HomeMy WebLinkAbout2008-27 - Hoag Hospital Supplemental EIRRESOLUTION NO. 2008-27
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF NEWPORT
BEACH CERTIFYING THE FINAL SUPPLEMENTAL ENVIRONMENTAL
IMPACT REPORT (SCH. NO. 1991071003) FOR HOAG MEMORIAL
HOSPITAL PRESBYTERIAN MASTER PLAN UPDATE LOCATED AT
ONE HOSPITAL ROAD IN THE CITY OF NEWPORT BEACH IN
ACCORDANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY
ACT AND STATE AND LOCAL GUIDELINES, MAKING CERTAIN
FINDINGS AND DETERMINATIONS THERETO, APPROVING A
MITIGATION MONITORING AND REPORTING PROGRAM, AND
ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS
WHEREAS, an application was filed by Hoag Memorial Hospital Presbyterian
( "Hoag ") requesting approval of General Plan Amendment No. 2007 -005, Planned
Community Development Plan Amendment No. 2007 -001, and Development
Agreement Amendment No. 2007 -001 (PA 2007 -073) to modify existing regulatory
documents that provide for the current use and future development of the approximate
38 -acre Hoag Hospital campus located at One Hoag Drive in the City of Newport Beach
(the "Project "); and
WHEREAS, as a part of its application, Hoag Memorial Hospital Presbyterian
requested certification of a Final Supplemental Environmental Impact Report (Final SEIR)
to the Hoag Hospital Master Plan Final Environmental Impact Report No. 142 (Final EIR
No. 142); and
WHEREAS, in accordance with the California Environmental Quality Act (CEQA)
(Cal. Pub. Res. Code § §21000, et seq.) and its implementing State regulations (CEQA
Guidelines) (14 Cal. Reg. § §15000, et seq.), the City of Newport Beach prepared Final
EIR No. 142 which was certified by the City of Newport Beach in 1992. Final EIR No. 142
was prepared to address the potential environmental effects associated with the Hoag
Hospital Master Plan development program. Final EIR No. 142 addressed potential
environmental effects associated with the phased reconstruction and development of the
Upper Campus and the development of the Lower Campus. Final EIR No. 142 included a
supplemental EIR volume (Final EIR No. 142, Volume V), which was prepared in
accordance with CEQA Guidelines §15163, provided clarifications to the EIR and project,
and was distributed before Final EIR No. 142 was certified.
WHEREAS, it was determined pursuant to CEQA and the CEQA Guidelines (14
Cal. Code of Regulations, § §15000 et seq.) that the Project could have a significant effect
on the environment, and thus warranted the preparation of a Supplemental Environmental
Impact Report (SEIR) to evaluate the potential environmental effects associated with the
modifications to the Hoag Hospital Master Plan; and
WHEREAS, on May 14, 2007, the City of Newport Beach, as lead agency under
CEQA, prepared a Notice of Preparation (NOP) of the EIR, mailed that NOP to public
agencies, organizations, and persons likely to be interested in the potential impacts of the
Project; and
WHEREAS, the City thereafter caused to be prepared a Draft Supplemental
Environmental Impact Report (Draft SEIR) (SCH# 1991071003) which, taking into account
the comments it received on the NOP, described the Project and discussed the
environmental impacts resulting therefrom, and on September 21, 2007, circulated the
DEIR for public and agency comments; and
WHEREAS, the public comment period closed on November 5, 2007; and
WHEREAS, staff of the City of Newport Beach has reviewed the comments
received on the Draft SEIR, has prepared full and complete responses thereto, and on
January 25, 2008 distributed the responses in accordance with Public Resources Code
§21092.5; and
WHEREAS, the Draft SEIR has been prepared and circulated for public review in
accordance with the California Environmental Quality Act, Public Resources Code
§ §21000, et seq. ( "CEQA "); and
WHEREAS, the Planning Commission of the City of Newport Beach, California,
held a duly noticed public hearing on January 31, 2008, which was continued to public
hearings on February, 7, 2008, March 6, 2008, and March 20, 2008, to consider
recommending to the City Council of the City of Newport Beach: (1) the certification of the
Final Supplemental Environmental Impact Report ( "Final SEIR"), (2) the approval of
General Plan Amendment No. 2007 -005, Planned Community Development Plan
Amendment No. 2007 -001, and Development Agreement Amendment No. 2007 -001; and
(3) the adoption of a Mitigation Monitoring and Reporting Program. At the Planning
Commission meeting of March 20, 2008, the Planning Commission adopted Resolution
No. 2008 -1752 recommending that the City Council the certify the Final SEIR and adopt a
Mitigation Monitoring and Reporting Program; and Resolution No. 2008 -1753
recommending that the City Council approve General Plan Amendment No. 2007 -005,
Planned Community Development Plan Amendment No. 2007 -001, and Development
Agreement Amendment No. 2007 -001; and
WHEREAS, the City Council of the City of Newport Beach, California, held a duly
noticed public hearing on April 16, 2008 to consider: (1) the certification of the Final SEIR,
(2) the adoption of certain findings and determinations and adoption of a statement of
overriding considerations; and (3) the adoption of a Mitigation Monitoring and Reporting
Program; and
WHEREAS, the Final SEIR for the Project was presented to the City Council, as
the decision making body of the lead agency, for certification as having been completed in
compliance with the provisions of CEQA and State and local guidelines implementing
CEQA; and
WHEREAS, the City Council has read and considered the environmental
documentation comprising the Final SEIR, including the comments and the responses to
comments, and has found that the Final SEIR considers all potentially significant
environmental effects of the Project and is complete and adequate, and fully complies with
all requirements of CEQA and of the State and local CEQA Guidelines; and
WHEREAS, prior to action on this Project, the City Council has considered all
significant environmental effects and the Project Alternative identified in the Final SEIR
and has found that all potentially significant environmental effects of the Project have been
lessened or avoided to the extent feasible; and
WHEREAS, CEQA and the CEQA Guidelines provide that no public agency shall
approve or carry out a project for which an EIR has been completed and which identifies
one or more significant effects of the project unless the public agency makes written
findings for each of the significant effects, accompanied by a statement of facts supporting
each finding; and
WHEREAS, CEQA and the CEQA Guidelines require, where the decision of the
City Council allows the occurrence of significant environmental effects which are identified
in the Final SEIR, but are not mitigated, the City Council must state in writing the reasons
to support its action based on the evidence in the administrative record, including Final
EIR No. 142 and the Final SEIR; and
WHEREAS, the City Council finds that judicial challenges to the City's CEQA
determinations and approvals of land use projects are costly and time consuming. In
addition, project opponents often seek an award of attorneys' fees in such challenges.
