663-41 • 1049-o81-15 ; Current Resident 413 HOLMWOOD DR` NEWPORT BEACH CA 92663-4117 '..- 1049-081-19 Current Resident 404 WESTMINSTER AVE NEWPORT BEACH CA f 049-110-64 ` Current Resident 1 3200 W COAST HWY NEWPORT BEACH CA 9266g=4006 r6,49-130-12'%N - - - Current Resident 3121 W COAST HWY 8D NEWPORT BEACH CA 92663-4022 : " �049-130-20 Current Resident 1 j101 W COAST HWY NEWPORT BEACH CA 92663-4001;.;.' . 1-, r �049'-130-23+�---�---- Current Resident 13335 W COAST HWY < NEWPORT BEACH CA i 92663-4012 ' @09LS ®AUaAV a ' rapide I 049-o8, 'Current Reside 1416 NEWP EAC I92 2 I °49-o8i-o7 • Curre t R ident 1428 INST IINEWPO T C 2663-42 2 I 049-obi-io . I Current i www.avery.com 1-800-GO-AVERY. :AVE CA. I AVE CA 1433 06D DR NEWPORT BEACH CA 192663-4117 j 0 9-081-13 nt esident 1421 OOD DR NEWP EACH CA 92663-4117 11049-081`46 , .1 Current ide 1409 H OD DR NE O BEACH CA j 92 6 -4117 I 049-081-2�i WOOD DR BEACH CA 049-110-05------ Current Resident 31oo W COAST HWY NEWPORT BEACH CA f - - - r°49-130-14 —,- -- Current Resident 2901 W COAST HWY aAVERY® 51600 lo4g-o81-o5 CuiWent resident 420INSTERAVE ; NEWPQRXBEACH CA 1 92663-4 2 I 049-o81-o8 Current dent 432 R AVE NE O CH CA I 4266 222 I' -11 WOOD DR BEACH CA • [ I g2663-4117 1049-081-14 . Current Roidep 1417 HOJAW.00 DR F 3 CA j. I I 049-o81-17 1 Curreikt Resident r j 4o OOD DR 1 NE � _ O T BEACH CA 1[049-110-01 Current Resident 3400 W COAST HWY 1 NEWPORT BEACH CA �1049-110-29 Current Resident 3300 W COAST HWYA NEWPORT BEACH CA 92663-4007 1 1 049-130-18 j Current Resident 13101 W COAST HWY t NEWPORT BEACH CA. j NEWPORT BEACH CA — 1 049-130-21 ICurrent Ae 'Went 13131 AST HWY RT BEACH CA I ,4 049-1 -2 . 11 t ident' ' AH3AV-09-008-L wow tiane-AWM i 192663-4001 1 049-130-22 1 Current Resident 13333 W COAST HWY 1 NEWPORT BEACH CA 92663-4o36 I'o49'i3o-26 I Current Re ' t I ' I @09LS 31V1dW31®tiaw ash j Bululad aj a5pnwS pue wer,' , P, ERY Impression antibourrage et a s@chage rapide Utilisez le gabarit 51600 _ I 114-211-01 Curren R ident 4801 LI O DS DR NEWPOR B CH CA 92663-2401 L r114-211-04 Current Resident 4815 LIDO SANDS DR NEWPORT BEACH CA 92663-2401 11 -211-07 Clrftt ftsident 4827 LVO§ANDS DR NEWPO T CH CA 92663-24 1 114-211-10 Curre,.!�ltesi4ent 49o1 LID S DR NEWPORT CA - 92663-2402 114-21 -13 Current XCH 4915 LISDR NEWPOR CA 92663-2402 i 114-211-16 Current Re . nt 5005 LID ANDS DR NEWPO BEACH CA 92663-2403. 114- 11-19 Curre t R ident 5019 O S DR NEWPO T B CH CA 92663-2403 114-211-22 Curre t sident 5105 O DS DR NEWP"TCH CA 114-211-25 Current Resident 502o RIVER AVE NEWPORT BEACH CA 92663-2414 114-211-28 Current R e Soo8 NE O BEACH CA 9 63-2466 1 114-211-02 Current Resident ' 480I O SANDS DR NEWP R BEACH CA 192663- i 1 114-211-05 Current Resident 481g LIDO SANDS DR NEWPORT BEACH CA i92663-2401 f114-211-o8 Cu en Resident 1483kUbP SANDS DR NE Ro BEACH CA 92663- 11 -2 -11 n sident ' 49o5 D ANDS DR NEWP T CH CA 92663-2 2 114-211-14 Current Resident 14919 LIDO SANDS DR , NEWPORT BEACH CA 192663-2402 114-211-17 Current RgMent •5009 S R IN O HCA 92 -2403 I� 114-211-20 I Current i t 5023 LJ694ANDS DR 1 NE T BEACH CA g26 3-2403 t 114-211-23 Current Resident 5104 RIVER AVE NEWPORT BEACH CA ,92663-2416 l 1 I ` 114-211-26 Current Resident lo16RIVERAVE EWPORT BEACH CA 92663-2414 114-211-29 Current REsident 5004 RIVER AVE NEWPORT BEACH CA 92663-2414 www.avery.com AVERY@ 51600 1-800-GO-AVERY I 114-211-03 Current Resident 48o9 LIDO SANDS DR NEWPORT BEACH CA 92663-2401 114-211-o6 Cun*Vnt f tesident 4823 SANDS DR NEWP R BEACH CA ' i 92663- of �It> 11114-211-09 Current Resljldae t 14835 S DR BEACH CA 92 3-2401 ti 114-211-12 Current Resident 49o9 LIDO SANDS DR NEWPORT BEACH CA 92663-2402 r114-211-15 W t DS DR CHCA 114-211-18 CurrentResld[gW 5015 ,MOWSDR llxt BEACH CA 92 3-2403 1114-211-21 Current i t 5101 O S DR 926�TEACH CA 3-201 ,t ,,114-211-24 Current Resident Sim RIVER AVE I NEWPORT BEACH CA 92663-2416 1114-211-27 Current Ro&fit f 5012 AVE NE T BEACH CA 6 -2414 114-2i1-3o Curren ' ent SooVRRT AVE BEACH CA '92663-2414 .L A113AV-09-008-L @09LS 31V1dW31®iGaAv ash @09LS ®A MBAV S wortiane•nnnnnn ' 6ul;wad aajd a6pnwS pue wed G" n� ��`` 4 i Gv • �� . 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' -� Gil GV Impression antibourrage et a sechage rapide www.avery.com a AVERY® 51600 Utilisez le gabarit 51600 ! 1-800-GO-AVERY 6 114-211-31 114-211-32 114-211-33 Current Resident 'Cur:-2412 t ide t "Current Resident 4916 RIVER AVE �49149o8 RIVERAVE NEWPORT BEACH CA NEO BEACH CA NEWPORT BEACH CA 92663-2412 �'92 92663-2412 114-211- 14 114-211-35 a 114-211-36 Curr t Re 'dent Current Resident nt esident 4904 R VE 490o RIVER AVE 4832 AVE NEWPOR BEACH CA NEWPORT BEACH CA NEWP T EACH CA 92663-241 p 92663-2412 i 92663-24 0 114-211- •7 + 1 114-211-38 114-211-,W CurrelX'R6qident C Current es' ent Curre nt 4828 'NB, E C 4824 AVE 48 RAVE NEWPO H CA NE T BEACH CA ORT BEACH CA 92663-241 C9 -2410 '92663-24io 114-211-40 114-211-4 114-211-42 Current Resident C Current es" t =08 t ident 4816 RIVER AVE ° 4812 A% AVE NEWPORT BEACH CA 9NE BEACH CA °,92663­ NEWP T EACH CA 92663-2410 9266 -2410 io 114-211-43 114-211-44 C Current Resident C Current Resident 114 i -45 4804 RIVER AVE C 4800 RIVER AVE Curre t gesident NEWPORT BEACH CA C NEWPORT BEACH CA ; SITUS A 92663-2410 C92663-2410 C 114-211-46 Current Resident 423 01 -01 C 42 -0iN O2 470o RIVER AVE Curre ident C sident NEWPORT BEACH CA �SITUS }SITU 92663-2538 d C; MCP �C� 423-01 - y, 423 11 7 42 -o i-o8 Current \ient ;Curren R 'dent t esident STTUS NA NEWPO T EACH CA , 210 IN 115 C pi 423-011-22 423-011-2 423 11 1 p Current Resident VIACA Ee nt Curren Re 'dent :28o CAGNEY IN 317 �C NEWP T CH CA NEWPORT BEACH CA i92663-i6i8 h92716 ° C 423-011-28 423-0 1- j 423- 11 27 `Current Resident Current es dent Curren R sident l4000W COAST HWY d �NEWPORT BEACH CA C92663-2695 �423-031-01 423-031-02 I ;P1423-031-03 Current Resident ',Current REsidentCurrent Resident PROJECT 932-36 ° i BALBOA CV 2 BALBOA CV NEWPORT BEACH CA :NEWPORT BEACH CA �NEWPORT BEACH CA 92663-3226 92663-3226 A113AV-09-008-1, S09LS 31V1dW31®tiaAv ash ®09L5 ®A?J3AV C worAane•nnniw► C 6ul;ulJd aaij 96pnwS pue wet AVERY AVERY AVERY AVERY AVERY AVERY Impression antibourrage et a s6chage.rapide ®— www.avery.com 1 ❑ AVERY@ 5160® Utilisez le gabarit 51600 1 1-800-GO-AVERY . I 423-031-04. 1423-031-05 1423-031-06 Current Resid I Curren R ident I Current Resident g BALBOA 14 B A ^ rf• _ .15 BALB I NEWPO CH CA I NEWPO T CH CA I NE O BEACH CA 92663-3 92663-322 9.9w3226 423-o3i- 7 1423-o3i-o8 1 �4 -o 1-09 Curren es ent (,Current 'dent 1„ nt esident 6 B O 17 BAL CV 18 BAL O CV NE O T BEACH CA ; I NE RT BEACH CA I NEWP BEACH CA ' 92 6 226 192 3-3226 - 1.92663-3226 423-031-10 • 1423-o3i-ii 1423-o3i-12 Current es ent . ► t R side I Cur%@ntjtesident 9 BALBONCA io B BO CV 1 ii B CV NEWPOR CH CA I NEWP T EACH CA 1 NEWP R BEACH CA 42663-3226 (92663-3 6 142663-3 26 423-o3i-i3 = �423-031-14 423-031-15 Current Resident Current Resident Current Resident i2 BALBOA CV - 1 i3 BALBOA CV 1 i4 BALBOA CV NEWPORT BEACH CA I NEWPORT BEACH CA NEWPORT BEACH CA 42663-3226 92663-3226 92663-3226 423-o3i-161 # �423-031-17 1 423-61-18 Current Resident I 1 Current Resident 1 j7;B e�Rei5 BALBOA CV 1 i6 BALBOA CV 1 ANEWPORT BEACH CA 1 NEWPORT BEACH CA j CH CA t 92663-3226 192663-3226 1 3-3226 423-031-19 1423-031-2 1�4123-031-21 1 Current Re de - I Current s' t I Current ent i8 BALB 1 i9 B CV 20 B O CV NE BEACH CA I RT BEACH CA IN T BEACH CA 9266 -3226 - 192663-3226 1 6 -3226 1423-031-22 , �,1 423-o3i-23- 4 -o3i-24 Current Resident Curre R id Current nt esident 21 BALBOA CV 122 ACV 123 B B A CV NEWPORT BEACH CA ORT BEACH CA NEWP BEACH CA 92663-3226 1'2 63-3226 1192663-322 423-031-25 1423-041-01 1 423-04i-02 Current Re ' t 1 Current Resident 1 Current Resident 24 BALB 14001L W COAST HWY 13939 W COAST HWY NEWP BEACH CA :'I NEWPORT BEACH CA I NEWPORT BEACH CA 92663- 26 192663-?6% 192663-26o4 �1423-041-0 ([423-o41-o } 423-041-o Current R ent I 1 Current i t I Current es' nt 25 BAL CV. i 126 B CV 127 B CV NE T BEACH CA 1 1 NE T BEACH CA RT BEACH CA 1266 -3226 (9266 -3226 ' 142663-3226 423-o4i-o6 I• i 423- 41-o� — - — i 423-o4i-o8 , Current Resident . =1 Curreident I Current Resident 28 BALBOA CV !!.. ' 129 BAL CV ' 13o BALBOA CV NEWPORT BEACH CA 1 NEWPO CH CA I NEWPORT BEACH CA 92663-3226 • 192663-3226 142663-3226 - +; AMAV-09-008-L ; • ? , , @09L5 31VldIN31®d.GaAV ash ®09L5 ®AZJ3/�d .. , 1 woWtiane•nnAnni► 6ul;u!Jd aa�d 86pnws pue wer f I I �� p ERY Impression antibourrage et a sechage rapide Utilisez le gabarit 516019 I 423=041-09 - --- 1 423-o41-io — Current Resident Current R ide 31 BALBOA CV 132 BAL NEWPORT BEACH CA I NE BEACH CA 92663-3226 ' 1426 226 t > - -- 423-o4i- 2 2, . 1 423-041-13 Current s' lent I Current Resident 34 BAL CV 135 BALBOA CV NACH EWP BECA 1 NEWPORT BEACH CA 926 26. 192663-3226 - - ---- - I r 423-o4i-i5 1'42-o41-16 CuEn" R ident I t ident 37 OA I 138 B O CV NEP T B CH CA I NEWP T EACH CA 6 92663-32• 192663-32 j------ 1423-041-18 -1 423-o4i-i Current Re ' t ! I Current i t 4o BAL B A i 14i B NE WP EACH CA I NE T BEACH CA 42663- 26 19266 -3226 I. 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CV BEACH CA 142 -o +-3se5ident $7B B ACV N' BEACH CA + 92663-3226 �423-041-38 Current Resident 6o BALBOA CV " NEWPORT BEACH CA ®091S UVIdIA131®tiant/ ash 6uliuljd aaid a5pnwS pue wet 12�11 m AVERY s AVERY AVERY AVERY AVERY AVERY ' ' AVERY Impression antibourrage et a sechage rapide www ave com Utilisez le gabarit 51604D V 423-041-39 142-041-40 Curren esi ent I ` t mf sident 61 BALB 162 B CV NEWPOR CH CA 9 NEWT EACH CA 92663-3226 92663-32 6 423-041-42 II 423-041-43 Current Resident I Current Resident 64 BALBOA CV 165 BALBOA CV NEWPORT BEACH CA NEWPORT BEACH CA 92663-3226 192663-3226 423-041-45 1 423-041-46 Currbpt Re 'dent I Current ent 67 BAhPOA W 168 B CV NEWP T B CH CA I ORT BEACH CA 92663-32 6 92663-3226 4-041-48 Curr t R 'dent I SITUS 9 , 423`04 4 NEWPO B CH CA I Current id t 92663 '^1 ' 424-0 1- Current i nt h 424-04 -o STTUS NA , Current R %idd-nt q". �QI 425-111-02 O !X 425-111-04 Current Resident I Current Resident 396 SUPERIORAVE 1307 PLACENTIA AVE NEWPORT BEACH CA I NEWPORT BEACH CA 92663-2738E92663-3310 425-111-07 I y 42 261-01 Current Resident Curre Re 'dent 320 SUPERIOR AVE p ' 351 HO L JLRD 307 NEWPORT BEACH CA ! ` NEWPO B CH CA 92663-2716 ° 92663-35o 1 425-261-03 V Y 425-261-o4 Current Resident p Current Resident 393 HOSPITAL RD 1351 HOSPITAL RD NEWPORT BEACH CA NEWPORT BEACH CA 92663-3501 92663-3509 425-261-07 425-261-08 Current Resident n Current Resident 4150 PATRICE RD 14151 HILARIA WAY NEWPORT BEACH CA � NEWPORT BEACH CA 92663-36o9 192663-3644 425-26i-io"� 425-261-11 Current Resident Current REsident 4127 HILARIA WAY �� 4115 HILARIA WAY NEWPORT BEACH CA NEWPORT BEACH CA 92663-3649 92663-3650 AHMV-09-008-L 4D09LS ®AM_gA / I wowAjowmmm *v 1-800-GO-AVERY AVERY® 51600 63 B OA CV NE O T BEACH CA (92663 6 - I = Q 1 423-041-44 1W6A ent RT V BEACH CA 2663-3226 G 423-041-4 Current ent 1 SITU I NE T BEACH CA 92 3 I „ 424-041-01 Current Resident 23 ESCAPADE CT NEWPORT BEACH CA 1�2663-2353 �1 424=04 - Current R i ent pl� �I 9 v „ C,425S.111-tk6 =e?KR 'dent E 9 -35 (PLACE �142-261i Curre t dent351 HO RD 307 NEWPO B CH CA �2663-350 I (1425-261-o6 Current Resident p4138 PATRICE RD I NEWPORT BEACH CA 142663-3642 I �425-26:voq Current Resident 14139 HILARIA WAY I NEWPORT BEACH CA 192663-3645 I 425-261-12 GCurrent Resident 141o1 HILARIA. WAY NEWPORT BEACH CA 192663-3648 r =- @09LS 31%gdW31®kaAv ash 6ultulid aaJ:f a6pnwS pue wed Y AVERY . VR AVERY .AVERY AVERY AVERY Impression antibourrage et'a sechage rapide Utilisez le gabarit 51604D 425-261-13 -- -- 1 425-261-14 Current Resident I Current Resident 400o HILARIA WAY 1410o HILARIA WAY NEWPORT BEACH CA NEWPORT BEACH CA 92663-3610 ,t 425-261-16 j - -- Current Resident 4126 HILARIA WAY NEWPORT BEACH CA 42663-3653 1 425-261-19 Current Resident 466 FLAGSHIP RD , ' NEWPORT BEACH CA 425-271-02 Current Resident 485 N NEWPORT BLVD NEWPORT BEACH CA 42663-4210 1425-271-05 • . Current Resident 471 OLD NEWPORT 13LVD NEWPORT BEACH CA N AWPORT BLVD VPOR-N B CH CA 425-271-13 :urrent Resident 125 N NEWPORT BLVD A TEWPORT BEACH CA 425-271-16 BLVD Ei CA 425-272-03 -- � ----- -- Current Resident 325 N NEWPORT BLVD NEWPORT BEACH CA 92663-4155 �,425-281-o6 - - - -- - Current Resident 3209 CLAY ST NEWPORT BEACH CA 4 42663-4271 ®09L5 ®AM3AV ; 425-261-17 Current Resident p38 HILARIA WAY' NEWPORT BEACH CA 425-261-20 Current Resident 410o PATRICE RD' NEWPORT BEACH CA 425-271-03 Current Resident 477 N NEWPORT BLVD NEWPORT BEACH CA 425-271-06 - Current Resident 461 N NEWPORT BLVD NEWPORT BEACH CA I - - % . www.avery.com i AVERY@ 51600 1-800=GO=AVERY i 3'WPORT BLVD BEACH CA 425-271-14 — - -- Current Resident 4i9 N NEWPORT BLVD NEWPORT BEACH CA 425-272-01 - -- --- - — - — - Current Resident 363 N NEWPORT BLVD NEWPORT BEACH CA 425-281-04 - --- Current Resident 3221 CLAY ST NEWPORT BEACH CA 425-281-07 - - - Current REsident 3205 CLAY ST NEWPORT BEACH CA 92663-4206 A113AV-09-008-1, wox tiane-mmm I f 425-261-15 Current Resident 4114 HILARIA WAY NEWPORT BEACH CA 92663-3654 �42.5-26i-jS { Current Resident { 1415o HILARIA WAY { NEWPORT BEACH CA I 192663-3651 �425-7271-01 ! I Curi-ent Resident 1495 N NEWPORT DR I NEWPORT BEACH CA 192663-4210 + �425-271-04, I Current Resident 1475 OLD NEWPORT BLVD NEWPORT BEACH CA 92663-4272 425-271-07 ' Current Resident . . j 455 OLD NEWPORT BLVD NEWPORT BEACH CA - 192663-4241 , 1 Current Resident ' 1441 N NEWPORT BLVD 203 . 