HomeMy WebLinkAbout0_Cover_Letter_Project_StatusHoag Memorial
Hospital Presbyterian
Master Plan
Development Agreement
Annual Review
March 28, 2011 thru March 1, 20U
Prepared by
GOVERNMENT
SOLUTIONS
1 SAN JOAQUIN PLAZA, SUITE 230
NEWPORT BEACH, CA 92660
(949) 717-7943 • (949) 717-7942, FAX
WWW.GOVSOL.COM
Hoag Development Agreement
4th Annual Review
March 28, 2011 - March 1, 2012
Table of Contents
• Cover Letter
• Project Status Report
Acoustical Measurement Program Test Report 1
CoGen Weather Plume Reports (disc) 2
See attached for printed lower campus reports
Landscaping Photos 3
hoag
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
One Hoag Drive, PO Box 6100
Newport Beach, CA 92658-6100
March 9, 2012
Mr. Jim Campbell
Principal Planner
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92658-8915
RE: Hoag Hospital - Development Agreement 4th Annual Review
Dear Mr. Campbell:
Please find attached the required documentation to demonstrate Hoag's compliance
with the Development Agreement between Hoag Hospital and the City of Newport
Beach. As you are aware, this Development Agreement was adopted by the City
Council on April 22, 2008 by Ordinance No.2008-10 and is known as the
Amendment to Restated Development Agreement No. 5.
Per Section 5.2 of the Development Agreement, "The Annual Review shall be
conducted at a public hearing noticed in accordance with the provisions of Chapter
15.45 of the Newport Beach Municipal Code. Annual reviews should be scheduled in
April of each year." It is our understanding based on discussions with city staff, that
we will be scheduled for the April 10th, 2012 City Council hearing per the above
noted requirement.
The enclosed Project Status Update is for the period of time from March 28, 2011
through March 1, 2012.
Sincerely,
Mr. Sanford Smith
Senior Vice President
Real Estate and Facilities
Enclosure
Hoag Hospital Newport Beach
One Hoag Drive
Newport Beach, CA 92663
Hoag Hospital Irvine
16200 Sand Canyon Avenue
Irvine, CA 92618
www.hoag.org
Project Status Report
March 28, 2011 Thru March 1, 2012
Fourth Annual Review of the Development Agreement
Between the City of Newport Beach
And Hoag Memorial Hospital Presbyterian
Introduction & Overview
On April 22, 2008, the City of Newport Beach ("City") approved an
amended Development Agreement between the city of Newport Beach and
Hoag Memorial Hospital Presbyterian ("Hoag") which is known as the
"Amendment to the Restated Development Agreement No. 5". This
Amended Development Agreement was adopted by Ordinance No. 2oo8-io
on May 13, 2oo8.
Per Section 5.2 of the Amended Development Agreement:
"The Annual Review shall be conducted at a public hearing noticed in
accordance with the provisions of Chapter 15.45 of the Newport
Beach Municipal Code. Annual Reviews should be scheduled in April
of each year."
This Amended Development Agreement was part of Hoag's Master Plan
Update which included revised Development Agreement provisions, a
revised Planned Community Text ("PC Text") and associated standards,
and certification of the Supplemental Environmental Impact Report
("SEIR") with mitigation measures.
The Supplemental Environmental Impact Report (SCH No. 1991071003)
was certified by adoption of City Council Resolution No. 2oo8-27. As part
of the SEIR adoption, a Mitigation Monitoring & Reporting Program was
required which shall be utilized as the basis for the Development
Agreement Updates as it relates to mitigation measures.
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For the purposes of this Development Agreement update, and those
subsequent annual updates, this update shall serve as the Fourth Annual
Review for the Amendment to the Restated Development Agreement No 5.
Project Status for the Fourth Development Agreement Annual
Review
As will be described in detail below, over the last year, Hoag has made a
diligent, good faith effort to complete as many of the mitigation measures
and associated requirements for both the Development Agreement &
Planned Community Text as required in this timeframe.