As project applicants are the primary beneficiaries of such approvals, it is appropriate
that such applicants should bear the expense of defending against any such judicial
challenge, and bear the responsibility for any costs, attorneys' fees, and damages which
may be awarded to a successful challenger.
NOW, THEREFORE, BE IT RESOLVED:
SECTION 1. Based on its review and consideration of the Final SEIR, all written
communications and oral testimony regarding the Project which have been submitted to
and received by the City Council, the City Council certifies that the Final SEIR for the
Project has been completed in compliance with CEQA and the State and local CEQA
Guidelines. The City Council, having final approval authority over the Project, adopts and
certifies as complete and adequate the Final EIR, which reflects the City Council's
independent judgment and analysis. The City Council further certifies that the Final SEIR
was presented to the City Council and that the City Council reviewed and considered the
information contained in it and the full administrative record priorto approving the Project.
SECTION 2. To the fullest extent permitted by law, Hoag shall indemnify, defend
and hold harmless City, its City Council, its boards and commissions, officials, officers,
employees, and agents from and against any and all claims, demands, obligations,
damages, actions, causes of action, suits, losses, judgments, fines, penalties, liabilities,
costs and expenses (including without limitation, attorney's fees, disbursements and
court costs) of every kind and nature whatsoever which may arise from or in any
manner relate (directly or indirectly) to City's approval of this Amendment to
Development Agreement No. 5 including, but not limited to, the approval of the Planned
Community Text and /or the City's related California Environmental Quality Act
determinations, the certification of the Supplemental Environmental Impact Report, the
adoption of a Mitigation Program, and /or statement of overriding considerations for this
Project. This indemnification shall include, but not be limited to, damages awarded
against the City, if any, costs of suit, attorneys' fees, and other expenses incurred in
connection with such claim, action, causes of action, suit or proceeding whether
incurred by Hoag, City, and /or the parties initiating or bringing such proceeding. Hoag
shall indemnify the City for all of City s costs, attorneys' fees, and damages which City
incurs in enforcing the indemnification provisions set forth in this condition. The
applicant shall pay to the City upon demand any amount owed to the City pursuant to
the indemnification requirements prescribed in this condition.
SECTION 3. CEQA Findings of Fact. Pursuant to CEQA Guidelines §15091, the
City Council has reviewed and hereby adopts the CEQA Findings of Fact as shown on the
attached Exhibit "A" entitled "CEQA Findings of Fact and Statement of Overriding
Considerations," which exhibit is incorporated herein by reference.
SECTION 4. Statement of Overriding Considerations. Pursuant to CEQA
Guidelines §15093, the City Council has reviewed and hereby makes the Statement of
Overriding Considerations to adverse environmental impacts, attached also as Exhibit "A"
entitled "Findings of Fact and Statement of Overriding Considerations," which exhibit is
incorporated herein by reference.
SECTION 5. Mitigation Monitoring and Reporting Program. Pursuant to CEQA
Guidelines §15097, the City Council has reviewed and hereby adopts the "Mitigation
Monitoring and Report Program" which is included as Exhibit "B ", which exhibit is
incorporated herein by reference.
SECTION 6. Location and Custodian of Record of Proceedings. The Planning
Department of the City of Newport Beach, located at 3300 Newport Boulevard, Newport
Beach, California 92263, is hereby designated as the custodian of the documents and
other materials which constitute the record of proceedings upon which the City Council's
decision is based, which documents and materials shall be available for public inspection
and copying in accordance with the provisions of the California Public Records Act
(California Government Code § §6250 et seq.).
SECTION 7. Notice of Determination. The Planning Director shall cause the filing
of a Notice of Determination with the County Clerk of the County of Orange and with the
State Office of Planning and Research within five working days of this approval.
SECTION 8. Certification, Posting and Filing. This resolution shall take effect
immediately upon its adoption by the City Council of the City of Newport Beach, and the
Secretary to the City Council shall certify to the vote adopting this resolution and shall
cause a certified copy of this resolution to be filed.
PASSED, APPROVED, AND ADOPTED this 16th day of April, 2008.
AYES, COUNCIL MEMBERS Henn, Rosansky, yaiole, Webb,
NOES, COUNCIL MEMBERS None
ABSENT COUNCIL MEMBERS None
MAYOR
0
( / ►
CITY CLERK
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. 2008 -27 was duly and regularly introduced before and adopted by
the City Council of said City at an adjourned regular meeting of said Council, duly and regularly
held on the 16th day of April 2008, and that the same was so passed and adopted by the following
vote, to wit:
Ayes: Henn, Rosansky, Daigle, Webb, Curry, Gardner, Mayor Selich
Noes: None
Absent: None
Abstain: None
IN WITNESS,WHEREOF, I have hereunto subscribed my name and affixed the
official seal of said City this 17th day of April 2008.