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LADR t' BEACH CA @09L5 31V1dW31 efueAv ash 6ul3ui�d aa�d e5pnws pue wee Av ER" AV ERYso IJ Impression antibourrage et a sechage rapide www.averycom Utilisez le gabarit 51600 1400-60-AVERY i AVER 5160 425-382-o6 r' 425-382-07 425-382-08 Current si nt ;28 t R 'de Current Resident 222 N N ORT BLVD RT BLVD 228 N NEWPORT BLVD NEWT BEACH CA' BEACH CA NEWPORT BEACH CA j 9266 35 -4135 �g2663-4i35 �425-382-09 1 42 -382-10 1 425-g82-ii Current Resident 1 t esident I Current Resident ' 240 CATALINA DR 1244 A DR 1,246 CATALINA DR NEWPORT BEACH CA, i I NE WP EACH CA I NEWPORT BEACH CA { 92663-4103 1 42663-4103 ' 1 92663-4io3 425-382-12 1425-382-13 I 425-382-14 Current Resident I Current R de - I Current Resident 250 CATALINA DR 1254 CA A DR' 1 258 CATALINA DR NEWPORT BEACH CA { NE BEACH CA I'NEWPORT BEACH CA 92663-4103 ►926 3-4103 192663-4103 i I , 425-382-15 425-382-16. i .425-382-17 , Current Resident Current Resident, . Current Resident goo CATALINA DR I go6 CATALINA DR'. 13o8 CATALINA DR' NEWPORT BEACH CA 1 NEWPORT BEACH CA I NEWPORT BEACH CA 92663-4104 92663-4104 92663-4104 425-382-i8 Current Resident gig CATALINA DR NEWPORT BEACH CA 425-382-21 lurrent Resident 24 CATALINA DR TEWPORT BEACH CA 425-382-25 CA (425-382-30 Current Resident go5 LA JOLLA DR NEWPORT BEACH CA 92663-4143 (425-382-33 Current si nt 249 DR NEWPORT BEACH CA 425-382-36 .urrent Resident ,37 LA JOLLA DR TEWPORT BEACH CA 12663-4100 ®091.5 ®AM3Ad 42 -382-i9 i 1 425-382-20 t ident 1 Current Resident 3i6 C A DR 132o CATALINA DR NEWP T CH CA { NEWPORT BEACH CA 92663-4i 4 192663-4104 425-382-23 Current Resident 332 CATALINA DR NEWPORT BEACH CA I -- 425-382-26 Current Resident 346 CATALINA DR NEWPORT BEACH CA j 303 LA JbLJA DR 1 =3-4143 BEACH CA 1 I 1425-382-34 i Current ent . 245 LA DR i NE RT BEACH CA M. ident INA DR . 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Current Reside Current Resident .26o CAGN 307 26o CAG 308 . 26o CAGNEY LN 309- f NEWPORT CH CA NEWPOR CH CA NEWPORT BEACH CA -92663-2669 92663-2669 - --- .9� 2663-2669 ---- - - • r .. {.Otiquettes faciles A paler �, �_�- ::..�. -. Consultez la feuille WWW.averycom Utilisez le gabarit AVERY 5160 Sens de chargement d'instruction 1-800-GO-AVERY 26o LN 204 NE T BEACH CA Easy Peel Labels !A i See Instruction Sheet i !A ❑A�®5160® i Use AveryS TEMPLATE.S160®Feed Paper for Easy Peel Featurei ® ® 1 1930-77-54 930-77-540 4930-77--550 Current sid nt Current Resident Current R sident �260 CA LN 310 26o CAGNEY LN 311 26o CAG LN 312. ' iNEWP RT EACH CA NEWPORT BEACH CA NE BEACH CA 92663-26 9 92663-2672 92663- 72 ' — --< `930-77-551 930-77-552 930-77-553. . Curren�tIEIY ide t , Current R ident Current Resident . f 126o CA313 26o CAG 314 26o CAGNEY LN 3i5.EWP CH CA NEWP EACH CA NEWPORT BEACH CA 92663-2672 92663- 2 92663-2672 930-77-554 930-77-555 930-77= 6 -- -- - Current es' ent' Current Resident Curren ident 26o N LN 316 . 26o CAGNEY, LN 317 26o G LN 318 NE O BEACH CA NEWPORT BEACH CA NE T BEACH CA 92663-2 03 92663-2672 92663-2672 930-77-5 7 930-77-558 930-77-559 Current silent I Current R id -nt Current Resident 26o CA LN 319 260 CAG LN 320 28o CAGNEY LN 101 ? NEWP T EACH CA NEWP EACH CA NEWPORT BEACH CA {' 92663-2672 92663-2 2 92663-2675 930.77-56o i -- 93o-77-561- 930-77- 2 j Current R i nt Current id t Curre sident 280 CAG LN 102 28o CAG iO3 280 NEY LN 104 . I WP EACH CA NEWP T EACH CA N ORT BEACH CA 92663-2675• 92663-26 5 92663-2675 930-77-563 930-77-564 ./ 930-77-565 Current Re id t Current R i nt Current Resident 28o CAG 105 i 28o CA LN 106 28o CAGNEY LN 107 NEWPO T EACH CA NE BEACH CA NEWPORT BEACH CA 92663-2675 92663-2675 92663-2675 i �. 930-77-56 � 930-77-567 � , 930-77}568_ Current 2si nt I Current R d nt ' Current R ident' 28o CA LN 108 28o CAG LN 1o9 280 LN 110 NEWP T EACH CA NEWP EACH CA NE T BEACH CA 92663-2675 9266g-26 5 926 -2675 930-77-569 - - - 930-7�-57 — -- 930-77; 571 - - - - -- ; Current Resident Current ent Current dent 28o CAGNEY LN 111 28o N LN 112 2E�T LN 113 NEWPORT BEACH CA NE BEACH CA NEACH CA ; '•92663-2677 92663-2677 92663-2677 1 930-77-572 930-77-573 930-77-57 Current Resid Current Resident Current �s' �dent 28o CAGN 114 280 CAGNEY LN 115 28o C G�QEY LN 116 NEWPOR CH CA NEWPORT-BEACH CA 92663-2677 ' 92663-2677 1 930-77-575 - --- - 930-77-576 Current Resident i Current Resid 28o CAGNEY LN 117 28o CAGN NEWPORT BEACH CA NEWPO 92663-2677 �1 92663-2 I iquettes faciles 0 peler ! Utilisez le gabarit AVERY® 5160® Sens de chargemen BEACH CA 930-77-577 Current 118 28o CAG LN 119 CH CA NE EACH CA .92663-2677 Consultez la feuMe vuww:averywm t d'instruction 1-800-GO-AVERY ' .. Gv AV ERY Gv Gv AVERY GU AVERY J Gv Easy Peel labels !A i `'+ See Instruction Sheet ; 4* ; Use Aver TEMPLATE 5160® Feed Paper for Easy Peel Featu"' ® aAVERY05160®1 ' 1930-77-578 - - --- - - - --- - 930-�-580 Current esi930-77-579 dent• Current Resident Current sident 128o CAN LN 120 28o CAGNEY LN 201 28o CA LN 202 NEWPP RT EACH CA NEWPORT BEACH CA NE BEACH CA 92663-26 92663-16i9 926 3- S i 930-77-58 i 930-77-582 930-77-583 Current R sid nt` - Current a Pent Current)Pe ident 28o CA 203 • 28o CA LN 204 ' 280 C LN 205 ' NEWP T EACH CA NE BEACH CA NE T BEACH CA 92663-3L619 92663-i6i9 92663-16i9 �. 930-77-58 930-77-585 930-�-586 - - - -_ Curren Re ident Current side Curren Resident, 28o GN Y LN 206 28o NEY 20� 28o G LN 208 NE O BEACH CA NE RT EACH CA NE O T BEACH CA 9266 -2676 92663-2676 92 63 676 { ol 930-77-587 � 930-77-588 - - - - - - -- 930-�7-589 ------ --- -- ; Current Resident Current Resident Current ident a 280 CAGNEY LN 209 28o CAGNEY LN 210 280 CXVEY LN 211 NEWPORT BEACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-2676 92663-2676 92663-1617 930-77- 0 930gees 1 930-77-592 Curren a dent Currident Current Resident 28o G LN 212 28oEY LN213 280 CAGNEY LN 214 NE O . BEACH CA N T BEACH CA NEWPORT BEACH CA i 92663-1617 92663-1 17 92663-i6i7 930-77-593 930-77-594 930-77-595 Current YeAdent Current Resident Current Resident 280 Y LN 215 28o CAGNEY LN 216 28o CAGNEY LN 217 NEWPORT BEACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-1617 92663-2678 92663=2678 93o-77-596 - -- - 930=77-597 - - — - - - ' ' - - 930-77-598 - Current sident Current Res' - t Current sident 28o EY LN m8 28o CAG 219 280 V EY LN 220 BEACH CA NEWPO EACH CA NEtT BEACH CA I 9266 -2 78 92663-2678 92663-2678 930-77-599 93o-77-600 - - — - — 93o-77-6oi - - -.-- Current esi nt Current Resident Current Resident 280 CA E LN 301 280 CAGNEY LN 302 28o CAGNEY LN 303 NEWP T EACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-267 92663-2676 92663-2676 930-77-602 93o-77-6o3 930=7�-6o4 Current Re 'd nt Current Resident Current Resicjont 280 CAG 304 28o CAGNEY, LN 305 280 CAGN 3o6 NEWPO CH CA NEWPORT BEACH CA NEWPOVOACHCA 92663-2676 92663=26j6 92663-12 ' 93o-77-605 93o-77-6o6 930-77-60 Current Re •de t' :' .Current i -nt I • Current ident' 280 CAG N 3 7 s ' 280 CA LN 308 NE EY LN 309' NEWPOAT B`EA �NEWP BEACH CA NE RT BEACH CA 92663-1620 92663-1620' G92663-1620 9ti4uWes faciles 6 peler Consultez la feuille www.averycom Utilisez le gabarit AVERYO 51600 Sens de chargenient ` , ; d'instruction 1-800-60-AVERY ERY n AVERY Easy Peel Labels 4* i A :;' See Instruction Sheet; qi Use Averyr®TEMPLATE 5160® ® ' Feed Paper � for Easy Peel Feature] nAVERY8s160® 280 LA -Y 310 28o CAG 311 280 CA LN 312. NEVPO CH CA NEWPO EACH CA NEWP EACH CA 92663- 2 92663 678 92663 2 8 980-77-61 930-77-612 930-77-613 Current side t ! Current es dent CY esident 28o CAG EY 313 28oTEN LN 314 2EY LN 315 NEWPO T CH CA: NEVACH CA NRT BEACH CA 92663- 678 92663-9678 930-77-6 930-77-615 93o-77-616 Current esi ent Current Resident Current Resident 28o CA LN 316 28o CAGNEY LN 317 28o CAGNEY LN g18 NEWP T EACH CA NEWPORT BEACH CA NEWPORT BEACH_ CA 92663-161 . 92663.4618 92663-1618 93o-77-617 93o-77-618 93o-77-619 Current Resident - Current si -id Current Resident 28o CAGNEY LN 319 ; 28o CA LN 320 95o CAGNEY LN 101, NEWPORT BEACH CA NE BEACH CA NEWPORT BEACH CA 92663-1618 92663-1618 92663-2685 93o-77-620 ----- 93Yrent 930-7 j-6 - Current sident Cusi ent ' Curren sident 95o CA LN 102 95. LN io3 950 EY LN 1o4 NE BEACH CA NEBEACH CA NE RT BEACH CA 92663-2685 92663-2685 92663-2685 930-77-62 c 930-77-6 - -- 93o-77-62 Current dent I Current esi ent Cu t sident 950 CA LN 16 . 0 GN LN l06 CA EY LN 10 5 95 95 7 NEW! BEACH CA NE O BEACH CA WB RT BEACH CA 9266 -2 85 926 3=2685 92663-2685 93o-77-626' 93o-77-627 930-77- 8 Current Resi e t Current Re nt Curie -ident 950 CAC. 108 950 CAG LN 201 RRORNT Y LN 202 NEWPOR B CH CA NEWP BEACH CA BEACH CA 92663-2 85 92663-16 1 92663-1611 ` 930-77-629 , . — -- - — — - 930-77-6 0 — — --- — -- - - 930-77-631- - - - - I�Current Resident Cu rre n9tesknt Curren sident 95o CAGNEY LN 203 95oT,4KLN 204 950 EY LN 305 NEWPORT BEACH CA NE EACH CA RT BEACH CA 92663-1611 92 3 92663-1612 93o-77-632 ,: ' 930-77-633 - - ---- 930-77-634 — - Current Re ' e Current Resident Current Resident 950 CA 2o6 95o CAGNEY LN 207 95o CAGNEY LN 208 NEWP T CH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-1611 92663-1611 92663-1611 t i 930-77-635 930-77-636 , 930-77-637 i Current Resid t Current Resident Current Resident 950 CAGN 301 956 CAGNEY LN 302 95o CAGNEY LN 303 NEWPO CH CA �;- _ 'NEWPORT BEACH CA NEWPORT BEACH CA 92663-1612 i ` 92663-1612 92663-1612 Otiquettes faciles a peler I Utilisez le gabarit AVERYO 51600 A Sens de chargement Consultez la feuille www.avery.com d'instruction 1-800-GO-AVERY . .. Easy Peel Labels 1 4 !J► i A - See Instruction Sheet ; !A ; Use Avery® TEMPLATE 91600 ® 'Feed Paper for Easy Peel Featurel ® SAVERVID51600 1 93o-77-638 930-77-639 Current Res' a 930-77-640 95o CAGN CurrentR ide t Current es`dent 304 950 CAG EY 305 950 N LN gob NEWPOR B CH CA NEWP T CH CA 92663-16 2 92663 612 NE O BEACH CA 92663- 12 930-77-6 i , 930-�-642 Current esideni Current Resident. 9Current64 ent 950 CA EY 307 95o CAGNEY LN o8 3 2 o CA N 7 LN ioi. , EWP RT EACH CA NEWPORT BEACH CA NEWP 26 - 1 BEACH CA i 9 63 1612 } r 92663-i612 92663-2696 930-77-644 930-�-645 930-�-646 Current Re de k Current 'd t Current Resident 1 270 CAGN 102 270 CA EY 10 �NEWPO B CH CA 3 - 2�o CAGNEY LN 104 '92663-2696 NEWP RT EACH CA NEWPORT BEACH CA l 92663-2696 _ w 92663-2696 �• 1,930-77-647 930-77-64 930-77/640 es- nt Curren -dent ? t sident 27o CA LN 105 27o G LN io6 27o NEY LN 107 NEWP RT EACH CA iNE T BEACH CA 92663-2696 i NEWPORT BEACH CA 92663-2696 92663-2696 930-77- 50 930-77-651 930-�-6 2 Currefn& es' ent . Current Resident Current Resident 27o C LN 108. 27o CAGNEY LN 109 27o CAGNEY LN 110 NEWBEACH CA 'NEWPORT BEACH CA _, NEWPORT BEACH CA g2663-26 6 92663-2696 ` '2*" �•— ----- � — 92663-2696--------- -- 930-77-653 930-77-6 I9}go-7./=6 Current 7 CAG id t 111 Giirre it es' ent Current a ident 27o LN 112, 270 E V LN 113 NEWPO CH CA NE O BEACH CA NE ORT BEACH CA 92663- 9 92663-2696 92663-2696 930-77-6- g 930-�-6 8 27 CA N si LN 114 Current es' een`tt 11 Curren ident LN 201 14EWPORT EACH CA NE O BEACH CA NE WP RT BEACH CA 2663-2696 92663-2696 2663-1621 93o-77-659 - 93 77 0- 66o 930-77-661 Current Resi ent Current i nt Current Resident 27o CAGN 202 270 CAqW LN 203 270 CAGNEY LN 204 i NEWPORT B CH CA NEWRDFX BEACH CA 92663-1621 NEWPORT BEACH CA 9�2663-1621 -- -- -- 926634621 ---- ---- 93o-77-662 93o-77-66 } I 930-�-6 Current ResIY� Current ent Current ident u 27o CAGN205 27o CA LN 2o6 7o Y LN 20 NEWPORH CA NE BEACH CA NE RT BEACH CA 912663-1621 92663-1621 - - - — --- --- r `92663-1621 93 6 40-77-666 i 930-�-667 turrent Resid t Current Resident Current Resident a�70CAGN LN o8 I 270 CAGNEY LN 209 270 CAGNEY LN 210 NEWPORT H CA h NEWPORT BEACH CA 14EWPORT BEACH CA 92663-1621 r• `� 9` 663-1622 92663-1622 Otlquettes faciles a peler I. • � ry � • Consultez la feuille WWW.averycom Utilisez le gabarit AVERY* 51604D Sens de chargement ' f ' d'instruction 1-800-GO-AVERY Easy Peed bell : ' d See Instruction Sheet atu6ei SAVERY@51604D Use Ave TEMPLATE'S Peed Paper for Easy Peel Feature 3077-668 I93077-670 urrent Reside Current Resident Current Re is . 70 CAGNEY 21 270 CAGNEY IN 212 27o CAG IN 213. IMPORT C CA NEWPORT BEACH CA NEWP EACH CA 2663-1622 92663-1622 92663-1 22 30-77-671 ' 93o-77-672 93o-77-67 - - --- urrent Resident Current Resident Current esi nt 7o CAGNEY IN 214 270 CAGNEY IN 215, 27o IN g01. IEWPORT BEACH CA NEWPORT BEACH CA NE O BEACH CA 2663-1622, 92663-1622 92663-2647 Yent IN 302 BEACH CA 930-77-6 5 930-77-676 Current a ident Current R i ent 27o C Y IN 303 270 CA IN 304 NE O OFT CAS NE BEACH CA 92663-2647 92663 2647 930-77-677 930-77-67 Current esi ent Current si ent 270 CA N IN 305 ' 270 CA IN 3o6 NEWP RT EACH CA NEWP R BEACH CA 92663-2647 92663-2647 930-77-686 93o-77-681 - - Current Resident Current Wsiddlit 270 CAGNEY IN 308 270 CAQW IN 309 NEWPORT BEACH CA NEWPORT BEACH CA 92663-2647 926 3-2647 930-77-683 93o-77-684 - - - - - Current Re ide t Current Resident 270 CAG T 311 270 CAGNEY IN 312 NEWPOAT AACH CA NEWPORT BEACH CA 92663-2647 92663-2647 * 7 93o-77-686 93o-77-687 Current R id -t Current R i ent 270 CAG 314 27o CAG IN 315 NEWPO CH CA NEWP EACH CA 92663-2 47 92663-26 7 930-77-6 - 930-77-690 --- - —"- - - -- Current esid nt Current Resident 23o LIL E 1o2. 