Development Agreement Specific Terms & Obligations
In the separate terms of the Development Agreement requirements (not
found in either Mitigation Measures or PC Requirements), the following
have been completed:
11. Section 5.4
"5.4 Mitigation Review - The annual review shall include a
detailed report of compliance with the various conditions and
mitigation measures contained with the mitigation monitoring plan.
The report shall also include a noise regulation compliance
assessment that includes noise measurements prepared by a qualified
noise consultant on a yearly basis. The noise assessment shall identify
noise regulation compliance issues and recommended measures to
abate any noncompliance. The report shall include an analysis of the
view impacts of buildings constructed in comparison to the
anticipated views depicted in the EIR. Hoag shall be found in
compliance with this Agreement unless the City Council determines,
based upon evidence presented at the Annual Review, that Hoag has
not complied with all mitigation measures and conditions including
those imposed as a result of subsequent environmental analysis,
applicable to the grading of, or building on, the Property as of the
date of the Annual Review. Hoag shall pay the City administrative
costs incurred in conducting Annual Reviews. Hoag shall reimburse
the City for costs incurred by the City associated with Fluor
Enterprises' review of the cogeneration plant during the 2008 Annual
Review."
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Hoag has complied with this section of the Amended Development
Agreement with the submittal of this detailed report which demonstrates
good faith compliance with the various conditions and mitigation measures
contained within the mitigation monitoring plan, as noted below.
Additionally, Hoag has complied with noise regulation compliance
assessment. A noise analysis was performed by RS Acoustics on February
17, 2012 which demonstrates complete compliance with the noise standards
in all locations. (Attachment i)
No view analysis was necessary in this annual Development Agreement
review, as only interior remodels have occurred and no new additions have
occurred on the Hoag campus during this timeframe.
Construction activities related to the Emergency Department expansion at
the Upper Campus from 3o existing treatment rooms to 59 new treatment
rooms is ongoing and targeted for final completion by September 2012.
Currently the project has 38 completed new rooms that are licensed and in
full utilization. A new separate patient drop canopy and walk-in entrance as
well as expanded Radiology imaging services was completed in the spring of
2011.
15. New Section 8.4 - Sunset View Park Improvements
"8.4 Hoag shall reimburse the City up to $150,00o for installation of
groundcover, shrubs, and irrigation systems with the unimproved
portion of Sunset View Park and Superior Avenue, approximately
20,50o sq ft in area, located northerly of the cogeneration building.
Reimbursement to the City shall be within 3o days of Hoag receiving
an invoice from the City."
The City has not moved forward with this project during this time period,
and therefore has not requested a reimbursement for park improvements
from Hoag.
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16. New Section 8.5 - Cogeneration Plant Energy
Curtailment
"8.5 Hoag shall install a weather station capable of identifying
ambient conditions necessary in documenting cogeneration plant and
cooling tower operations. The weather station shall be tied into the
cogeneration plant controls in order to maximize automatic responses
to prevailing weather conditions, assisting in managing the operation
changes and load shifting, as well as to provide periodic reports on
plant operations.
Hoag shall not construct or erect additional cooling towers within the
Hoag Lower Campus.
Hoag shall reduce the effective heat rejection by 33% at the existing
cooling towers and such reduction shall be measured from a baseline
(to be measured at the cooling towers) of operating three existing
generators and absorption chiller at i00% of design capacity.
This reduced capacity operation shall be implemented daily between
November 1st and April 3oth, between the hours of 7:0o AM and 7:00
PM when the relative humidity is equal to or less than 55 degrees
Fahrenheit."