(Seal)
City Clerk
Newport Beach, California
EXHIBIT A
FINDINGS OF FACT
STATEMENT OF OVERRIDING CONSIDERATIONS
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
MASTER PLAN UPDATE PROJECT
SCH #1991071003
City of Newport Beach
Planning Department
3300 Newport Boulevard
Newport Beach, California 92663
Contact: James Campbell
April 2008
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
TABLE OF CONTENTS
Section Parse
I. Introduction ....................................................................................... ..............................1
A. Findings of Fact and Statement of Overriding Considerations .............................1
B. Record of Proceedings ........................................................... ..............................3
C. Custodian and Location of Records ....................................... ..............................4
ProjectSummary ............................................................................... ..............................5
A. Project Location ..................................................................... ..............................5
B. Project Description ................................................................. ..............................5
C. Project Objectives .................................................................. ..............................6
D. Alternatives ............................................................................ ..............................7
III. Purpose and Scope of the Supplemental EIR and Previous
EnvironmentalDocuments ................................................................ ..............................8
A. Introduction ........................................................................... ............................... 8
B. Final EIR No. 142 .................................................................. :.............................9
C. Master Plan Update Project .................................................. .............................11
IV. General Findings .............................................................................. .............................16
V. Findings of Fact in Support of Findings for Significant Environmental Effects ................18
A. Environmental Impacts Determined to be Less Than Significant
withMitigation ....................................................................... .............................18
B. Significant Unavoidable Impacts ........................................... .............................31
C. Findings Regarding Project Alternative ................................. .............................45
VI. Statement of Overriding Considerations ........................................... .............................48
A. Unavoidable Impacts Identified in the SEIR .......................... .............................48
B. Identified Benefits ................................................................. .............................49
C. Conclusion ............................................................................ .............................49
LIST OF TABLES
Table Pane
A Required Best Available Control Measures (Rule 403 Table 1) ........ .............................34
B Dust Control Measures for Large Operations (Rule 403 Table 2) ..... .............................37
C Contingency Control Measures for Large Operations (Rule 403 Table 3) ......................39
D Track -Out Control Options ................................................................ .............................40
E Reduced Transfer of Entitled Development Alternative .................... .............................46
WVW?on R FkmWVUa� i Table
Memorial Hospitaf Pres"nan Master Plan Update Project
=indinas of Fact and Statement of Ovenidina Considerations
I. INTRODUCTION
A. FINDINGS OF FACT AND STATEMENT OF OVERRIDING CONSIDERATIONS
The California Environmental Quality Act (CEQA) (Public Resource Code § §21000, et seq.) and
the State CEQA Guidelines (Guidelines) (14 California Code of Regulations §§ 15000, et seq.)
promulgated thereunder, require that the environmental impacts of a project be examined
before a project is approved. Specifically, regarding findings, CEQA Guidelines §15091
provides:
(a) No public agency shall approve or carry out a project for which an EIR has
been certified which identifies one or more significant environmental effects of
the project unless the public agency makes one or more written findings for
each of those significant effects, accompanied by a brief explanation of the
rationale for each finding. The possible findings are:
Changes or alterations have been required in, or incorporated into, the
project which avoid or substantially lessen the significant environmental
effect as identified in the final EIR.
2. Such changes or alterations are within the responsibility and jurisdiction
of another public agency and not the agency making the finding. Such
changes have been adopted by such other agency or can and should be
adopted by such other agency.
3. Specific economic, legal, social, technological, or other considerations,
including provision of employment opportunities for highly trained
workers, make infeasible the mitigation measures or project alternatives
identified in the final EIR.
(b) The findings required by subsection (a) shall be supported by substantial
evidence in the record.
(c) The finding in subsection (a)(2) shall not be made if the agency making the
finding has concurrent jurisdiction with another agency to deal with identified
feasible mitigation measures or alternatives. The finding in subsection (a)(3)
shall describe the specific reasons for rejecting identified mitigation measures
and project alternatives.
(d) When making the findings required in subsection (a)(1), the agency shall also
adopt a program for reporting on or monitoring the changes which it has
either required in the project or made a condition of approval to avoid or
substantially lessen significant environmental effects. These measures must
be fully enforceable through permit conditions, agreements, or other
measures.
(e) The public agency shall specify the location and custodian of the documents
or other material which constitute the record of the proceedings upon which
its decision is based.
(f) A statement made pursuant to Section 15093 does not substitute for the
findings required by this section.
wn�omoa�in ceaw :aoeoanoc 1 Introduction
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
The `changes or alterations" referred to in CEQA Guidelines §15091(a)(1) above, that are
required in, or incorporated into, the project which mitigate or avoid the significant environmental
effects of the project, may include a wide variety of measures or actions as set forth in CEQA
Guidelines §15370, including:
(a) Avoiding the impact altogether by not taking a certain action or parts of an
action.
(b) Minimizing impacts by limiting the degree or magnitude of the action and its
implementation.
(c) Rectifying the impact by repairing, rehabilitating, or restoring the impacted
environment.
(d) Reducing or eliminating the impact over time by preservation and
maintenance operations during the life of the action.
(e) Compensating for the impact by replacing or providing substitute resources or
environments.
Regarding a Statement of Overriding Considerations, CEQA Guidelines §15093 provides:
(a) CEQA requires the decision - making agency to balance, as applicable, the
economic, legal, social, technological, or other benefits of a project against its
unavoidable environmental risks when determining whether to approve the
project. If the specific economic, legal, social, technological, or other benefits
of a proposal project outweigh the unavoidable adverse environmental
effects, the adverse environmental effects may be considered "acceptable."
(b) When the lead agency approves a project which will result in the occurrence
of significant effects which are identified in the final EIR but are not avoided
or substantially lessened, the agency shall state in writing the specific
reasons to support its action based on the final EIR and /or other information
in the record. The statement of overriding considerations shall be supported
by substantial evidence in the record.