23o LILLE IN 1o3, NEWP T EACH CA NEWPORT BEACH CA 92663 26 4 92663-2664 930-77-692 " 930-77-69 Current Res' en • Current sint 23o LILL 5 23o E 106, NEWPO B CH CA NE R BEACH CA 92663-2664 92663-2664 930-77-695 -- 93o-77-696 - -- Current Resi nt Current R i nt 23o LILLE 8 230 L log NEWPO B CH CA �- { NEWP R BEACH CA' 92663-2664 } 92663-2664 11tiquettes faciles A peler " I A., Utilisez le gabarit AVERYO 5160® Sens de chargement - !70 C IN 307 qEVRORT BEACH CA )2663-2647 27o LN 310 NE T BEACH CA 92663-2647 930-77-685 Current Resident 270 CAGNEY IN 313 NEWPORT BEACH CA 92663-2647 930-77-688 Current josiddint 23o LIJ49E IN 1o1. NEMWRT BEACH CA 92663=2664 93o-77-69 Current dent 23o LN 104 NE RT BEACH CA 92663-2664 93o-77-694 Current Resident 23o LILLE IN 107 NEWPORT BEACH CA 92663-2664 930-77-697 Current Resident 23o LILLE IN 1io NEWPORT BEACH CA 92663-2664 Consultez la feuille www.avery.com d'instruction 1-800-GO-AVERY AVER`( AV ERY AV ERY AVERY G" ' iim Easy Peel Labels ( !A i A .... See Instruction Sheet Use Avery® TEMPLATE 51600: Feed Paper for Easy Peel Feature 930-�-698 • . ---- - - -- Current Resident' 23o LILLE IN 111. NEWPORT BEACH. CA 92663-2664 930-7jt1 ' Currewide 23o LLN 14NEWPT B CH CA ' 92663-2664 930-77-704 Current Resident 23o LILLE IN 117 NEWPORT BEACH CA 92663-2664 930-77-7 77 Current esent 23o LI E 202 NEWP R BEACH CA 9266 -16o9 i 93o-77-710 Current es'dent 23o LI E IN 205 NEWP,0R7 BEACH CA 92663-16o9 i 930-77-713 - Current Resident 23o LILLE IN 208 NEWPORT BEACH CA 92663-i6o9 930-77-716---- - — Current Resident' 23o LILLE IN 211 NEWPORT BEACH CA 92663-2665 930-77-71 Current si ent 23o LIL E 214 NEWP R BEACH CA 92663-2665 930-77-722 Current s' ent 23o LI E 217 NE OR BEACH CA 92663-2665 ' 930-77-725 Current Rest 23o LILLE o2 ' } NEWPORT CH CA 92663-2665 930-77-699 Current Re iden_ t 23o LI] 12 NEWPO BCH CA 92663-2664 �AVERY651600 930-7.7-700 Current Re 'dent' 23o LILL 113 NEWT T EACH CA 9266 -2 4 930-77-702 930-77-703 Current ide t repi� ident 230 LI 115 230 E IN ii6. NEWP T CH CA N RT BEACH CA 9266 -266 926 -2664 930-77-705 - - 930-77=7o6 - --- - Current a 'dent Current si nt 23o LI IN 118 23o LIL E IN 201 1 NE O BEACH CA NE R BEACH CA 926 3-2664 : 92663-i6o9 + 930-77-708 - --- , 930-77-709 — --- —.. Current Resident Current Resident 203 LILLE IN 203 23o LILLE IN 204 NEWPORT BEACH CA NEWPORT BEACH CA 92663 92663-i6o9 930-77 712 •— - — - - - - — - 3 • 93o-77-7ii . Current Resident Current Resident 23o LILLE IN 2o6 23o LILLE IN 9-207 NEWPORT BEACH CA NEWPORT BEACH CA 92663-1669 92663-2699 — --; 930-�-7,5 � . 930-77-714 Current R406ht Current Resident 23o LILLE 209. 23o LILLE IN 210 NEWPOR BEACH CA NEWPORT BEACH CA 92663-16o 92663-2665 930-77-7 7 -- ----- -- - - - -- 930-77-7i8 - - Current es' ent Current Resident 23o E 212 23o LILLE IN 213 i NE O BEACH CA NEWPORT BEACH CA 92663-2665 92663-2665 930-77- 2 930-777721 C11 ident Current Resident 23o LN 2i5 23o LILLE IN 216 NEWPORT BEACH CA NEWPORT BEACH CA 92663-2665 92663-2665 930-77-7 3 Curren -dent 230 IN 218 NE O T-BEACH CA 92663-2665 930-77-726 Current Resident • . 23o LILLE IN 303. NEWPORT BEACH CA ; 92663-2665 930-77-724 Current Resident- 23o LILLE IN 9-301 NEWPORT BEACH CA 92663-2699 930-77-7 7 Curre?�T ' ent `� �30 L 304 NE BEACH CA Etiquettes faciles A peler + -Utilisez le gabarit AVERYO SIWO Sens de chargement 1. , Consultez la feuille www:avery:com d'instruction • 1-800-GO-AVERY a �PIV ERY AV ERY AV ERY AV ERY AV ERY Easy Peel Labels !A i A See Instruction Sheet! 4* , Use Avery@ TEMPLATE 91600 ® 1F. Paper for Easy Peel Featurel ® QAVERY®5160® 930-77-728 Current Resident- 23o LILLE IN 305. NEWPORT BEACH CA 92663-2665 930-77-731 Current Resident 23o LILLE IN 3o8 NEWPORT BEACH CA 92663-2665 930-77-734 I Current Resident i 23o LILLE IN 311, NEWPORT BEACH CA 92663-i610 930-77-7t ' ' � ---- -- Current s•'hent 23o LIL 314 NEWP EACH CA i I 92663-1610 930-77-740 Current Resident 23o LILLE IN 317 NEWPORT BEACH CA 92663-1610 930-77-743 Current Resident 210 LILLE IN 102. , NEWPORT BEACH CA 92663-2693 930-77-746 - - — — -- - -- Current Resident 210 LILLE IN I% NEWPORT BEACH CA 92663-2693 930-77-749 Current Resident 210 LILLE IN Io8 NEWPORT BEACH CA 92663-2693 930-77-752 Current esi bnt 2I0LI E 111 NEWP R EACH CA 92663-2693 930-77-755 Current Residfint i 210 LILLE I14 , NEWPO B H CA 92663-2693 , ' f �: 930-77-729 930-77-730 Current Re I t Current Resident- 23o LILL 3o6 - 23o LILLE IN 307 NEWP T , CH CA I NEWPORT BEACH CA 92663-266 92663-2665 930-77-7 930-77-733 Curren a dent Current Resident ' 230 309 MT 23o LILLE IN 310 NUT BEACH CA NEWPORT BEACH CA 92663-2665 92663-1610 930-77-73 Current es'deAt 23o LI 312 - NE O BEACH CA 92663-1610 930-77-7301. Current si 6nt 230 LI E 315 NEWFOR7BEACH CA 92663-1610 930-77-741 Current R id t 23o LIL 318 ' NEWP T EACH CA 930-77-744' Current Resident 210 LILLE LN Io3 NEWPORT BEACH CA 92663-2698 Current si ent 210 LIjLEZN Io6 NEWPORT BEACH CA 930-77-750 Current Re t 2Io 11 109 NEV T EACH CA 92663-2 3 930-77-75) Current §ident 210 IN 112 NE RT. BEACH CA 92663-2693 936-77-756 , Current Resident 210 LILLE IN l3L5 NEWPORT BEACH CA' 92663-2693 $tiquettes faciles A pelgr Utilisez le gabarit AVERY® 516018 Sens de chaigement - 9663n-i6io t Resident , 2LLE,LN 313 INORT BEACH CA .9 , 930-77-739 Currenploident 230 VLLE IN 316. NF,WPADRT BEACH CA 92663-1610 93 Ndent LlO0t BEACH CACu 210 NE 92663-2693 930-77-7 5 Curren)Ka dent 210 . IN 104 NPW jo,ORT BEACH CA 92663-2693 930-77-748 { Current Resident ,. 210 LILLE LN 107 NEWPORT BEACH CA 92663-2693 930-77- 51 Curre sident 21 IN 110 NE ORT BEACH CA °92663-2693 ' - i 930- . 54 e Resident 2 4LLE IN 113 ORT BEACH CA 92663-2693 930-77-757 Current Psident 2Io LI 1 A ;• NE Fq BEACH CA 9 - 3-, Consultez la feuille www.avery.com d'instruction 1-800-GO-AVERY n° n� GU ' ,GV AVERY AVERY Easy Peel Labels PH lSee Instruction Sheet �QAVERY®51600 Use Ave TEMPLATE 5160® Feed Paper � for Easy Peel Featurel 1 930-77-758 930-77-759 930-77 760 Current Res' ent- Current Itesident Current a 'dent' 210 LILLE a 210 LIL 118 2io LI 201. NEWPORrT H CA NEWP BEACH CA NE O T BEACH CA 92663-26 92663-2693 92663-1607 930-77-761 930-77-762 930-77-76 F Curreyt7esient Current Ri ent Current -dento L202 210 LI 203 2io LI 204-NEWACH CA NEWP EACH CA NE T BEACH CA 926 -i6oZ ` '92663 i 7 92663-�i6o� 930-77-76 930-77- 65. 930-77-766 Current si ent . :. ' Curren a 'dent Current e ' ent 210 LIL 205 I 2io LI . IN 206 210 LI 207. + NEWP BEACH CA , NE O�RT BEACFI CA NE T BEACH CA 92663-i6o7 92663-1607 92663-1607 930-77-767 I 930-77-768 930-77-769 Current Resident Current Resident - Current Res* -nt 210 LILLE IN 208 210 LILLE LN 2o9 210 LILLE. o NEWPORT BEACH CA 'NEWPORT BEACH CA NEWPO CH JCA 92663-1605 92663-1607 ; 'Q 92663-2694 930-77-770 930-77-771 930-77-77 Current Resident Current Resident Current s- ent, 210 LILLE IN 211 210 LILLE IN 212 210 LI 213. } NEWPORT BEACH CA NEWPORT BEACH CA NE T BEACH CA s; 92663-2694 92663-2694 92663-2694 930-77-773 I 930-77-774 930-77- 5 Current Resident I Current Resident Curre R dent i 210 LILLE LN 214 210 LILLE IN 215 210 L IN 216 f NEWPORT BEACH CA NEWPORT BEACH CA N RT BEACH CA 92663-2694 92663-2694" 92663=2694 930-77- 6 930-77-777 930-77-778 CurrY-2694 ident Current Resident Current R i ent 2ioIN 217 210 LILLE IN 218 210 LIL 301 NEBEACH CA NEWPORT BEACH CA NE BEACH CA - 9266 92663-2694 92663=2694 430-77-779 930-77-780 MtCA Current Resident Current i nt 2io LILLE LN 302 210 LILL 303NEWPORT BEACH CA NEWP BEACH CA 92663-2694 92663-2694 92663-2694 - — - - - --- ------ --� - -: 930-77-782 930-77-783 930-77-784 Current R i nt ' Current Resident ti Current Resident- 210 LILL 305. 2io LILLE LN go6 210 LILLE LN 307 ' NEWP BEACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-2694 92663-2694 92663-2694 930-77-785 930-77-786 930-77-787 j Current Resident Current Resi Current 9310 ent' 210 LILLE LN 308 210 LILLE o9 2io LI NEWPORT BEACH CA NEWPO CH CA NEWP BEACH CA 92663-2694 92663-2694 92663-16o8 Otiquettes faciles 0 peter iA t 6nsultez la feuille www.averycom Utilisez le, gabarit AVERY® 5160® Sens de chargement d'instruction 1-800-GO-AVERY p ERY F ERY AV ERY AV ERY Easy Peel Labels - '^ LA i � See Instruction Sheet ; ® 0 i Use Avery® TEMPLATE 5160® ® iFeed Paper for Easy Peel Featurei PA AVERY 5160 1 930-77-788 930-�-78 930-77-790 Current Re den Current si �nt Current dent 210 LILLE g 210 LIL gig 210 LI gig t NEWPO B CH CA NEWP R BEACH CA NE O T BEACH CA 92663-i 08 92663-i6o8 92663-16o8 930-77-791 i 930-77-792 930-77-796 Current Resident ' Current Resident Current Resident- 210 LILLE IN 314 - 210 LILLE IN 315 200 PARIS IN io1 NEWPORT BEACH CA NEWPORT BEACH CA NEWPORT BEACH CA , 92663-i6o8 92663-i6o8 ' 92663-i600 ' 1 i 930-77-797 • 930-77-798 930-77-7 ; Current Resident - • Current Resident Curren ident 200 PARIS LN 102. . 200 PARIS IN io3 200 P S LN 104 NEWPORT BEACH CA I NEWPORT BEACH CA NE RT BEACH CA 92663-i600 92663-3600 92663-1600 93o-77-800 930-77-8oi 930-77-802 Current Resident Current Re de Current R ' ent 200 PARIS IN io5 200 P io6 20o PAY&YLN 107 NEWPORT BEACH.CA NEWP T CH CA NEWPORT BEACH CA 92663-1600 92663-i600 92663-i600 93o-77-803 I 93o-77-8o4 N&BEACHCA Current Resident Current Resident nt 200 PARIS IN io8 • 200 PARIS IN io9 110 ` NEWPORT,BEACH CA NEWPORT BEACH CA ` 92663-1600 92663-1600 92663-1600 930- -806 1 93o-�7-8o7 93o-� 808 + Curre t R sident Current dent Current Resident 200 IN iii 200 P IN 112 200 PARIS IN 113 NE O T BEACH CA NE O BEACH CA NEWPORT BEACH CA 92663-1600 • 92663-i600 92663-i600 93o-77-8o9 930.77-8 0 930-77 8ii Current ident Current ident Current Resident , 200 P IN 114 200 P LN �i15 200 PARIS IN 116 NE BEACH CA NE O T BEACH CA NEWPORT BEACH CA 9266 -1600 92663-i600 92663-1600 93o-77-812.. 930-77-8i3 930-Tj- 1 Current esi nt Current R i nt Cnrre ident 200 P S 117 200 P 118 260 S LN 201 NEWT RT EACH CA NE WP BEACH CA N RT BEACH CA 9266 1600 9266 1600 92663-1661 93o-77-8 93o-77-8i6 930-77- 17 Current es''dent Current ident Curre R ident 200 P S 202 200 P IN 203 20 S LN 204 NE O BEACH CA NEWS T BEACH CA NEWPORT BEACH CA 92663-1 01 92663-i6oi 92663-16oi 93o-77-818 93o-77-819 930-77-8 Current Resident Current R side t ; Curren sident Zoo PARIS IN 205 2001 S 206 • . 200 S IN 207 NEWPORT BEACH CA: NEWP RT EACH CA NE RT BEACH CA 92663-i6o1 92663-16o1.: ' 92663-i6oi Otiquettes faciles A peler t:. A Consultez la feuille www.averycom Utilisez le gabarit AVERYO 51606 Sens de chargement d'instruction 1 '800.60-AVERY .,L AVERY AVERY) AVERY I Easy Peel Labels Use Avery® TEMPLATE 91600 93o=T- Current side 20P8no8 IN NEWP B H CA7 92663l A -See Instruction Sheet Feed Paper for Easy Peel Feature .93o-77-822 Current es' ent 200 P. 209 NE 01 BEACH CA 926 3-16m -r QAVERY651600 j 93o-77-823 Curren ident , 200 PSIN210 NEWPORT BEACH CA 92663-1602 930-77-824 • 930-77-825 .93o-7�-826 Current Resident Current esi ent Cu t R ident- 200 PARIS IN 211 200 P S 212 S IN 213 NEWPORT BEACH CA NEW O BEACH CA 20 WP RT BEACH CA' 92663-1602. 92663-1602 92663-1602 930-77- 27 Curren Re 'dent 200 PIOUIILN 214 NE73-1 O BEACH CA 9266 2 930-77- 30 Curre R sident 200 P)&W IN 217 NE O T BEACH CA 92663-1602 930-77-833 Current Resident 200 PARIS IN 302 NEWPORT BEACH CA 92663-1603 930-77-836 ' ' Curren a dent' 200 P 305 NE O BEACH CA 92663-16o3 930-77-839 Current s' ent - 20o P S 308 NE BEACH CA 92663-1603 930=77-842 Current Re d �nt 2 3 P 311. NEWPO T CH CA 92663- 603 930-77-845 Current sid -nt 200 P S 34 NWP T C1H CA 92663-1603 930-77-848 ' . Current Resi ent 200 PARIXYN 317 NEWPO EACH CA 92663 603 930-77-828 Current Resident 200 PARIS IN 215 NEWPORT BEACH CA 92663-1602 930- -t3 1 nt sident 20 SIN 218 ORT BEACH CA 92663-1602 930-77 34 . Curre Re dent . 200 IN 303 T BEACH CA 92663-i6o3 930=77- 37 Curren ident 200 P IN 3o6 NE)*(ART BEACH CA 92663-i6o3 930-77-840 Current Resident 200 PARIS IN 309 NEWPORT BEACH CA 92663-1603 930-77-843 Current Resident 200 PARIS IN 312 NEWPORT, BEACH CA 92663-i6o3 936-77-846 — — Current si ent 200 P S 315 NE BEACH CA 92663-i6o3 Zoo YAWS IN 318 NEWPORT BEACH CA 92663-1603 930-77 829 Current Resident 200 PARIS IN 216 NEWPORT BEACH CA 92663-1602 930-77-832 Current Resident 200 PARIS IN 301 NEWPORT BEACH CA 92663-i6o3 930-77- 35 Cum ident 200 IN 304 NE T BEACH CA 92663-1603 930-77-838 Current Resident 200 PARIS IN 307 NEWPORT BEACH CA 92663-1603 930-77.841 ' Current Resident 200 PARIS IN 310 NEWPORT BEACH CA 92663=i6o3 930-77-844 Current 'dent 200 P LN 313 NE T BEACH CA 92663- 603 930-77-8 Current dent 200 P LN 316 NEWP T BEACH CA 92663-16o3 936-76- 4 I urre ident 500EY IN ioi NE RT BEACH CA 92663-2622 , , i O iquettes faciles 3 peler Utilisez le gabarit AVERY® bqh J A Sens de chargement Consultez la feuille d'instruction www:avery:com l 1-800-GA-AWRYI • . G AV ERY AV ERY Easy Peel Labels Use Avery® TEMPLATE.91600 936-76-o05 . Curident 5oLN 103. NE EACH CA 9266292. 936-76-oo8 . Current Resident 500 CAGNEY LN log NEWPORT BEACH CA 92663-2683 936-76-oii Curre t esident 500 qAqNEY LN 117 NE RT BEACH CA 926 3-2683 936-76-oi4 Current Resident 500 CAGNEY LN io8 NEWPORT BEACH CA 92663-2683 936-76-o17 Current Resident 500 CAGNEY LN 202 NEWPORT BEACH CA 92663-2623 936-76-o2 Current Re ide 500 CAG EY 205 NEWPO T B CH CA 92663-2623. 