Hoag has complied with all requirements regarding the Cogeneration Plant
Energy Curtailment and has attached a letter from Hoag's chief engineer of
record, Michael Trzepacz, P.E. which certifies the plant has been operated
in accordance with the curtailment requirements. Monthly Cogeneration
Plant Reports for the months of October 1, 2011 thru February 29, 2012 are
attached for your review. (Attachment 2)
Mitigation Measures and PC Text Requirements
In that no new major construction or additions has occurred over the last
year, Hoag's focus has been to fulfill the requirements that were oriented to
noise and aesthetics and that were required to be completed or are in
progress in this Development Agreement annual review time period. For
your reference, the relevant mitigation measures and PC Text requirements
are attached in the order they are addressed below.
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Mitigation Measure 3.4-9 Cogeneration Plant Noise
As noted above, Hoag has complied with all noise standards and an annual
noise analysis was performed by RS Acoustics on February 17, 2012, which
concludes that (page 17) the Cogeneration Plant's operations comply with
the noise standards. (Attachment i)
Noise — West Hoag Drive
Mitigation Measure: PDF 3.4-1— Villa Balboa Window
Installation
In August, 2010, Hoag fulfilled its obligation under this mitigation measure
by depositing a check in the amount of $499,142.00, into an escrow
account at a financial institution established by the Villa Balboa
Community Association. These funds were used to pay for construction of
the windows/sliding glass door upgrades for the eligible Villa Balboa
condominiums. The installation of the windows/sliding glass doors has
been completed and fully paid for. This mitigation measure has been
satisfied.
Mitigation Measure: PDF 3.4-2 — Sound Wall
Construction of the 471 linear foot sound wall which commenced in
October, 2009 is now complete. On January 19, 2010, the sound wall
received final Certificate of Occupancy permits from the City of Newport
Beach. All data on the sound wall was included in the 2011 DA Update.
Mitigation Measure 3.4-5 - Loading Dock Sound Absorption
Panels
"Sound absorption panels on the east wall of the loading dock shall be
installed. Approximately 45o square feet of absorptive panels shall be
used to cover major portions of the back wall of the loading dock area.
The Noise -Foil panels by Industrial Acoustics or a panel with
equivalent or better sound rating shall be used."
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Noise Foil Sound Panels of approximately 65o square feet have been
permitted and fully installed. This mitigation measure has been fully
complied with and required data was included in the 2011 DA Update.
Mitigation Measure 3.4-6 — Relocation of the Trash Compactor
"The trash compactor shall be relocated within the loading dock. The
trash compactor and baler shall be enclosed in a three -side structure.
The walls shall be concrete block or similar masonry construction.
The roof shall be lightweight concrete roof or a plywood surface with
concrete tiles; a built-up roof with 5'5" of insulation on the inside
would be an acceptable alternative. The open side shall face away
from residents. Doors may be on the side of the enclosure facing the
residents, but must be closed when the baler or compactor are
operating. The compactor and baler should only be operated between
the hours of 7:0o AM and 7:oo PM."
The trash compactor/sanitizer has been enclosed on the north and south
sides with an exterior metal panel system. The interior of the walls have
been lined with Noise Foil Panels as recommended by the acoustical
engineer. The roof was constructed of metal decking with a waterproof
membrane and was constructed similar to the north and south walls and
has a bellow material that wraps around the trash enclosure to allow for
movement. The west wall of the compactor/sanitizer will be open for
access. The west wall of the loading dock was lined from north to south
with Noise Foil Panels as recommended by the acoustical engineer. The
baler was constructed with three walls on the east, west and south sides.
The north side will remain open for access. The roof of the baler enclosure
was constructed with the same materials as the compactor/sanitizer roof
structure as noted above.
The compactor and baler are operated between the hours of 7:oo AM and
7:oo PM.
While Hoag is unable to fully relocate the trash compactor, per the
Development Agreement Update City Council staff report dated September
14, 2010, staff notes: "Hoag has committed to relocate the trash compactor
and provide a full enclosure as part of Hoag Hospital's construction of a
new structure or structures on the Upper Campus requiring the transfer of
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buildable square footage from the Lower Campus or reconfiguration of the
loading dock. In staffs opinion, this is a good faith partial and substantial
compliance with the Mitigation Measure 3.4-6 for an interim period until
such time when the trash compactor will be relocated and full compliance
will be achieved as part of Hoag Hospital's construction of a new structure
or structures on the Upper Campus requiring the transfer of buildable
square footage from the Lower Campus or reconfiguration of the loading
dock."