(c) If an agency makes a statement of overriding considerations, the statement
should be included in the record of the project approval and should be
mentioned in the notice of determination. This statement does not substitute
for, and shall be in addition to, findings required pursuant to Section 15091.
The City of Newport Beach has prepared a Final Supplemental Environmental Impact Report
(Final SEIR) for the proposed Hoag Memorial Hospital Presbyterian Master Plan Update Project
in accordance with CEQA and CEQA Guidelines requirements. Because the Final SEIR
identified significant effects which may occur as a result of the project, and in accordance with
the provisions of the Guidelines, the City of Newport Beach City Council (City Council) hereby
adopts these findings as part of the approval of the Hoag Memorial Hospital Presbyterian
Master Plan Update Project as recommended for approval by the City of Newport Beach
Planning Commission (Planning Commission).
2 Introduction
Memorial Hospital Presbyterian Master Plan Update Project
°indings of Fact and Statement of Overriding Considerations
B. RECORD OF PROCEEDINGS
For purposes of CEQA and these Findings of Fact, the Record of Proceedings for the Project
consists of the following documents and other evidence, at a minimum:
a. The Notice of Preparation (NOP) and Initial Study, and all other public notices issued by
the City in conjunction with the Project;
b. The Draft SEIR and all appendices, technical reports, thereto;
c. The Final SEIR;
d. Comments and Responses to Comments on the Draft SEIR received during the public
review comment period, including a list of all persons, organizations, and public agencies
commenting;
e. All written and verbal public testimony presented during noticed public hearings for the
Project at which such testimony was taken;
f. Information provided in submissions of testimony from officials and departments of the
City, the public and other municipalities and agencies;
g. The Mitigation Monitoring and Reporting Program (MMRP);
h. Transmittal packages to the Newport Beach Planning Commission;
I. Minutes of the Newport Beach Planning Commission meetings;
j. Transmittal packages to the Newport Beach City Council;
k. Minutes of the Newport Beach City Council meetings;
I. Planning Commission Resolution No. 1752 adopted on March 20, 2008;
m. City Council Resolution Nos. 2008 -27 and 2008 -28 adopted on April 16, 2008;
n. All attachments and documents incorporated by reference identified in the above listed
items; and
o. Any other relevant materials required to be in the record or proceedings by Public
Resources Code §21167.6(e).
Thus, the City proposes to approve the Master Plan Update Project and the Findings of Fact as
set forth herein.
C. CUSTODIAN AND LOCATION OF RECORDS
Section 8.0 of the Draft SEIR, References, contains a list of the references used in preparation
of the environmental analysis. Many of the reference materials and other materials which
constitute the administrative record for the City's actions related to the Master Plan Update
Project are located at the City of Newport Beach Planning Department, which serves as the
custodian of the administrative record for the Project. Copies of these documents, which
constitute the record of proceedings, are and have been and will be available upon request at
the offices of the Planning Department. The contact for this material is:
wnmm- MVMa 3 Introduction
Hoag Memonal Hospitaf Res"nan Master Plan Update Prged
Findings of Fart and Statement of Overriding Considerations
James Campbell, Senior Planner
City of Newport Beach
3300 Newport Boulevard
Newport Beach, California 92663
(714) 644 -3200
This information is provided in compliance with Public Resources Code §21081.6(a)(2) and
CEQA Guidelines §15091(e).
�7r MR Fm mIWWkl �MO 4 Introduction
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings or Fact and Statement or Overriding Considerations
11. PROJECT SUMMARY
A. PROJECT LOCATION
Hoag Memorial Hospital Presbyterian (Hoag) is an existing facility at One Hoag Drive in the City
of Newport Beach, Orange County, California. The approximate 38 -acre site is generally bound
by Hospital Road to the north, West Coast Highway to the south, Newport Boulevard to the
east,. and residential development and open space to the west. Superior Avenue is the closest
major street to the west.
Hoag consists of two planning areas: the Upper Campus and the Lower Campus. The Upper
Campus is generally bound by Hospital Road to the north, the Lower Campus to the south,
Newport Boulevard to the east, and West Hoag Drive (on -site road) and condominium
development to the west. The Lower Campus is generally bound by the Upper Campus to the
north, West Coast Highway to the south, Newport Boulevard to the east, and Superior Avenue
to the west. Sunset View Park is a consolidated and a linear park that extends along much of
the northern boundary of the Lower Campus and separates Hoag from the Villa Balboa and
Versailles at the Bluff condominium complexes.
B.
The existing Hoag Hospital Master Plan allows for up to 1,343,238 square feet (sf) of
development at Hoag, inclusive of the Upper and Lower Campuses. The Master Plan Update
Project would not allow for any additional square footage beyond that which was already
approved for the Hoag Hospital Master Plan by the City of Newport Beach through Final EIR
No. 142 certified by the City in 1992.
The Master Plan Update Project would permit a reallocation of up to 225,000 sf of previously
approved (but not constructed) square footage from the Lower Campus to the Upper Campus.
The maximum allowable building area on the Upper Campus would be 990,349 sf (if all
225,000 sf is reallocated) and the maximum allowable building area on the Lower Campus
would be 577,889 sf (if no square footage is reallocated). However, in no event could the
combined total building areas of both the Upper and Lower Campuses exceed 1,343,238 sf. No
site - speck development projects are a part of the Master Plan Update Project.
Second, the Master Plan Update Project would result in minor changes to the Planned
Community Development Criteria and District Regulations (PC Text) to be consistent with
changes to the Development Agreement and as well as the City of Newport Beach General Plan
adopted in 2006 and /or to provide clarification of standards applicable to future development
(including clarification of definitions and proposed uses, updated references to identify
completed activities, modification to the Building Area Statistical Analysis in order to establish
square footage limitations, clarification of exhibits to better reflect height limitations, and
clarification and updating of the sign program and landscaping regulations).