936-76-023 Current Resident 500 CAGNEY LN 211 NEWPORT BEACH CA 92663-2684 936-76-026 Current Resident 500 CAGNEY LN 212 NEWPORT BEACH_ CA 92663-2684 936-76-029 Current Resident 500 CAGNEY LN 6 NEWPORT BEACH CA 92663-2624 936-76-032, Current Re ide t 500 CAG 1 NEWPOR B CH CA 92663-2624 Otiquettes faciles 6 peler ' Utillsez le gabarit AVERY® 51600 A Feed Paper See Instruction Sheet for Easy Peel Feature 936-76-006 Current Resident 500 CAGNEY LN io5 ' NEWPORT BEACH CA ' 92663-2622 936-76-009 Current Resident 500 CAGNEY LN in NEWPORT BEACH CA 92663-2683 936-76-0 Current ident 500 EY LN in NE O T BEACH CA 92663-2683 936-76-015 Current sident 500 4GSEY LN 2o6 NE T BEACH CA 92663-2623 936-76-oi8 Current Resident ' 500 CAGNEY LN 201'. NEWPORT BEACH CA 92663-2623 936-7b-o21 Current a dent 5ooF62.33Y LN 207 NEWYBEACH CA 926 3- 936-76-o24 - - - — Current Resident 500 CAGNEY. LN 215 NEWPORT BEACH CA 92663-2684 - - -- 936-76-0 77- Curren . s Brit 500 C GN LN 210 NE O BEACH CA 92663-2684 936-76-03 Current RIBEACH ent 5oo CAG1 4 NEWP CA 9266 -26 936-76-033 Current Resident 5oo CAGNEY LN 3 k NEWPORT BEACH CA 92663-2624 Sens de chargement �AVERY651600 i 936-76-9ro7 Curre esident ; 5100 NEY. LN 107 NE RT BEACH CA 92663-2622 936-�6-0io 3, Current Resident w 500 CAGNEY LN ii5 NEWPORT BEACH CA 92663-2683 936-76-013 : s Curren sident 500 qAqNEY LN iio NEYVPART BEACH CA 9266 -2683 936-7 0 t ident 5o NEY LN 204 . ORT BEACH CA 92663-2623 936-76-019 - - — - ------�.. Current Resident i 500 CAGNEY LN 203 NEWPORT BEACH CA 92663-2623 936-76-022 Current Resident Soo CAGNEY LN 269 NEWPORT BEACH CA 92663=2623 .936.76-o25 Current Resident 5oo CAGNEY LN 217 NEWPORT BEACH CA 92663-2684 936-76-028 Current Resident 500 CAGNEY IN 208 NEWPORT BEACH CA 92663L2623 Cu ot Resident- 00,CAGNEY LN 2. NjiWPORT BEACH CA 92663=2624 936-76-034 Current Resident 5oo CAGNEY LN 5 NEWPORT BEACH CA 92663-2624 Consultez la feuille www.avery.com d'instruction 1-800-GO-AVERY 'f F,0ERY Easy Peel Labels ® See Instruction Sheet li - SAVERY051600 Use Avery® TEMPLATE.5160® 1Feed Paper for Easy Peel Feati 1 936-76-035 936-76-o36 936-76-037 Current sident Current ident Current sident . 50o CA LN 7 500 LN 9 50o C EY LN 11 i NEWP R BEACH CA NE O BEACH CA NEWRIT BEACH CA 9266 26 4 92663- 682 92663-2682 936-76-038 936-* 039 936-76-040 Current Resident Cu!yfht Psident Current a ident 500 CAGNEY LN 15 50 CA NEY LN 17 50o G LN 12. NEWPORT BEACH CA NEWPORT BEACH CA NE O ° T BEACH CA 92663-2682 92663-2682 92 3- 682 936-76-041 ,00' 936-76-042 936-76-o43 Current Resident I Current Resident Current Resident j 500 CAGNEY LN io 5oo CAGNEY LN 8 300 CAGNEY LN 1o6 NEWPORT BEACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-2682 92663-2682 92663-2619 936-76-044 ; 936-76-o45 936-76-o46- Current Resident' ' Current Resident Current Re ent 300 CAGNEY LN 104 300 CAGNEY LN 102 300 CAG LN'iol NEWPORT BEACH CA NEWPORT BEACH CA NEWPO EACH CA ' 92663-2619 92663-2619 92663 19 936-76-047 - ; ---- 936-76-04 - -- -- -- 936-76-o q Current Resident Current si ent Curren a dent 300 CAGNEY LN 103 300 CA LN io5 300 G EY LN i07 ` NEWPORT BEACH CA NEV BEACH CA NE T,BEACH CA 92663-2619 92663-2 19 9266g-2619 936-76-050 ---- 936-76-051 - .-- — 936-76-052 ---- -- ; Current Resident ` Current Resident . Current Resident- 300 CAGNEY LN io9 300 CAGNEY LN m 300 CAGNEY LN 115 NEWPORT BEACH CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-268o 92663-268o 92663-268o ' 936-76-053 936-76-0 936-76-055 4 Current Resident Current ent Current Resident ; 300 CAGNEY LN 117 300 C LN 112 300 CAGNEY LN 110 NEWPORT BEACH CA NE O BEACH CA NEWPORT BEACH CA 92663-268o 92663-268o 92663-268o 936-76-056 ---- --- - - - 936-76-057 - - - -- - -- 936-76-058 -- -- - - --- Current Resident Current Resident Current si ent 300 CAGNEY LN io8 300 CAGNEY LN 2o6 300 C69N PY LN 204 1 NEWPORT BEACH CA NEWPORT BEACH CA NEVROV BEACH CA 1.. 92663-268o 9266g-262o 92663-2620 936-76-059 936-76-o6o - - -- - - 936-76-o6i Current Res' Current Resident Current Resident 300 CAG 202 300 CAGNEY LN 201. 300 CAGNEY LN 203 NEWPO T CH CA 'NEWPORT BEACH CA NEWPORT BEACH CA 92663-2620 92663-2620 92663-2620 936-76-o62 936-76-o63 986-76-o64 Current Resident ` Curr/AG dent Current Re 'ie ' 300 CAGNEY LN 205 300 IN 207 300 CAG 209 NEWPORT BEACH CA f NEWEACH CA' NEWP T EACH CA 92663-2620 9266 92663-2 1 J. r= i Nquettes faciles 6 peler Consultez la feuille vuww:averycom Utilisez le gabant AVERYO 516018 Sens de chargement ' d'instruction 1-800-60-AVERY - AVERY AVERY AVERY AVERY F ERY F ERY �vERY Easy Peel Labels 1 !J► i "a'" See Instruction Sheet - Use Aver TEMPLATE 5160® ' lFeed Paper for Easy Peel Feature 936-76-o6 ` 936-76-066. Current sid nt Current Resident 300 CA LN 2ii 300 CAGNEY LN 215, NEWP RT EACH CA NEWPORT BEACH CA 92663-2681 92663-268i- 936-76- 68 936-76-o69 Current es' ent : . Current Resident 30o C N LN 212 goo CAGNEY LN 210 NE OR BEACH CA NEWPORT BEACH CA 92663-2 1 92663-2681 936-76- 71 936-76-072 Curren Re dent f Current Resident 300 G LN 6 g00 CAGNEY LN 4 NE O BEACH CA NEWPORT BEACH CA 92663-2621 92663-2621 936-76-o74 936-76-075 Current Resident. Current Res'd t - 300 CAGNEY LN 1 300 CAGNMN 3 NEWPORT BEACH CA NEWP EACH CA 92663-2660 ' 92663-262i yLN7 BEACH CA •ent Resident CAGNEY LN .i5 MORT BEACH CA ent Resident CAGNEY. LN 10 1PORT BEACH CA 104 'H CA CA nAVERY®51600 i 9316-76- 67 Curre t Resident 30o GNEY LN 217 N ORT BEACH CA 92663-2681 936-76-o7o Current esi nt ' 30o GN LN 208 NE O BEACH CA 92663 f 681 _- 936-76- 3 Curre a dent 300 G EY LN 2 NE T BEACH CA 92663-2621 936-76-076 CurrenJGI ident 30o Y LN5NE BEACH CA 92663-2621 —^r. _4 ,. Curre ident Current� a dent 300 NEY LN 9 300 G LN 11 , NE RT BEACH CA NEVT BEACH CA 9 63-2679 92663-2679 � 936-76-081 - - -- - ' 936-�6-0 2 — - — - -- Current Resident Curre a dent Soo CAGNEY LN 17 ' 300 G EY LN 12 NEWPORT BEACH CA NE T BEACH CA ;6-76-o92 1 , irrent Residen , >o MCNEIL log ' EWPORT B CH A ,663-2653 Otiquettes faciles 6 paler - i Utilisez le gabarit AVERYO SIC 136-76-084. 936-76-085 ;urgent Resident Current 'dent too CAGNEY LN 8 200 M L LN 166 dWPORT BEACH CA NEW,O BEACH CA 12663-2679 926 3-_625 102. H CA 936-76-ogo Current Resident 2oo MCNEIL LN 1o5 NEWPORT BEACH CA Current Resident 20o MCNEIL LN 11i NEWPORT BEACH CA Sens de chargement current esi nt 2oo MgNEJZ LN ioi NE O BEACH CA 926�63-2625 9' 36-76=0 9 Current si ant o M LN 107. O BEACH CA 2 Current R ident - 200 M L IS 115 $EWFXT BEACH CA 92663-2653 _ --- Consultez la feuille www.averycom d'instruction 1-800-GO-AVERY Easy Peel Labels -1 Use Avery® TEMPLATE 51604D 'Em 936-76-095 Current Re ent • 200 MCN L 17 NEWPO T B CIH CA 92663- 653 936-76-o98' Current Res' e t 200 MCN L 215 NEWPO B CH CA 92663- 50 936-76-t05 , Current Resident 200 MCNEIL LN 207 NEWPORT BEACH CA 92663-1623 936-76-1o8 Current i ent - 20o MC E LN 215 NEWP R EACH CA 92663 2 0 936-76-tii Current Resident 200 MCNEIL LN 210 NEWPORT BEACH CA 92663-265o A TT` See Instruction Sheet `Feed Paper for Easy Peel Feature 936-76-o96 Current R ident 200 M IL 112 NEWPO T B CH CA 92663- 65 + SAVERY051600 936-76- 97 Curren Re ident 200 . IL LN iio N T BEACH CA 92663-2653 936-76-099 936-76X Current R ide t Curreident 20o MC IL 206 20oL LN 205 NEWPO T CH CA NEWPBEACH CA 92663_262 92663-2626 i 936-76-io6 936-76-107 Current Res i nt Curre Res nt 20oM209 200O�LN 2u NEWH CA RT BEACH CA 92663-2650 2663-265o 936-76-1o9 936-76-ilo Current Res)dent Current sident i 200 MCNRIL Lid 217 20o M E LN 212 NEWP T B CH CA NEWP R EACH CA 92663-265 926 3-26 0 936-76-ti i Current R sid nt i 200 M I4FLN 4 NEWP T EACH CA 92663-2627 936-76-117 - Current Resident 200 MCNEIL LN 3 NEWPORT BEACH CA 92663-2627 936-73 -o - Curren es' ent 200 M NE LN 9 NE OR BEACH CA 92663-2649 936-76-123 Current Resident 200 MCNEIL LN 17 NEWPORT BEACH CA 92663-2649 '936-76-126 Current Resid • t 200 MCNEI NEWPORT CH CA 92663-26 Etiquettes faciles 6 peler- ? Utilisez le gabarit AVERY@ 51606 936-76.112 Current Resident 200 MCNEIL LN 208 NEWPORT BEACH CA 92663-265o 936-76-115 Current Resident 200 MCNEIL LN 2 NEWPORT BEACH CA 92663-2627 936-76-118 Current R i nt 200 MC I LN 5 NEWP R EACH CA 92663-2627 936-76-121 Current Resident 200 MCNEIL LN 11 NEWPORT BEACH CA 92663-2649 936-76-124 CurrenIRT i nt 200 MLN 12 NEWPBEACH CA 92663-2649 936-76-127 Current Resident io1 SCHOLZ PLZ 125 NEWPORT BEACH CA - 92663-2641 ,— - - - -- Sens de charge- ment 936-76-ti3 Current Resident 200 MCNEIL LN 6 NEWPORT BEACH CA 92663-2627 C,'urre esident Zoo IL LN 1 NEWPORT BEACH CA ? 92663-2627 : 936-76-119 Current Resident t 200 MCNEIL LN 7 NEWPORT BEACH CA 92663-2627 936-6- 2 Cur re R ident 20o IL LN 15 N RT BEACH CA 92663-2649 t 936-76-125 Current '�ent 20o M L LN to NEWPO T BEACH CA 92663-2649 936-76-128 Current R ide 101 SC LZ 123. NEWPO BEACH CA 92663-2641 Consultez la feuille www.averycom ' d'instruction 1-80MO-AVERY AVERY 16 AVERY AVERY FPERY AV ERY Easy Peel Labels - ' !J: i .., See Instruction Sheet i 4%, i � Use Avery® TEMPLATE 91600 iFeed Paper � for Easy Peel Featurei y aAVERY®5160® i 936-76-129 936-76-130 936-76-131 Current Resident Current Resident Current R 'd t 1o1 SCHOLZ PLZ 121, ioi SCHOLZ PLZ i19 im SCHOIZ 1 117 + NEWPORT BEACH CA NEWPORT BEACH CA NEWP RT CH CA 92663-264o 92663-264o 92663-26 o 936-76-132 936-76-13S 936- '6-1,334 Current Resident Current s' ent Currenx/Res' ent , 10o SCHOLZ PLZ 115 loo SC PLZ 111 • 10o S� HO PLZ 109 NEWPORT BEACH CA NE O BEACH CA NEWPO T BEACH CA + 92663-1624 92663-2615 92663-2615 936-76-}.3 936-76-i 6 936-�6-i37 CurrenR sident 'Current 'dent Current Resident I 100 S LZ PLZ 107 100 S PLZ 105, ioo SCHOLZ PLZ 103 , NEW T BEACH CA NE O BEACH CA NEWPORT BEACH CA 92663-2600 92663- 00 92663-2600 936-76-138 I 936-76-139 936-76-140 Current Resident Current Resident. Current �TBB dent too SCHOLZ PLZ ioi i 10o SCHOLZ PI.Z 102 ioo S PLZ 104 NEWPORT BEACH CA NEWPORT BEACH CA NE EACH_CA 92663-2600 92663-2600 92663-2600 936-76-14- 936-76-142 .936-76- 3 { Current es'�ient Current dent Curren ident ` 100 SC PLZ io6 ioo SC O PLZ io8 .10o S H PLZ.110 ; NEWP R BEACH CA NE O BEACH CA NE T BEACH CA 92663-2600 92663-2615 92663-2615 936-76-144 936-76-1451936-76-146 - - ------ - --r Current Re zC t Curren ident Current Resident 100 SCE Z 112 10o S H PI,Z 114 101 SCHOLZ PLZ 116 NEWPORH CA NE O T BEACH CA NEWPORT BEACH CA i 926637265 92663-1624 92663-264o 936-76-14 936-76-148 Em 6-1 9 Current ent Current Resident ' t ident 101 SC PLZ 118 101 SCHOLZ PLZ 120 C PLZ 122 . 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Current Resident 102 SCHO 13o io2 SCH LZ 132 102 SCHOLZ PLZ 134 NEWPO BACH CA NEWP T EACH CA NEWPORT BEACH CA 92663-2644 92663-2644 92663-2644 1 936-76-156 . - - — - —936-76- 7 — - - -- 936-76-15 CurPTEACH Curren R ident Curre/Op ent 102136 102 H LZ PLZ 138 102 SCPLZ 149 NECA N T BEACH CA` NE ACH CA 926 ! 9266 -2646 '+ 92 63 Etiquettes ladles paler ; , _ Consultez la feuille www.averycom Utilisez le gabarit AVERY@ 51600 Sens de chargement d'instruction 1-800-GO-AVERY . �I IF e '1 Gv r G ' 1 e � •� a �, G Easy Peel Labels Use Avery® TEMPLATE 51600 I - iFeed Paper See Instruction Sheet I for Easy Peel Featurei 936-76-i Current 41 si ent i02 SCHID14PIZ 147 NEWPqRT EACH CA 92663-264 936-76-162 Current Re iden 102 SCH P 141 NEWP90.T B CH CA i92663-264 /936-76-16 Current ident 101 SC PLZ 135 NE WP T BEACH CA 9266 -2642 936-76-168 Curren®Rid nt ioi SCLZ i29 NEWP CH CA 92663-26 936-76-171 Curreng de t 1oi SC223 NEWP CH CA 9266 - 936-76-174 Current a 'dent 101 SC PLZ 217 NEWP BEACH CA 92663- 642 936-76-177 Current Resi ant ioo SCHO P 209 NEWPO B CH CA 192663- 26 936-76-i8o Current Resident too SCHOLZ PLZ 203 NEWPORT BEACH CA 92663-2629 936-76-183 Current Resid t 10o SCHO 204 NEWPOR H CA 92663-2629 r 936-76-186 Current Resi nt _I too SCHO P 210 92663-1626 936-76-i6o Current R YLZ i nt li 102 SCH 145 NEWP ACH CA 92663-26 936-76-163 Current Res' e G 102 SC 139 l� NEWT T CH CA (92663-2 6 936-76-166 Current Resident ioi SCHOLZ PLZ 133 NEWPORT BEACH CA 92663-2641 936-76-i69 Current Resident io1 SCHOLZ PLZ 127 NEWPORT BEACH CA 92663-2641 936-76-i R PLZ 221 dent WBEACHCA 936-76-175 Current a dent ioo S O PLZ 215 NEQj& BEACH CA 9 63 6�9 (936-76-178 Current Resident ioo SCHOLZ PLZ 207 NEWPORT BEACH CA 92663-2629 936-76-181 Current Resident ioo SCHOLZ PLZ 201 NEWPORT BEACH CA 92663-2629 936-76-184 Current Re 'den ioo SCH P 2o6 NEWPO T CH CA 92663-2629 (936-76-187 Current R iLtZ 10o SC 212 NEWP R EACH CA 92663-1626 936-76-16i Current R ident io2 S QU PLZ 143 NE PkT BEACH CA ' 92663-2646 r 936-76-16 Current esi t io2 S O PLZ 137 NE O BEACH CA p 92663-2644 936-76-167 Current R i nt 101 SC PLZ 131 NE BEACH CA 92663-2 4i 936-7 1 0 ttesident io C OLZ PLZ 225 h ORT BEACH CA 92663-2632 936-76-173 Current Resident 1oi SCHOLZ PLZ 219 �INEWPORT BEACH CA 92663-2642 ( 936-76-1 6 Curre a dent ioo H PLZ 211 NE T BEACH CA 92663-1626 p 936-76-179 I! 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I T BEACH CA f 92663-2716 l92663- 09 �926 -3509 I � 25-261-03 1 425-261-o4 1425-261-06 . + Current Resident 1Current Resident iCurrent Resident $93 HOSPITAL RD Cg51 HOSPITAL RD 14138 PATRICE RD NEWPORT BEACH CA INEWPORT BEACH CA 1NEWPORT BEACH CA ' 92663-3501 J92663-3509 192663-3642 I I� 425-261-07 1425-261=o8 1425-261-o9 Current Resident 11 urrent Resident lCurrent Resident 4150 PATRICE RD 14151 HILARIA WAY 14139 HILARIA WAY NEWPORT BEACH CA INEWPORT BEACH CA INEWPORT BEACH CA 92663-36o9 192663-3644 142663-g645 1 I I 425-261-10 1 425-261-11 -- 425-261-12 Current Resident Current REsident Current Resident 4127 HILARIA WAY 14115 HILARIA WAY 14101 HILARIA WAY NEWPORT BEACH CA I INEWPORT BEACH CA , INEWPORT BEACH•CA ' 92663-3649 192663-365o 192663-3648 f 09LS 31V1dW31 @kDAV esn. e09LS OAMAV 1 w0Wti9nen M#lA I 6ulluud acid 96pnwS pue wed Impression antibourrage et A sechage rapide vwuw averycom Utilisez le gabarit 51600 1400-60-AVERY I , D AVERY 5160 425-261-13 i 425-261-14 — 1: 425-261-15 ' Current Resident I Current Resident I Current Resident . 