Therefore, Hoag is good faith partial and substantial compliance with this
mitigation measure by constructing a trash compactor enclosure and a
baler enclosure which include the use of sound absorption panels on both
enclosures. Additionally, in the last year, no new structure or structures on
the Upper Campus were constructed requiring the transfer of buildable
square footage from the Lower Campus.
Planned Community Requirements — Landscaping Lower
Campus (Exhibit #6)
Area 7a — West Parking Area Islands
Requirement: 6o days after CDP issuance at Coastal Commission.
Hoag received Coastal Commission's "Approval in Concept" of this item on
April 8th, 2009 and final permits were received on December 15, 2009.
Hoag obtained the required building permits for this project on January 19,
2010.
Parking Lot Islands were complete by May, 2010.
With regards to the trees located within the parking lot islands, Hoag has
engaged a landscape architect and a landscape construction and
maintenance company to review the status of the growth of the trees in the
parking lot islands. The trees in the parking lot islands are of a different
species than the other trees growing on the perimeter of the parking lot.
The trees planted on the fringes of the parking lot will not grow in the
confined space of the parking lot islands. The trees planted in the parking
lot islands are canopy trees but needed to be included in a program of deep
watering of the trees until such time as the corrected moisture content took
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place. These parking lot island trees have been put on a fertilization and
spraying program and have started to show marked improvement. The
irrigation, fertilizing, trimming and spraying of the parking lot island trees
continues under a program to monitor the health and growth of the trees.
The trees should mature with the appropriate canopy branches and foliage
in approximately one year.
Hoag has proceeded in good faith and continues to improve the on -going
maintenance of the Parking Lot Islands. (Attachment 3)
Area 9 — North Slope above Retaining Wall
Requirement: 120 days after CDP Issued by Coastal Commission.
Hoag received Coastal Commission's "Approval in Concept" of this item on
April 8th, 2009 and final permits were issued by the City of Newport Beach
on January 19, 2010.
The Slope construction was completed by July, 2010.
Hoag has proceeded in good faith and is in full compliance with the
completion of construction as noted above.
2012 Update: To demonstrate the on -going maintenance of this area, we
have attached photos taken this year. (Attachment 3)
Area 12 PCH Green Screen
Requirement: Immediately upon issuance of an Approval in Concept by the
City an application shall be submitted for said improvements to the Coastal
Commission. Construction of said improvements shall be completed no
later than 18 months after Coastal Development Permit Issuance by the
Coastal Commission.
Hoag received Coastal Commission's "Approval in Concept" of this item on
April 8th, 2009 and final permits were issued by the City of Newport Beach
on January 19, 2010.
Hoag has proceeded in good faith and is in full compliance with the
completion of the PCH Green Screen construction as required.
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2012 Update: To demonstrate the on -going maintenance and growth of this
area, we have attached photos taken this year of the area. (Attachment 3)
Cogeneration Plant
Hoag has engaged a landscape architect and a landscape construction and
maintenance company to review the status of the growth of the vines on the
CoGen trellis. It has become apparent that an existing Melaleuca tree has
shaded some of the vines growing on the screen. It has therefore been
trimmed to allow more light to pass through. Three 15-gallon vines have
been planted to promote quicker coverage of the upper portion of the
CoGen screen and two large pots of two vines each have been plated to help
cover the lower part of the screen where no vines were growing. The new
vine planting includes a program to fertilize, irrigate and monitor growth.
A marked improvement in the growth and coverage of the vines should be
seen, but it could take up to two years for the vines to reach full maturity
and provide optimal coverage.
Photos have been attached of the current conditions of the CoGen screen.
(Attachment 3)
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