Third, the Master Plan Update Project would allow for a modification to the noise limitations
applicable to Hoag. Noise limitations for Hoag would be modified from those contained in the
current PC Text that establish a limitation for mechanical equipment of 55 dBA when measured
at the property line and that exempt Hoag from the City's Noise Ordinance where application of
the Noise Ordinance would impair Hoag's ability to develop its property in accordance with the
density, intensity, height, and location of development specified in the Master Plan. The Master
Plan Update Project would require noise generated on Hoag property to be governed by the
City of Newport Beach Noise Ordinance, except as noted below for the loading dock area.
wnmm � rBmugsrmax�_arem.00c 5 Project Summary
Hoag Memonal Hospital Resbytenan Master Plan Update Prged
Findings of Fad and Statement of overriding Considerations
1. The applicable noise standard at the Hoag property line adjacent to the loading
dock area shall be as follows:
2. Within the loading dock area, during daytime hours, vehicles shall be exempt
from applicable noise standards.
It should be noted that the Master Plan Update Draft SEIR assessed the Master Plan Update
Project with less restrictive noise standards: 70 dBA during the daytime period and 58 dBA
during the nighttime period.
Hoag Memorial Hospital Presbyterian (Hoag or the Applicant) has requested the following
approvals as a part of the Master Plan Update Project:
General Plan Amendment: The Master Plan Update Project requires an amendment to
the Land Use Element of the General Plan to establish maximum allowable building
square footages for the Upper Campus and the Lower Campus. The General Plan
authorizes maximum allowable building areas of 765,349 sf for the Upper Campus and
577,889 sf for the Lower Campus, for a total of 1,343,238 sf. The amendment would
allow up to 225,000 sf to be transferred from the Lower Campus to the Upper Campus.
Under this amendment, the total amount of development, 1,343,238 sf, will not change
but the allowable building area for the Lower Campus can vary from 352,889 sf
(assumes entire 225,000 sf is transferred) to 577,889 sf of development, and allowable
building area for the Upper Campus can vary from 765,349 sf to 990,349 sf (assumes
entire 225,000 sf is transferred), provided that the total square footage for the Upper and
Lower Campus combined does not exceed 1,343,238 sf.
Development Agreement Amendment: The Development Agreement would be amended
to reflect the update of the Hoag Hospital. Master Plan (PC Text). The amendment to the
Development Agreement would provide an increase in the public benefits through the
payment of a Development Agreement fee of $3 million for City public works
improvements, designation of the City as the point of sale for major hospital equipment
purchases, and eliminate unnecessary references. Although not a party to the original
Development Agreement, the California Coastal Commission (CCC) would review and
approve the Development Agreement.
Hoag Hospital PC Text Amendment: The Project requires an amendment to the PC Text
to establish maximum allowable building areas for the Upper Campus and the Lower
Campus. Existing noise restrictions set forth in the PC Text would be eliminated. Noise
generated at Hoag would be governed by the City's Noise Ordinance except as
otherwise noted above for the loading dock area. Other modifications to the PC Text
would be made to be consistent with changes to the Development Agreement and
General Plan and/or to provide clarification of standards applicable to future
development (including clarification of definitions and proposed uses, updated
references to identify completed activities, modification to the Building Area Statistical
Analysis in order to establish square footage limitations, clarification of existing exhibits
to better reflect height limitations, and clarification and updating of the sign program and
landscaping regulations).
�m R 6 Project Summary
7AM -10 PM
Daytime
10PM -7AM
Nighttime
Leq (15 min)
65 dBA
55 dBA
2. Within the loading dock area, during daytime hours, vehicles shall be exempt
from applicable noise standards.
It should be noted that the Master Plan Update Draft SEIR assessed the Master Plan Update
Project with less restrictive noise standards: 70 dBA during the daytime period and 58 dBA
during the nighttime period.
Hoag Memorial Hospital Presbyterian (Hoag or the Applicant) has requested the following
approvals as a part of the Master Plan Update Project:
General Plan Amendment: The Master Plan Update Project requires an amendment to
the Land Use Element of the General Plan to establish maximum allowable building
square footages for the Upper Campus and the Lower Campus. The General Plan
authorizes maximum allowable building areas of 765,349 sf for the Upper Campus and
577,889 sf for the Lower Campus, for a total of 1,343,238 sf. The amendment would
allow up to 225,000 sf to be transferred from the Lower Campus to the Upper Campus.
Under this amendment, the total amount of development, 1,343,238 sf, will not change
but the allowable building area for the Lower Campus can vary from 352,889 sf
(assumes entire 225,000 sf is transferred) to 577,889 sf of development, and allowable
building area for the Upper Campus can vary from 765,349 sf to 990,349 sf (assumes
entire 225,000 sf is transferred), provided that the total square footage for the Upper and
Lower Campus combined does not exceed 1,343,238 sf.
Development Agreement Amendment: The Development Agreement would be amended
to reflect the update of the Hoag Hospital. Master Plan (PC Text). The amendment to the
Development Agreement would provide an increase in the public benefits through the
payment of a Development Agreement fee of $3 million for City public works
improvements, designation of the City as the point of sale for major hospital equipment
purchases, and eliminate unnecessary references. Although not a party to the original
Development Agreement, the California Coastal Commission (CCC) would review and
approve the Development Agreement.