4000 HILARIA WAY .14ioo HILARIA WAY 14114 HILARIA WAY NEWPORT BEACH CA I NEWPORT BEACH CA I NEWPORT BEACH CA . 92663-3610 42663-3655 92663-3654 425-261-16 1425-261-17 1 425-261-18 Current Resident I Current Resident I Current Resident HILARIA WAY VPORT BEACH CA 53-3653 -261-i9 • . -.1 •ent Resident. 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Current Ptsjdent )KOAD ST NE%*GKT BEACH CA Current Resgoot 423.VVES74WSMRAVE NEWP BEACH CA 92663-4216 @09LS ®%U3Ad www.avery.com AVERY® 5160 1-800-60- VERY � ® 425-281-15 - i Current Resident 3238 BROAD ST NEWPORT BEACH CA 42663-4224 I i1I 45-281-' Current i ent PROD 937-35 -I;`rVX T BEACH CA I 425-281-2 CurrZntent • 1 PRO37-35 NEBEACH CA I I 1425-2 -2 I t sident t I •I 1425-282-04 1 Current Resident j 3301 CLAY ST .I NEWPORT BEACH CA r BLVD CA 1 425-282-16 Current Resident 494 N NEWPORT BLVD NEWPORT BEACH CA 1 425-283-07 Current Resident 3215 BROAD ST NEWPORT BEACH CA I425-283-10 Current Resident 32o1 BROAD ST NEWPORT BEACH CA 1 425-283-15 424 N IS BLVD NEW BEACH CA �92� 663-4211 I i A83AV-09-008-1, = wog /Gana nnMM :I I q25-282-13 I Current Resident 1488 N NEWPORT BLVD I NEWPORT BEACH CA 192663-4226 :1425-283-03 3239 AD ST 1 NEWBORT BEACH CA �426 3-4227 I 1 425-283-08 Current Resident 13211 BROAD ST I NEWPORT BEACH CA 192663-4227 1 1 425-283-11 ' I Current Resident 1455 WE3TMINSTER AVE I NEWPORT BEACH CA 1 g2663-A 425-28 C1 u4rrN�en��t 14E�,;,�: 92663-e I� I PORT BLVD BEACH CA 0 @09LS 3MdW31 @AjaAd ash 6ul4ulJd aaad 96pnwS pue wed pk4f AV E(2Y Impression antibourrage et a s6chage rapide ` '� ' www.averycom AVERY® 5160® Utilisez le gabarit 51600 1-800-60-AVERY 425-283-17 �. 425=283-18 425-283-19 Current Resident Current Resident Current Resident 416 N NEWPORT BLVD 40o N NEWPORT BLVD i 428 N NEVPqAT BLVD NEWPORT BEACH CA NEWPORT BEACH CA • NEWPO CH CA 42663-4211 ' 42663-4211L §2663-42kf • I 1 425-28 20 425-283-21 1425-283-22 Culent si nt Current i rrent Reside nt 434 E ORT BLVD , 1438 N ORT BLVD 1444 N NEWPORT BLVD NE T BEACH CA I NE OR BEACH CA I NEWPORT BEACH CA 92 -4211 1926 3-4 1 192663-4240 425-283-23 '1 425-283-24 1425-283-25 Current Resident I Current Resident I Current Resident 446 N NEWPORT BLVD ,1456 N NEWPORT BLVD 146o N NEWPORT BLVD NEWPORT BEACH CA I NEWPORT BEACH CA I NEWPORT BEACH CA 92663-4246 192663-4211 192663-4211 425-283-26 425-283-2 425-283-28 Current Resident r Current i nt Curren 'dent 464 N NEWPORT BLVD i 466 N ORT BLVD 147 OORT BLVD NEWPORT BEACH CA I NE O BEACH CA I NE T BEACH CA 92663-4211 '92663- 211 92663 4211 I I 425-283-29 I 1425-283-30 1425-283-31 Current Resident I Current Resident I Current Resident - 472 N NEWPORT BLVD 1472 N NEWPORT BLVD 1472 N NEWPORT BLVD NEWPORT BEACH_ CA NEWPORT BEACH CA NEWPORT BEACH CA 92663-4211 142663-4211 192663-4211 I I 425-283-33 1 425-283-34 1 425-381-oi ' Current Resident I Current Resident I Current Resident 48o N NEWPORT BLVD 148o N NEWPORT BLVD I loo OLD NEWPORT BLVD NEWPORT BEACH CA I NEWPORT BEACH_ CA 42663-4247 192663-4247 425-381-02 t 425-38i-03 Current Resident Current Resident 3o6 N NEWPORT BLVD i 312 N NEWPORT BLVD NEWPORT BEACH CA NEWPORT BEACH CA 42663-4121 142663-4121 425-38i-o6 f 425-381-07 Current Resident I Current Resident 328 N NEWPORT BLVD 13S2 N NEWPORT BLVD NEWPORT BEACH CA I NEWPORT BEACH CA 42663-4146. 192663-4149 425-381-11 1425-381-12 CurrenyRes%i' " 1 Current ent 337 HO DR 1333H OOD DR NEWPH CA I NE T BEACH CA 92663-4145 142663-4145 I 425-381-14 1 1 Current Resident 1425-38i- 344 OLD NEWPORT BLVD , I Current ent NEWPORT BEACH CA 1344 O WPORT BLVD 42663-4148 I NE O BEACH CA I AH3AV-09-008-1, r 0091•S ®AU3Ad I wor/Gane mmm TWPORT BEACH CA 425-38i-o4 ,urrent Resident 16 N NEWPORT BLVD TWPORT BEACH CA I 1 425-38i-o8 Current Resident ' 134o N NEWPORT BLVD I NEWPORT BEACH CA I 92663-415o A2r,-4R7-14 HOOD DR BEACH CA VLL LICUL 1LLC 207 LA L DR NE OR BEACH CA' 42663-4134 I @09LS H1VldW31 okaAV ash I• 6ul;ulld aw:1 96pnwS pue wed EERY AvERY I vERY la c Impression antibourrage et A sdchage rapide Utilisez le gabarit 5160® I — 425-382-06 " :.� C425-3182- 07 Current Redt . �Current 222 N NE BLVD 28NN RT BLV2 VUTNEWPOCA NP EACH CA92663- 5 '92663-4 425-382-09 1'[425-382- oR e t Current Resident 1 I Current es' ent 240 CATALINA DR , 1244 A DR NEWPORT BEACH CA t I NE O BEACH CA 92663-4103 192663- 103 k 425-382-12 ; 1 4�5-382-i3 Current Resident I Current Oq ' t 25o CATALINA DR 1254 CAT2ADR NEWPORT BEACH CA I NEWPEACH CA 42663-4103 i92663-4 425-382-15 I [425-382-16 Current Resident Current Resident Soo CATALINA DR 1306 CATALINA DR NEWPORT BEACH CA I NEWPORT BEACH CA 92663-4104. 142663-4104 I �425-382-jL8 + 1425_382 9 Current Resident 1 Current es' ent 312 CATALINA DR I 13i6 A DR NEWPORT BEACH CA INE O T BEACH CA' Current Resident 324 CATALINA DR NEWPORT BEACH CA DR CH CA Current Resident 305 LA JOLLA DR NEWPORT BEACH CA 92663=4143 425-382- Current a dent 249 LA,49CIA DR NEW T BEACH CA 9 3-4100 .-ent Resident CATALINA DR VPORT BEACH CA rent Resident CATALINA DR VPORT BEACH CA www.avery.com AVERY® 5160 1-800.60- VERY .� D 1 425-382-08 1 Current Resident 228 N NEWPORT BLVD NEWPORT BEACH CA 142663-4135 1425-382-ii I Current Resident.. 1246 CATALINA DR I NEWPORT BEACH CA 192663-4-103 I ' 425-382-14 Current Resident . 58 CATALINA DR NEWPORT BEACH CA 92663-4103 1 425-382-17 1 Current Resident 1308 CATALINA DR NEWPORT BEACH CA 142663-4104 1425-382-20 f 'I Current Resident 1320 CATALINA DR I NEWPORT BEACH CA 192663-4104 It8 - I 94 Curreident I336 A DR RT BEACH CA �426 3-4104 I• . 1 11425-382-29 iCurrent Resident ; 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LA DR BEACH CA @09LS 31%gdW3i @AjeAbr ash, 6ul4ulJd awj 96pnwS pue wer, f Impression antibourrage eta sechage rapide ® www.averycom Utilisez le gabarit 5160® ' 1-800.60-AVERY I AVERY 5160 711 425-382= 9 1 I425-38 - o Current sid nt I Curre ident ` I Curre 225 LA DR 1225 J LLA DR 12�5 NE R EACH CA I T BEACH_ CA I 92663-4 00 i42663-4100 19266 1425-383-01 I — I q25-383-02 Current Resident I Current R i nt 202 LA JOLLA DR 12o6 LA DR NEWPORT BEACH CA I NE,; E BEACH CA 5A 92663-4133 1426 3-4133 425-383- 1425-38 0 Current si nt I Current ident 214 LA DR 1W-34-4 LLA DR NE BEACH CA I BEACH CA 92 3- 133 f i3 1 425-383-0 1 425-383-o8 Current 13OVdent I 1 Current ident 226 LA DR ( 1230 J LLA DR NE T BEACH CA 1 RT BEACH CA 92 6 -413392663-4133 425-383-16 j�425-383- 142C Resident i 1 Current 'dent go11 CLIFF DR 1233 ANAAVE NEWPORT BEACH CA 1 NE T BEACH CA 92663-4113 192 63-4122 ,I 1425-383-14 1 425-383-15 Current i nt I Current Resident 225 S ANAAVE 1221 SAWAANAAVE . NE O BEACH CA I NEWPORT BEACH CA 926 3-4122 192663-4122 I 425-383-17' 1425-38 18 Current Resident I Curren 'dent 215 SANTA ANA AVE 1209 A ANA AVE NEWPORT BEACH CA i NE RT BEACH CA 92663-412292663-4122 425-383- 0 14C442,5-38.-211Current dent ident 237 S ANAAVE :DR NE T BEACH CA BEACH CA 92663-4122 1 /1 1 Current Resident, I Current Resident r� • I I ' I Current Resident 1 I � 1 @09LS 6AM3Ad } I W 3A JBAe* MM 1 wortiane•nmu►nn ident II LA DR BEACH CA ' 425-383- 1 Curren dent 210 J LA DR NE T BEACH CA LA DR BEACH CA 425-383-09 Current Resident 3015 CLIFF DR NEWPORT BEACH CA BEACH CA M1 425-383-i6 Current Resident' . 217 SANTAANAAVE NEWPORT BEACH CA 92663-4122 �4425-383-19 Current Res' , e 201 AAVE NEWP EACH CA I�g2663-4122 Current Resident I , I - I Current Resident I ' I ' I ent Resident L. ®09LS 3i%gdW3.L @kaAV ash ' 6ultulad awa a6pnwS pue wed �ErtY OR JERY I RESOLUTION NO.2006. 40 BFILE COPY A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT BEACH ESTABLISHING THE AD HOC COMMITTEE TO NEGOTIATE AN AMENDMENT TO THE HOAG HOSPITAL DEVELOPMENT AGREEMENT. WHEREAS, the City of Newport Beach and Hoag Memorial Hospital Presbyterian entered into a Development Agreement in 1994 for the expansion of Hoag Hospital; and WHEREAS, the City of Newport Beach adopted the Hoag Memorial Hospital Presbyterian Planned Community Development Criteria and District Regulations to implement the General Plan and the development agreement; and WHEREAS, Hoag Memorial Hospital .is seeking an amendment to their Master Plan to facilitate a transfer building area from the lower campus to the upper campus; and WHEREAS, the proposed amendment of the Hoag Hospital Master Plan requires an amendment of the Land Use Element of the General Plan, an amendment of the Planned Community Development Criteria and District Regulations and an amendment to the approved development agreement; and WHEREAS, the City Council recognizes the need to consider the request of Hoag Hospital in a manner consistent with the original intent and purpose of the Development Agreement. NOW, THEREFORE, the City Council of the City of Newport Beach hereby resolves as follows: Section 1. Establishment An Ad Hoc Committee is hereby established for the purpose of negotiating an amendment to the Hoag Memorial Hospital Presbyterian Development Agreement. Section 2. Duties of the committee The Committee shall have the following duties: a) Work with City staff and designated representatives of Hoag Memorial Hospital Presbyterian on possible amendments of the terms and •! conditions of the Hoag Memorial Hospital Presbyterian Development Agreement adopted by Ordinance No. 94-8. b) Recommend to City Council action on potential amendments of the terms and conditions of the Hoag Memorial Hospital Presbyterian Development Agreement Section 3. Composition of the Committee The Committee shall consist of two (2) City Council Members appointed by, and serving at the pleasure of, the Mayor. Section 4 Duration of Committee The Committee shall expire at such time as the Committee completes its negotiations with Hoag Memorial Hospital Presbyterian and its recommendations on potential courses of action are transmitted to the City Council for consideration. ADOPTED this 23rd day of May, 2006. ATTEST: /Ma Mayor 2 STATE OF CALIFORNIA } COUNTY OF ORANGE } ss. CITY OF NEWPORT BEACH } I, LaVonne M. Harkless, City Clerk of the City of Newport Beach, California, do hereby certify that the whole number of members of the City Council is seven; that the foregoing resolution, being Resolution No. 2006-40 was duly and regularly introduced before and adopted by the City Council of said City at a regular meeting of said Council, duly and regularly held on the 23rd day of May 2006, and that the same was so passed and adopted by the following vote, to wit: Ayes: Curry, Selich, Rosansky, Ridgeway, Daigle, Nichols, Mayor Webb Noes: None Absent: None Abstain: None IN WITNESS WHEREOF, I have hereunto subscribed my name and affixed the official seal of said City this 24th day of May 2006. q &n. City Clerk Newport Beach, California (Seal) WEST COAST HIGHWAY O.4 `Q '-NEWPORT- BEACH -CALIFORNIA RIOT REV1310 S REVISIONS AUTHORITY LOCATION DATE AUTHORITY LOCATIONS DATE SIDENTIAL 013TMCT ORo. No.1434 SUILDW 1491OUT ORONANCt (AII- 9-11- T2 ORO Ab W£ST Cr R-PERIOR AVE, 11-12-?3 [MOMENT NO. 322). I OF WEST COAST HKaFfiVa1' EAC OF AJAI*V1A ORD. M IE00 MAXW A1aIk rouN of aw Woo - SOL rHER Y WAY NW WOW of tiUI+SK= AV6. AVE FR-lei! - J- APD RL3.8-2 ►RCw► -u- to (LAP. N*4#0. fib ORD. NO. isle TO P-C looLvim ON TIC Ms. !T l NJ WTY I A-1 t - Ti P: • •:. . ? : :. - ' . i '' - r ^,af. Tti "P A': pis ? 2 g[ OP COM MEt&2 CRY LIYRs.30� _.ACtei-2c 40mv0.5IV .+be :R d-8.8,3 !Y ME ■NEWPORT cuffsREi101 T?fo; LSO, 16.90-an TIAL COMOOKl1NIY 1N DEVELOPMENT !T eeY TK y{�NINCORPCRAftO An � Litkv.�l.o.:ZK?. COYNtYIANtNOug"T M0� .Mf wee�ea i sarova 7n meRM0 7nYawrinr CYn pItA1ME •402 •I -a! AU.TO P-C. ADOPTED BY. .. . ORD. NO. 1089 6-22-64 0 100 200 300 4C IN FEET 40 YAP NO. 46 W N HOAG MEMORIAL HOSPITAL PRESBYTERIAN PLANNED COMMUNITY DEVELOPMENT CRITERIA AND DISTRICT REGULATIONS Adopted by the City Council City of Newport Beach Ordinance No. 92-3 May 26, 1992 First Amendment by the C CCouncil tyjf Newport e�a"cc'h Ordinance 0.2,OQ2 � A &st 13,�,2002 Second Amendment by the City_Council City'of NewportBeaeh, Ordinance No. 2005= TABLE OF CONTENTS I. Introduction H. General Notes III. Definitions IV. Development Plan V. District Regulations VI. Sign Program VII. Parking Program VIII. Landscape Regulations IX. Site Plan Review i Page Number EXHIBITS I. Planned Community Development Plan II. Internal Circulation III. Development Criteria Statistical Analysis Parking Requirements TABLES ii Page Number IV-3 IV-4 V-6 IV-5 VII-2 I. INTRODUCTION Back ound The Hoag Memorial Hospital Presbyterian Planned Community District in the City of Newport Beach has been developed in accordance with the Newport Beach General Plan. The purpose of this Planned Community District is to provide a method whereby property may be classified and developed for hospital -related uses. The specifications of this District are intended to provide land use and development standards supportive of the proposed use while ensuring compliance with the intent of all applicable regulatory codes. The Planned Community District includes district regulations and a development plan for both the -Upper and the Lower Campuses of Hoag Hospital. In general, over the long term, the Upper Campus will become oriented primarily towards emergency, acute and critical care (predominantly inpatient) uses and the Lower Campus will be developed with predominantly outpatient uses, residential care and support services. Whenever the regulations contained in the Planned Community text conflict with the regulations of the Newport Beach Municipal Code, the regulations contained in the Planned Community text shall take precedence. The Municipal Code shall regulate this development when such regulations are not provided within these district regulations. All development within the Planned Community boundaries shall comply with all provisions of the Uniform Building Code and other governing building codes. I-1 II. GENERAL NOTES 1. Water service to the Planned .Community District will be provided by the City of Newport Beach. 