Hoag Hospital PC Text Amendment: The Project requires an amendment to the PC Text
to establish maximum allowable building areas for the Upper Campus and the Lower
Campus. Existing noise restrictions set forth in the PC Text would be eliminated. Noise
generated at Hoag would be governed by the City's Noise Ordinance except as
otherwise noted above for the loading dock area. Other modifications to the PC Text
would be made to be consistent with changes to the Development Agreement and
General Plan and/or to provide clarification of standards applicable to future
development (including clarification of definitions and proposed uses, updated
references to identify completed activities, modification to the Building Area Statistical
Analysis in order to establish square footage limitations, clarification of existing exhibits
to better reflect height limitations, and clarification and updating of the sign program and
landscaping regulations).
�m R 6 Project Summary
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
C. PROJECT OBJECTIVES
CEQA Guidelines §15124(b) indicates that an EIR should include "a statement of objectives
sought by the proposed project." The following are the objectives for the Hoag Hospital Master
Plan Update Project, as set forth by the Applicant.
• To provide the highest quality health care available
• To recognize that, as Orange County's population ages and expands, so grows the need
for increased health care services.
• To allow greater flexibility in the placement of land uses within the Hoag Hospital Master
Plan in an effort to allow the hospital to respond to changes in the health care industry.
• To allow the transfer of square footage between the Lower Campus and the Upper
Campus while maintaining an overall development cap.
D. ALTERNATIVE
With the exception of a new noise impact in the loading dock area, the Draft SEIR at Section 4.1
determined that the Master Plan Update Project would not result in new significant impacts
beyond those impacts identified in Final EIR No. 142 or that can now be mitigated to a level
considered less than significant. As such, Final EIR No. 142 provided an adequate assessment
of a reasonable range of alternatives and no further assessment of alternatives was required.
CEQA Guidelines §15163(b) states, "the supplement to the EIR need contain only the
information necessary to make the previous EIR adequate for the project as revised" and CEQA
Guidelines §15163(d) states "a supplement to an EIR may be circulated by itself without
recirculating the previous draft or final EIR."
At the request of the Applicant, one alternative was assessed. The Reduced Transfer of Entitled
Development Alternative (Alternative) assessed in the Final SEIR would allow less square
footage (up to 150,000 so to be transferred from the Lower Campus to the Upper Campus than
as allowed by the Master Plan Update Project (up to 225,000 so.
v BIER um Wm
Hoag Memonal Hospital Pres"nan Master Plan Update Project
Findings of Fact and Statement of Overriding Considerafrons
Ill. PURPOSE AND SCOPE OF THE SUPPLEMENTAL EIR AND PREVIOUS
ENVIRONMENTAL DOCUMENTS
A.
CEQA §21166 states that the lead agency must prepare a subsequent or supplemental EIR
when one of the following events occurs:
1. Substantial changes to the project are proposed that require 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.
CEQA Guidelines §15162 provides that a subsequent EIR is required if:
1. Substantial changes are proposed in the project requiring 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 Final 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 §15163 allows a lead agency to prepare a supplement to an EIR when any of
the conditions described in CEQA Guidelines §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. CEQA Guidelines
§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."
wns=m MR rba�msw woxoe.00c 8 Purpose and Scope
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
B. FINAL EIR NO. 142
Final EIR No. 142, which was certified in 1992, was prepared to address the potential impacts
associated with construction of the Hoag Hospital Master Plan Development program. The
Final EIR addressed the impacts associated with the phased reconstruction and development of
the Upper Campus and development of the Lower Campus. The Final EIR included a
supplemental EIR volume (Final EIR No. 142, Volume V), which was prepared in accordance
with CEQA Guidelines §15163, provided clarifications to the EIR and project, and was
distributed for public review before Final EIR No. 142 was certified.
The existing Master Plan assumed the single -story and low -rise structures (approximately
500,000 so on the Upper Campus would be demolished and replaced with multi -story buildings.
In addition to the reconstruction and existing uses, approximately 285,349 sf of new
development was approved for the Upper Campus. The City's approval of the Master Plan
project in 1992 allowed for 765,349 sf of development for the Upper Campus. Final EIR No. 142
identified uses for the Upper Campus as including, but not be limited to: an emergency care
unit, an intensive care unit, birth suites, a cardiology unit, and a critical care unit. Final EIR No.
142 identified that the existing heliport may be relocated on the Upper Campus, but would be
subject to a separate Conditional Use Permit, which would be addressed with subsequent
project - specific environmental documentation.
Approximately 577,889 sf of development was approved by the City for the Lower Campus (see
Final EIR No. 142). This included a cancer center (65,000 so and employee child care center
(7,800 so, which existed at the time that Final EIR No. 142 was prepared, in addition to 505,089
sf of new development for the Lower Campus. Uses for the Lower Campus addressed in Final
EIR No. 142 included, but were not limited to: outpatient uses (skilled nursing /rehabilitation,
clinical center, surgery center /day hospital /laboratory); residential care (substance abuse and
residential care); support services (health education, food services, conference center, medical
library, pharmacy, and power /mechanical /auxiliary support and storage); administrative offices;
and medical support offices. Final EIR No. 142 identifies that an emergency room and heliport
are prohibited on the Lower Campus.
The topics below were identified in 1992 Final EIR No. 142 as significant, unavoidable adverse
impacts:
• Land Use: The placement of hospital uses closer to residential units on the western side
of the Upper Campus would result in significant impacts as a result of a combination of
land use compatibility, shade and shadow, and noise impacts. Although the existing
PC Text for the existing Master Plan provides for a greater setback than is required by
the City Code, Final EIR No. 142 identified this as a significant unavoidable impact.
• Land Use:' The implementation of the Master Plan would contribute to a significant
unavoidable impact because increased development on the Upper Campus would
increase the use of internal site roads on both the Upper and Lower Campuses and, in
turn, contribute to noise and land use impacts on adjacent residential uses.
Air Quality: The implementation of the Master Plan project would result in significant
cumulative air quality impacts associated with motor vehicle and stationary source
pollutant emissions. The Master Plan project itself did not exceed thresholds, but when
considered with all other present and future projects, a significant cumulative impact was
' This significant impact was identified in both the Land Use and Transportation /Circulation sections of Final EIR
No. 142.
wnxmra R c WW: aosoe.o 9 Purpose and Scope
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Findings of Fact and Statement or Overriding Considerations
identified because the South Coast Air Basin (SCAB) continued to exceed State and
federal air quality standards.
• Construction, Air Quality: Air pollutants emitted by construction equipment, construction
vehicles, and dust generated by grading and site preparation would exceed South Coast
Air Quality Management District (SCAQMD) thresholds.
• Noise: The Master Plan project would not result in significant project - specific
exceedances of noise thresholds; however, it would contribute to significant unavoidable
cumulative noise impacts. Roadway noise would exceed the 65 Community Noise
Equivalency Level (CNEL) along roadways surrounding Hoag.
• Construction, Noise: Noise during construction would reach high levels and would create
a short-term impact on ambient noise levels. Because the noise would occur
intermittently over a 20 -year period, Final EIR No. 142 identified construction noise as a
significant unavoidable impact.
Final EIR No. 142 identified the following potential impacts as significant, but reduced to a level
of less than significant with the implementation of the mitigation program.
• Earth Resources: The substantial change in the topography would be a significant
impact; however, implementation of standard grading and erosion - control practices
would reduce these impacts to levels considered less than significant.
• Earth Resources: The Newport- Inglewood Fault and several other potentially active
faults could result in impacts associated with ground shaking. Standard building
practices would reduce these impacts to a level considered less than significant.
• Earth Resources: Expandable and corrosive soils may be encountered during
construction. Testing for soil corrosivity and implementation of remedial measures would
reduce the associated impacts to a level considered less than significant.
• Hydrology/Water Quality., The exposure of soils during construction would create the
potential for short-tern erosion and associated water quality impacts. Implementation of
standard construction practices would reduce this impact to less than significant.
• HydrologyMater Quality: If infectious, hazardous, or radioactive materials and wastes
are not handled properly, the project could result in the contamination of water quality.
Compliance with the Hazardous Material and Waste Management Program and its
Infectious Control Manual would reduce this potential impact to a level considered less
than significant 2
• Noise: Any increase in mechanical equipment use as a result of the Master Plan project
would exacerbate exceedances to the existing noise level standard. The objective of the
adopted mitigation was to reduce existing noise levels (associated with on -site exhaust
fans and noise generated by new mechanical support equipment) to the 55 dBA at the
property line standard established in the PC Text.
• Biological Resources: Master Plan project implementation would result in the removal of
a minimum of 1.52 acres of wetlands. Wetland removal was subject to compliance with
2 This significant impact was identified in both the Hydrology/Water Quality and Public Health and Safety sections
of Final EIR No. 142.
wnzamma�awrawu•.una wwoe ooc 10 Purpose and Scope
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding considerations
the mitigation requirements of the U.S. Army Corps of Engineers (USACE), the U.S. Fish
and Wildlife Service (USFWS), the California Department of Fish and Game (CDFG),
and the CCC. The obligations of the City and Application for the mitigation of this impact
were fulfilled prior to the time that the NOP for the Master Plan Update Project was
issued.
Cultural Resources: Construction could result in the disturbance of undetected
archaeological and paleontological resources during construction. Monitoring during
grading activities is required to reduce potential impacts to less than significant levels.
Public Health and Safety: The Lower Campus is exposed to methane and hydrogen
sulfide gas seepage. Development of the site could increase the gas seepage. A Soil
Gas Sampling and Monitoring Plan combined with a Site Safety Plan will provide for
adequate protection to public health and safety.
Other impacts were identified in Final EIR No. 142; however, they were found to be less than
significant. A MMRP was adopted in conjunction with the Final EIR.
C. MASTER PLAN UPDATE PROJECT
The City determined through preparation of an Initial Study that a Supplement to Final EIR No.
142 was required to evaluate the potential impacts associated with the modifications to the
Hoag Hospital Master Plan. Additionally, the SEIR was needed to analyze whether new and /or
revised mitigation measures are appropriate for the Master Plan Update Project. Based on the
environmental analysis presented in the Initial Studies for the Master Plan Update Project, the
City determined that a supplement to Final Program EIR No. 142 was required to evaluate
potential impacts in the following topical areas:
• Land Use
• Transportation, Parking, and Circulation
• Noise
• Air Quality /Health Risk Assessment
• Aesthetics
• Growth- inducing Impacts
The following summarizes the Initial Study for those topical areas which the City is finding and
determining that impacts from the Master Plan Update Project will be less than significant or
would be mitigated to a level considered less than significant with the adopted Mitigation
Program in Final EIR No. 142 and therefore were not necessary to address in the SEIR.
Aesthetics — Substantially damage scenic resources, including, but not limited to, trees,
rock outcroppings, and historic buildings within a state scenic highway: The Master Plan
Update Project would not substantially damage scenic resources including, but not
limited to, trees, rock outcroppings, and historic buildings within a State - designated
scenic highway. The topography of the site has been modified from its original condition
through grading and development. Contiguous to Hoag, West Coast Highway is not a
designated State Scenic Highway.
• Agricultural Resources: No portion of Hoag 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. The Project would have no effect on agricultural resources.
wnmo�- o�a�rtFinasiasw�e�as aoeoe.00c 11 Purpose and Scope
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
• Air Quality — Create objectionable odors affecting a substantial number of people: Hoag's
uses do not generate significant odors. All potential odor impacts related to development
of the Hoag Master Plan were analyzed and conclusions reached in Final EIR No. 142.