2. Development of the subject property will be undertaken in accordance with the flood protection policies of the City of Newport Beach. 3. All development of the site is subject to the provisions of the City Council Policies K- 5 and K-6 regarding archaeological and paleontological resources. 4. Except as otherwise stated in this text, the requirements of the Newport Beach Zoning Ordinance shall apply. The contents of this text notwithstanding, all construction within the boundaries of this Planned Community District shall comply with all provisions of the Uniform Building Code, other various codes related thereto and local amendments. 5. All buildings shall meet Title 24 requirements. Design of buildings shall take into account the location of building air intake to maximize ventilation efficiency, the incorporation of natural ventilation, and implementation of energy conserving heating and lighting systems. 6. All fire equipment and access shall be approved by the City of Newport Beach Fire Department. 7. New mechanical appurtenances on building rooftops and utility vaults, excluding communications devices, on the Upper Campus shall be screened from view in a manner compatible with building materials. Rooftop mechanical appurtenances or utility vaults shall be screened on the Lower Campus. Noise shall not exceed 55 dBA at all property lines. No new mechanical appurtenances may exceed the building height limitations as defined in these district regulations. 8. Grading and erosion control shall be carried out in accordance with the provisions of the City of Newport Beach Grading Ordinance and shall be subject to permits issued by the Building and Planning Departments. 9. Sewage disposal facilities within the Planned Community will be provided by Orange County Sanitation District No. 5. • Prior to issuance of any building permits, it shall be demonstrated to the satisfaction of the Planning Department that adequate sewer facilities will be available. Prior to occupancy of any structure, it shall be further demonstrated that adequate sewer facilities exist. 10. Mass grading and grading by development phases shall be allowed provided that landscaping of exposed slopes shall be installed within 30 days of the completion of grading. II-2 III. DEFINITIONS Building Elevation: _ 1. a vertical distance of a building above or below a fixed reference level, i.e., MSL (mean sea level). 2. a flat scale drawing of the front, rear, or side of a building. Building Envelope: the volume in which a building may be built as circumscribed by setback lines and maximum allowable building heights. Building Height: the vertical distance measured from the finished grade to the highest point of the structure. At all points, the height measurement shall run with the slope of the land. Entitlement, Gross Floor Area: as .applied to new construction permits issued on or after August 13, 2002, any area of a building or portion thereof including the surrounding exterior walls, but excluding: 01 1. Area of building utilized for stairwells and elevator shafts on levels other than the first level of a building in which they appear; 2. Area of a building which measures less than 8 feet from finished floor to ceiling and is not for general or routine occupancy; 3. Area of a building used specifically for base isolation and structural system - upgrades directly related to requirements of governmental agencies and is not for general or routine occupancy; 4. Enclosed rooftop mechanical levels not for general or routine occupancy; and, ' echanicaU ower.buildugs/facilittes;inc ug<,cogenon_,facities, Emergenc Room: a service and facility designed to provide acute emergency medical services for possible life threatening situations. Fast Aid: low acuity medical treatment *for non -life threatening situations. - General Plan: the General Plan of the City of Newport Beach and all elements thereof. Grade: for the purpose of determining building height: ` 1. Finished - the ground level elevation which exists after any grading or other site preparation related to, or to be incorporated into, a proposed new development or alteration of existing developments. (Grades may be worked into buildings to allow for subterranean parking). 2. Natural - the elevation of the ground surface in its natural state before man-made alterations. 3. Existing - ' the current elevation of ground surface. Inpatient Uses: hospital patient services which require overnight stay. Landscape Area: the landscape area shall include on -site walks, plazas, water, rooftop landscaping and all other areas not devoted to building footprints or vehicular parking and drive surfaces. Mean Sea Level: a reference or datum mark measuring land elevation using the average level of the ocean between high and* low tides. Outpatient Uses: hospital patient services which do not require overnight stay. Residential Care: medically -oriented residential units that do not require the acuity level generally associated with inpatient services but require overnight stays. Site Area: for the purpose of determining development area: 1. Gross — parcel area prior to dedications. 2. Net — parcel area after dedications. Special Landscaped Street: West Coast Highway is designated as a special landscaped street, containing special landscape requirements. Streets: reference to all streets or rights -of -way within this ordinance shall mean dedicated vehicular rights -of -way. III-2 IV. DEVELOPMENT PLAN Project Characteristics The Upper Campus of Hoag Hospital is located on a triangular site of approximately 17.57 acres and is bounded by Newport Boulevard to the east, Hospital Road to the north and existing residential developments (the Versailles and Villa Balboa/Seafaire condominiums) to the west. The Lower Campus is located north of West Coast 'Highway, south of the Versailles and Villa Balboa/Seafaire Condominiums, west of Newport Boulevard and east of Superior Avenue. It contains approximately 20.41 acreas and adjoins the Upper Campus at its eastern boundary. The Upper Campus is, and will continue io be, oriented towards inpatient functions, while the Lower Campus will be developed will predominantly outpatient, residential care and support services. Development Plan The Planned Community Development Plan for Hoag Hospital is shown on Exhibit 1. From 1990 -to 2015, many of the existing buildings shown on the Development Plan for the Upper Campus may be redeveloped in order to functionally respond to the needs of the Hospital and conform to the requirements of State agencies. The Development Plan includes a 0.8-acre view park adjacent to the bike trail between the Lower Campus and the Villa. Balboa/Seafaire Condominiums. This view park includes a twenty -foot -wide linear park area adjacent to the bike path (approximately 0.5 acres) and a consolidated view park at the westerly edge of the property (approximately 0.3 acres). A bike trail connection is also provided between the existing bike trails at the northern and southern boundaries of the Lower Campus. Access to the Lower Campus will be from West Coast Highway and y om Superior Avenue, as well as from Hospital Road, via -the Upper Campus. Exhibit 2 shows the internal circulation for Hoag Hospital. The Development Plan does not specify building locations or specific hospital related uses. Instead, a developable area is identified based on the regulations established for this Planned Community District. Because of the dynamic nature of the health care industry which leads to rapid technological changes that effect how health care services are delivered, the Development Plan for Hoag Hospital sets development caps as a function of allowable densities established by the Newport Beach General Plan. The statistical analysis (Table 1) provides a summary of a potential development profile for Hoag Hospital. In order to provide flexibility for the hospital to respond to changes in the health care industry, while at the same time ensuring that trip generation restrictions are adhered to and the overall development cap is not exceeded, this Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical I V-1 analysis. For example, if changing hospital needs necessitate the development of additional outpatient uses, this development would be allowed, consistent with the Development Plan, as long as the corresponding adjustment in square footage and trip generation for another use were to occur. This Development Plan allows Hoag Hospital to adjust the development profile provided in the statistical analysis (Table 1) as long as the development limit (i.e., square feet) or the,' trip generation limit for the peak period (as identified in the Environmental Impact Report) established within each phase of development is not exceeded. dditaonally,;the;statistical;analysis identifie ,th�era ility�to,trannsfer pp,,tt *2225 000 sgnq ;ety of development from the" -'Lower Campus tom the�aUpper�Campus *suJectw to-. mtovedttraffic studv. 11, Adjustments to the Development Plan may be allowed if the total square footage or trip generation allowed in the current phase of development is exceeded, if the total development or trip generation allowed under the Development Plan is not exceeded. IV-2 LEGEND PRIMARY ACCESS (SIONAUZtD) SECONDARY ACCESS SERVICE ACCESS PUBLIC CIRCULATION STAFF I SERVICE CIRCULATION --T ip C? X If co"T I R VEHICULAR ACCESS EXHIBIT 2 HOAG. MEMORIAL HOSPITAL. PRESBYTERIAN. aV � fio 44 Table 1 STATISTICAL ANALYSIS ,Use Existing (including Phase I and a nortion of Phase II): Entitlement Square Feet Cancer Center 65,000 Child Care Center 7,800 Conference Center 91,134 .Cogeneration Building 0 Subtotal: I i 163,2934 Thase H. (remaining): EFuture Phases (1): 68,000 352,777 Total Lower Campus (2) 58011 F S UPPER CAMPUS zistin ° ficludin 'i:Phase l and a portion. of Phase Wesf Towerand:associated:uses' ' as.480;000; - 4990. �,M—Waiti mer end "Generator�Addition ' - .4802'. EasttTovwer: and associated .uses (3) _ 205 942' (James-Irv'n6 Ex ansion �- :800; Subtotal;, j 696,984, Phase II (rema"uiing) 68 3651. tore Plisses: ' XotaWppelr Campus: O 765,349 ; 1: GRAND: TOTAL 1,350,,060' (1) Includes development on 30400t-wide easement adjacent to Superior Avenue parking lot and'Low`er Campus'owned by.'Hoag Hospital �(i:e., 6,822 square feet of development based on .65 FAR) M ` .(2) Up to225,'000 square, feet of -development on -the Lower Campus maybe transferred to' the tipper Campui; based orn:.tbe, findings Y Pof a traffic study' (3).Net of demolidon-associaied witti Building construction 'OV •` {^� E(4) Based on dev6lopniefiitallowed under.the General Plan at a floorarea iatio of for the I:ower. Campus and 1.0 for the Upper.. Campus; excluding`I:owerCampus to UpperCampus square footage,ttansfer(s)r' Buildingbulk limitations apply to the Lower Carnpus only. Lower•Campus bdilding bulk is 0.90 for -all structuris:which includes above grade covered parking. IV-5 V. DISTRICT REGULATIONS The following regulations apply to all development within the Hoag Hospital Planned Community. The individual uses listed under the five permitted use categories is not an exhaustive list. Other hospital -related uses which fit into the five permitted use categories are allowed by definition. Prior to the issuance of a building permit, plot plans, elevations and any other such documents deemed necessary by the Planning, Building and Public Works Departments shall be submitted for the review and approval of the Planning, Building and Public Works Departments. A. Permitted Uses 1. Lower Campus a) Hospital facilities, including, but not limited to: i. Outpatient services: • Antepartum Testing • Cancer Center • Skilled Nursing • Rehabilitation • Conditioning • Surgery Center • Clinical Center • Day Hospital • Back and Neck Center • Biofeedback • Brest Imaging Center • CT Scan • Dialysis • EEG/EMG/NICE Laboratory • First Aid -Center • Fertility Services • G. I. Laboratory • Laboratory • Magnetic Resonance Imaging • Nuclear Medicine • Occupational Therapy • Pediatrics • Pharmacy • Physical Therapy V-1 • Pulmonary Services • Radiation Therapy • Radiology • Respiratory Therapy • Sleep Disorder Center • Speech Therapy • Ultrasound ii. Administration • Admitting • Auxiliary Office • Business Offices • Information • Registration • Patient Relations • Social Services Support Services • Employee Child Care • Health Education • Power/Mechanical/Auxiliary Support and Storage • Food Services • Cashier • Chapel/Chaplaincy Services • Conference Center • Dietitian • Gift Shop • Laboratory • Medical Library • Medical Records • Pharmacy • Engineering/Maintenance • Shipping/Receiving • Microwave, Satellite, and Other Communication Facilities iv.. _ Residential Care • Substance Abuse •° Mental Health Services • Extended Care • Hospice Care V-2 • Self or Minimal Care • Congregate Care V. Medical/Support Offices b) Methane gas flare burner, collection wells and associated system. c) Accessory uses normally incidental to hospital development. d) Temporary structures and uses, including modular buildings. 2. Upper Campus a) Hospital facilities, including, but not limited to: i. Inpatient uses: • Critical Care • Emergency Care Unit • Birth Suites • Cardiology • Cardiac Care Unit • Intensive Care Unit • Moth/Baby Unit • Surgery/Waiting Rooms • Radiology • Laboratory • Pharmacy ii. Outpatient services as allowed on the Lower Campus iii. Administrative uses as allowed on the Lower Campus iv. Support services as allowed on the Lower Campus V. Residential care as allowed on the Lower Campus vi. Heliport (subject to Conditional Use Permit) b) Accessory uses normally incidental to hospital development. c) Temporary structures and uses, including modular buildings. V-3 B. Prohibited Uses 1. Lower Campus a) Emergency Room b) Heliport c) Conversion of mechanical, structural or utility spaces to uses that allow general or routine occupancy. 2. Upper Campus a) Conversion of mechanical, structural or utility spaces to uses that allow general or routine occupancy. C. Maximum Building Height The maximum building height of all buildings shall be in accordance with Exhibit 3 which establishes the following height zones: 1. Upper Campus Tower Zone — maximum building height not to exceed the existing tower (235 feet above mean sea level). 2. Upper Campus Midrise Zone — maximum building height not to exceed 140 feet above mean sea level. 3. Upper Campus Parking Zone — maximum building height not to exceed 80 feet above mean sea level, exclusive of elevator tower. 4. Lower Campus Zone, Sub -Areas A, B, C, F and G — within each sub -area, no building shall exceed the height of the existing slope and conform to the range of maximum building heights indicated on the development criteria Exhibit 3. 5. Lower Campus Zone, Sub -Areas D and E — maximum building height shall not exceed the height of the existing Cancer Center (57.5 feet above mean sea level). D. trucfur Setbacks Setbacks for the Hoag Hospital Planned Community are shown on Exhibit 3. V-4 1. Setbacks will be provided along property boundaries adjacent to the Villa Balboa/Seafaire Condominiums, as defined below: a) Upper Campus western boundary setback shall be the prolongation of the westerly edge of the existing cafeteria/laboratory building to the points of intersection with the easterly curb line of the existing service drive, then continuing along said line of the existing service drive. b) Lower Campus northerly boundary, all of which will have a 20' minimum building setback. V-5 2. The setback along West Coast Highway easterly of the Hospital entry signal shall be 15 feet. In addition, vertical articulation shall be required for buildings easterly of the signal within 150 feet of the West Coast Highway frontage, as follows: Is'Floor: Up to 18 feet in height no additional articulation is required. If the first floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2"d Floor. 2"d Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2"d Floor setback of 20 feet. 3rd Floor: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd Floor and above setback of 25 feet. The setback on West Coast Highway westerly of the Hospital entry signal shall be 45 feet. In addition, vertical articulation shall be required for buildings westerly of the signal for buildings within 150 feet of the West Coast highway frontage, as follows: 1" Floor: Up to 18 feet in height, no additional articulation is required. If the 1st Floor exceeds 18 feet in height, it shall be subject to the articulation requirements of the 2"d Floor. 2"d Floor (up to 32' in height): A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 2"d Floor setback of 55 feet. 3rd Floor and above: A minimum of 20% of the building frontage shall be articulated in such a manner as to result in an average 3rd Floor and above setback of 65 feet. In order to avoid any future structures in this area (within 150 feet of West Coast Highway) from presenting an unacceptable linear mass, no single structure shall be greater than 250 linear feet in width. Additionally, 20% of the linear frontage within 150 feet of West Coast Highway shall be open and unoccupied by buildings. V-7 Ten percent of the linear frontage of height zones A and B as viewed from the existing bicycle/pedestrian trail, exclusive of that area adjacent to the consolidated portion of the view park, shall be maintained as view corridors between buildings. These requirements may be altered for individual buildings, if requested by the hospital, through the site plan review process described in Section IX. 3. There will be no building setbacks along the boundary with CalTrans east property at Superior Avenue and West Coast Highway. 4. A 20-foot setback from property line shall be provided along Newport Boulevard from Hospital Road to a point 600 feet south; a 25-foot setback from property line shall be provided along the remainder of Newport Boulevard and along the Newport Boulevard/West Coast Highway Interchange. 5. A ten (10) foot building setback from the property line shall be provided along Hospital Road. E. Li htin The lighting systems shall be designed and maintained in such a manner as to conceal the light source and to minimize light spillage and glare to the adjacent residential uses. The plans shall be prepared and signed by a licensed Electrical Engineer. F. Roof Treatment Prior to issuance of building permits, the project sponsor shall submit plans which illustrate that major mechanical equipment will not be located on the roof.of any structure on the Lower Campus. Rather, such buildings will have clean rooftops. Minor rooftop equipment necessary for operating purposes will comply with all building height criteria, and shall be concealed and screened to blend into the building roof using materials compatible with roofing materials. G. Signs All signs shall be as specified under the Hoag Hospital Sign Program, Part VI. H. Parkin All parking shall be as specified in Part VII, Hoag Hospital Parking Regulations. V-8 I. Landscape All landscaping shall be as specified in the Hoag Hospital Landscape Regulations, Part VIII. J. Mechanical and Trash Enclosures Prior to issuance of a building permit, the project sponsor shall submit plans to the City Planning Department which illustrate that all mechanical equipment and trash areas will be screened from public streets, alleys and adjoining properties. K. Internal Circulation 1. Prior to issuance of a grading permit for any of the proposed Master Plan facilities, the project sponsor shall implement a pilot program that controls usage of the Upper and Lower Campus service roads during non -working hours. Such controls ni-ay include requesting that the majority of vendors deliver products (other than emergency products) during working hours (i.e., 7:00 a.m. to 8:00 p.m.); signage to restrict use of the road by Hospital employees, physicians, patients and visitors during non -working hours; and other methods to restrict use. The Hospital will also request that vendors not deliver (i.e., scheduled and routine deliveries) on the weekends. This restriction specifically applies to scheduled and routine deliveries. The result of this program will be submitted to the City prior to the issuance of the grading permit. If such results indicate that such controls do not significantly impact the operations of the Hospital, and provided that requests for specified vendor delivery times is consistent with future Air Quality Management Plan procedures, the City may require that the program be implemented as Hospital policy. If operational impacts are significant, other mitigation measures will be investigated -at that time to reduce service road impacts to the adjacent residential units. 2. The Lower Campus service road shall include provisions for controlled access to limit usage to physicians and staff, and service vehicles. L. Loading Dock Within one year from the date of final approval of the Planned Community District Regulations and Development Plan by the California Coastal Commission, as an interim measure, the project sponsor shall implement an acoustical and/or landscape V-9 screen to provide a visual screen from and reduce noise to adjacent residences from the loading dock area. The design process for the Critical Care Surgery Addition shall include an architectural and acoustical study to insure the inclusion of optimal acoustical screening of the loading dock area by that addition. Subsequent to the construction of the Critical Care Surgery Addition, an additional acoustical study shall be conducted to assess the sound attenuation achieved by that addition. If no significant sound attenuation is achieved, the Hospital shall submit an architectural and acoustical study assessing the feasibility and sound attenuation implications of enclosing the loading dock area. If enclosure is determined to be physically feasible and effective in reducing noise impacts along the service access road, enclosure shall be required. Any enclosure required pursuant to this requirement may encroach into any required setback upon the review and approval of a Modification as set forth in Chapter 20.81 of the Newport Beach Municipal Code. V-10 VI. HOAG HOSPITAL SIGN PROGRAM A. Purpose and Intent 1. The purpose of the Sign Program is to provide adequate, consistent and aesthetically pleasing on -building wall and ground -mounted signage based upon the provisions set forth by the City of Newport Beach Sign Ordinance and the information signage requirements of Hoag Hospital. 2. The intent of this Sign Program is to produce uniform standards for Hoag Hospital. B. General Sign Standards 1. All signs visible at the exterior of any building or facility of the Hospital, ground mounted or on -building, may be illuminated or non -illuminated, depending upon the need. Illumination method may be by external or internal source. No sign shall be constructed or installed to rotate, gyrate, blink or move, nor create the illusion of motion, in any fashion. 2. All signs attached to building or facility exteriors shall be flush or surface mounted as is appropriate to the architectural design features of said building or facility. 3. All signs together with the entirety of their supports, braces, guys, anchors, attachments and decor shall be properly maintained, legible, functional and safe with regard ' to appearance, structural integrity and electrical service. 4. All street signs shall be subject to review and approval of the City Traffic Engineer, and shall be in compliance with Ordinance 110-L. C. Number of Signs Allowed One (1) double-faced primary identification ground -mounted sign or two single -faced gateway entry signs shall be allowed per street frontage. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Total maximum- signage area shall not exceed two hundred (200) square feet and shall not exceed ten (10) feet in height per sign and street frontage. This sign may occur as a wall sign, to be located upon a project boundary perimeter way, subject to VI-1 the same number and area maximums described above. This sign may also occur as part of an entry gateway system. 2. Secondary identification signs shall be allowed. This sign type shall not exceed a maximum height of 48" average height above finished grade. In the case of a sign occurring upon a slope, the average height shall be established by measuring the sign height at the mid -point of the sign length perpendicular to the slope direction. Maximum sign area shall not exceed thirty-five (35) square feet. This sign may occur as a wall sign to be located- upon a project boundary perimeter wall, subject -to the same number and maximums described above. 3. Vehicular and pedestrian directional signs shall be allowed. This sign type may occur as a single -faced or double-faced sign. This sign type shall occur either with the sign suspended between two upright support(s) having the same depth (thickness) as the sign cabinet described above or using a.single decorative support or a.monolith base ,that is consistent, with _. -- the -design : of :the si Face itself.' 4. Hospital identification signs shall be allowed upon Hospital parapets, one (1) at each elevation. The elevation facing west (Villa Balboa property line) may not be illuminated. 5. On the Lower Campus, one (1) building -mounted identification sign will be allowed per structure and shall not be placed so as to directly face the Villa Balboa/Seafaire property. Such signs will be no higher than the roof line of the building upon which they are mounted. VI-2 VII. HOAG HOSPITAL PARKING REGULATIONS A. General 1. Off-street parking for Hoag Hospital shall be provided on -site. Parking may be on surface lots, subterranean or in parking structures. 2. The design and layout of all parking areas shall be subject to the review and. approval of the City -Traffic Engineer and the Public Works Department. 3. Parking lot lighting shall be developed in accordance with City standards and shall be designed in a manner which minimizes impacts on adjacent land uses. Nighttime lighting shall be limited to that necessary for security and shielded down from any adjacent residential area. The plans shall be prepared and signed by a licensed electrical engineer, with a letter from the engineer stating that the requirements have been ' met. The lighting plan shall be subject to. review and approval of the City Planning Department. B. Requirements for Offstreet Parking Parking requirements for specific sites shall be based upon the parking criteria established in Table 2. All parking shall be determined based upon building type and the area allotted to the following functions. Any area which is calculated as part of the total floor area limitation shall be included in the gross floor area to determine the parking requirement. VII-1 Use Category Outpatient Services (1) Support Services (1) (3) Administrative (1) Residential Care (2) Medical Office (2) Inpatient (1) Table 2 PARKING REQUIREMEMENTS Parking Requirements 2.31 spaces/1,000 square feet 0.0 spaces/1,000 square feet 5.3 spaces/1,000 square feet 1.00 spa6e/1,000 square feet 4.0 spaces/1,000 square feet 2.35 spaces/1,000 square feet (1) Parking factor determined based on Traffic Study 2001-002, approved by Planning Commission Resolution No. 1542. (2) Parking factor based on DKS Associates traffic study, May 1987. (3) Support Services generates parking demand that is already accounted for in one of the other use categories (see Traffic Study 2001-002). VII-2 VIII. HOAG HOSPITAL LANDSCAPE REGULATIONS A. General 1. Detailed landscape and irrigation plans, prepared by a registered Architect or under the direction of a Landscape Architect, shall be reviewed by the Planning and Parks, Beaches and Recreation Departments and approved by the Public Works Department prior to issuance of a building permit and installed prior to issuance of Certificate of Use and Occupancy. The Landscape Plan may include a concept for the roofs and the parking structures. Trees shall not be used, but a planter box or trellis system Ohio May, be designed to provide visual relief of parking structures. All o�" ofto r to of parki!gj structure landscaping shall conform to the building height limits established in this text. 2. Parking lot trees shall be no less than fifteen (15) gallon size. 3. Shrubs to be planted in containers shall not be less than one (1) gallon size. Ground covers will be planted from (1) gallon containers or from root cuttings. 4. Every effort should be made to avoid using plants with invasive and shallow root systems. 5. Earth berm shall be rounded and natural in character, designed to obscure automobiles and to add interest to the site. Wheel stops shall be so placed that damage to trees, irrigation units and shrubs is avoided. 6. Trees in parking lots should be limited in variety. Selection should be repeated to give continuity. Regular spacing is not required and irregular groupings may add interest. Care should be exercised to allow plants to grow and maintain their ultimate size without restriction. 7. Heavy emphasis shall be placed on the use of drought -resistant native and naturalized vegetation and the use of an irrigation system designed to avoid surface runoff and over -watering. B. Maintenance 1. All planting areas are to be kept free of weeds and debris. VIII-1 2. Lawn and ground covers are to be kept trimmed and/or mowed regularly. 3. All plantings are to be kept in a healthy -and growing condition. Fertilization, cultivation and tree pruning are to be carried out as part of regular maintenance. 4. Irrigation systems are to be kept in working condition. Adjustment and cleaning of system should be part of regular maintenance. 5. Stakes, guys and ties on trees should be checked regularly for correct function; ties to be adjusted to avoid creating abrasions or girdling to the stems. 6. Damage to plants created by vandalism, automobile or acts of nature shall be corrected within thirty (30) days. C. Special Landscaped Street West Coast Highway is designated in the Hoag Hospital Planned Community as a special landscaped street. A 15' building setback from right-of-way/property line is required along West Coast Highway. Only driveways, parking and signage are allowed in the setback area. Parking areas shall be screened from view of West Coast Highway with landscaped berms. Landscaping along West Coast Highway shall consist of trees, ground cover and shrubbery. All unpaved areas not utilized fore parking or circulation shall be landscaped in a similar manner. Tree size to be no less than twenty-four (24) inch box. D. Villa Balboa Landscape Zone The area between the Villa Balboa/Hoag .property line and the loading dock service access road shall be landscaped except for any driveway, walkway, or other hardscape elements in said area. The purpose of the landscaping will be to screen and buffer residential units from Hospital activities. E. Parking Areas. A minimum of 5% of the surface parking areas shall be devoted to planting areas. Planting areas around buildings shall not be included in parking area. Planting of trees may be in groups and need not necessarily be in regular spacing. Alternative landscape programs may be developed, including perimeter parking area landscaping, berming and depressing of parking areas. Alternative landscape programs shall be subject to the VIII-2 review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. A rooftop landscaping program may be developed for parking structures and shall be subject to review of the Parks, Beaches and Recreation Department and the approval of the Planning and Public Works Departments. Rooftop landscaping shall conform to height restrictions. VIII-3 IX. SITE PLAN REVIEW A. Purpose The City Council finds that development on the West Coast Highway frontage of the Lower Campus of Hoag Hospital may have the potential to affect the aesthetics of the West Newport area as viewed from surrounding arterial roads. the effect of this section is to establish a Site Plan Review requirement by the Planning Commission for certain individual projects which are proposed by the Hospital to differ from the setback, and horizontal and vertical articulation requirements as set forth in Section V.D.2 to insure that these projects conform with the objectives of the General Plan and the Master Plan for Hoag Hospital. B. Findings The City finds, determines and -declares that the establishment of Site Plan Review procedures contained in this section promotes the health, safety and general welfare of the community by ensuring that the development of Hoag Hospital proceeds in a manner which will not result • in inadequate and poorly planned landscape areas, excessive building bulk on arterial roadways, inappropriate placement of structures and impairment of the benefits of occupancy and use of existing properties in the area. C. Application Site Plan Review approval shall be obtained prior to issuance of a grading or building permit for any new structures or the addition to an existing structure which does not conform to the provisions of Section V.D.2. D. Plans and Diagrams to be Submitted The following plans and diagrams shall be submitted to the Planning Commission for approval: 1. A plot _plan, drawn to scale, showing the arrangement of buildings, driveways, pedestrian ways, off-street parking and off-street loading areas, landscaped areas, signs, fences and walks. The plot plan shall show the location of entrances and exits, and the direction of traffic flow into and out of off-street parking and loading areas, the location of each parking space and loading space, and areas for turning and maneuvering vehicles. The plot plan shall indicate how utility and drainage are to be provided. IX-1 2. A landscape plan, drawn to scale, showing the locations of existing trees proposed to be removed and proposed to be retained; and indicating the amount, type and location of landscaped areas, planting beds and plant materials with adequate provisions for irrigation. 3. Grading plans when necessary to ensure development properly related to the site and to surrounding properties and structures. 4. Scale drawings of exterior lighting showing size, location, materials, intensity and relationship to adjacent streets and properties. 5. Architectural drawings, renderings or sketches, drawn to scale, showing all elevations of the proposed building(s) and structure(s) as they will appear upon completion. 6. Any other plans, diagrams, drawings or additional information necessary to adequately consider the proposed development and to determine compliance with the purposes of this chapter. E. Fees The applicant shall pay a fee as established by Resolution of the City Council to the City with each application for Site Plan Review under this chapter. F. Standards In addition to the general purposes set forth in sub -section B, in order to carry. out the purposes of this chapter as established by said section, the Site Plan Review procedures established by this Section shall be applied according to and in compliance with the following standards, when applicable: 1. The development is in compliance with all other provisions of the Planned Community Development Criteria and District Regulations (P-C Text); 2. Development shall be compatible with the character of the neighborhood and surrounding sites and shall not be detrimental to the orderly and harmonious development of the surroundings and of the City; 3. Development shall be sited and designed to maximize the aesthetic quality of the project as viewed from surrounding roadways and properties, with special consideration given to the mass and bulk of buildings and the streetscape on West Coast Highway; 10.1 4. Site plan and layout of buildings, parking areas, pedestrian and vehicular accessways, landscaping and other site features shall give proper consideration to functional aspects of site development. G. Public Hearing — Required Notice A public hearing shall be held on all Site Plan Review applications. Notice of such hearing shall be mailed not less than ten (10) days before the hearing date, postage prepaid, using addresses from the latest equalized assessment roll or, alternatively, from such other records as contain more recent addresses, to owners of property within a radius of three hundred (300) feet of the exterior boundaries of the subject property. It shall be the responsibility of the applicant to obtain and provide to the City the names and addresses of owners as required by this Section. In addition to the mailed notice, such hearings shall be posted in not less than two conspicuous places on or close to the property at least ten (10) days prior to the hearing. H. Action by the Planning Commission If all applicable standards established by this Section are met, the Planning Commission shall approve the development. Conditions may be applied when the proposed development does not comply with applicable standards and shall be such as to be bring said development into conformity. If the development is disapproved, the Commission shall specify the standard or standards that are not met. A Site Plan Review decision of the Planning Commission shall be subject to review by the City Council either by appeal, or upon its own motion, or upon the request of the Commission. The action of the Commission on any Site Plan Review shall be final and effective twenty-one (21) days following the Commission action thereon unless, within the twenty-one (21) day appeal period, an appeal in writing has been filed by the applicant, or any other person, the Commission has requested a review of its decision, or unless the City Council, not more than twenty-one (21) days after the Commission action, on its own motion, elects to review and act on the action of the Commission, unless the applicant consents to an extension of time. The City Council may affirm, reverse or modify the decision. Such action by the City Council shall be final. I. Appeal to the City Council Any Site Plan Review decision of the Commission may be appealed to the City Council by the applicant or any other person, at any time within twenty-one (21) days after the date of the Commission decision. An appeal to the City Council shall be taken by filing a letter of appeal in duplicate, with the Planning Department. Such letter shall set forth the IX-3 grounds upon which the appeal is based and shall be accompanied by a fee as established by Resolution of the City Council. J. Action by the City Council Any appeal shall be heard and acted on by the City Council, and the City Council may affirm, reverse or modify the decision of the Commission. The decision of the City Council is final. K. Expiration and Revocation of Site Plan Review Approvals Expiration. Any Site Plan Review granted in accordance with the terms of this Title shall expire within 24 months from the date of approval if a building permit has not been issued prior to the expiration date and subsequently construction is diligently pursued until completion, unless at the time of approval the Planning Commission has specified a different period of time. 2. Violation of Terms. Any Site Plan Review granted in accordance with the terms of this Title may be revoked if any of the conditions or terms of such Site Plan Review are violated or if any law or ordinance is violated in connection therewith. 3. Hearing. The Planning Commission shall hold a hearing on any proposed revocation after giving written notice to the permittee at least ten (10) days prior to the hearing, and shall submit its recommendations to the City Council. The City Council shall act thereon within sixty (60) days after receipt of the recommendation of the Planning Commission. IX-4