Development of the Project (reallocation of approved but not constructed square
footage) would not modify the analyses contained in the previous EIR.
• Biological Resources: Final EIR No. 142 identified limited biological resources, including
wetlands, on the site. As a result of construction of facilities consistent with the Hoag
Hospital Master Plan and Final EIR No. 142, those resources already have been
removed. A qualified biologist from BonTerra Consulting conducted a field review of
Hoag (February 23, 2005) to evaluate on -site resources. The findings of the field review
were a) that Hoag is a developed site that supports minimal decorative landscaping,
which habitat that is of low value for wildlife, b) that there are no plant or wildlife species
expected to occur at Hoag that are considered sensitive at the federal, State, or local
level, c) that Hoag is not part of any wildlife movement corridor, and d) that there are no
riparian or wetland habitats or any other environmentally sensitive habitat areas.
Therefore, implementation of the Master Plan Update Project would not result in a
decrease in the diversity of species or in the number of plants or animals; it would not
result in a reduction in the number of unique, rare, or endangered plant or animal
species; and it would not conflict with provisions of Orange County Natural Community
Conservation Plan Program (NCCP) or any other habitat conservation plan. Further, the
proposed Master Plan Update Project would only result in the removal of non - native
landscaping that would be replaced by landscaping. Because of the limited on -site
vegetation, no significant impacts to animal life are expected. Because the Master Plan
Update Project would have no impacts on wildlife (as defined in the California Fish and
Game Code §711.2), it would not contribute to potential cumulative development
impacts to such wildlife.
• Cultural Resources: Hoag has been subject to three previous cultural resources
investigations; the results of these investigations follow. Records searches conducted
through the South Central Coastal Information Center (SCCIC) at California State
University, Fullerton, which is part of the California Historical Resources Information
System and provides records data for Orange, Los Angeles, and Ventura counties,
included a review of all recorded archaeological sites within an one -mile radius of Hoag
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. Hoag 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.
Archaeological and paleontological resources can be uncovered and consequently
impacted by excavation and construction activities. Mitigation set forth in Final EIR No.
142 would apply to the Master Plan Update Project.
Pursuant to Senate Bill (SB) 18 (Government Code §65352.3), the City consulted with
California Native American tribes identified by the Native American Heritage
Commission (NAHC) for the purpose of protecting and /or mitigating impacts to cultural
places. The City contacted tribal representatives to offer to initiate government-to-
government consultation. No requests were received.
All potential cultural resource impacts related to development of the Hoag Master Plan
were analyzed and conclusions reached in Final EIR No. 142. Development of the
Master Plan Update Project would not modify the analyses contained in the previous
EIR.
waxwrmmeirt Fh.R�Tkr*,o 08.o 12 Purpose
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
Geology and Soils: Hoag is not in an Alquist - Priolo Zone nor has it been identified as
being in an area subject to liquefaction (CDMG 1998). There is no visible or documented
evidence of on -site conditions that could result in landsliding or slope failure. The Master
Plan Update Project does not require the use of a septic tank or an alternative
wastewater disposal system. All geological resource potential impacts related to
development of the Hoag Master Plan were analyzed and conclusions reached in Final
EIR No. 142. Development of the Project (reallocation of approved but not constructed
square footage) would not modify the analyses contained in the previous EIR.
Hazards and Hazardous Materials: Hazardous materials are used in small quantities
during medical diagnosis and treatment, research, and facility operation and
maintenance. Similarly, different types of hazardous wastes are generated (usually in
small quantities) through these activities. Hoag is not on the Environmental Protection
Agency (EPA) Facility Index System Database (FINDS) as having any violations related
to the use and /or storage of hazardous materials (EDR Environmental. Resources, Inc.
2007). The analysis conducted as part of Final EIR No. 142 addressed the potential
impacts associated with the use, transport, and disposal of hazardous materials to
provide the City with an understanding of the potential impacts associated with
implementation of the Master Plan. 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 (including transport and disposal)
of hazardous materials would apply to the Master Plan Update Project. The Master Plan
Update Project would not alter the type of uses proposed on the site nor would it
substantially increase the intensity of these uses at the Hoag site.
Future demolition of buildings and building features could expose construction
personnel, staff, patients, and visitors to asbestos - containing building materials and
lead -based paint. The disposition of hazardous materials is subject to regulations
established at both a federal and State level. Potential impacts and mitigation for any
significant impacts related to demolition associated with development at Hoag are
addressed in Final EIR No. 142.
Final EIR No. 142 also notes that the Lower Campus is located in the City's 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 Hoag (Balboa Coves).
Hoag relocated the methane gas flare and upgraded the scrubbing /cleaning technology
on the Lower Campus to alleviate the potential nuisance and safety hazard.
The phased implementation of the Master Plan would, in part, minimize disruptions to
emergency response/evacuation plans. The already adopted Mitigation Program
(adopted as part of Final EIR No. 142) requires construction phasing plans to ensure
that emergency access is maintained during construction activities. The Master Plan
Update Project would be required to comply with mitigation set forth in Final EIR No.
142.
Hydrology and Water Quality. The Master Plan Update Project is not expected to change
drainage patterns, increase runoff, or generate substantial increases in or the
degradation of the quality of runoff because Hoag is predominately developed with
impervious surfaces with the exception of landscaping and areas currently subject to
construction activities. Additionally, the Federal Clean Water Act establishes a
framework for regulating potential surface water quality impacts; mandating sewage
treatment; and regulating wastewater discharges. It also requires communities and
industries to obtain National Pollutant Discharge Elimination System (NPDES) permits to
mnzmra R FhO1*11AW_� 13 Purpose and Scope
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
discharge storm water. The Master Plan Update Project would be required to comply
with: (1) mitigation adopted as part of Final EIR No. 142 and (2) regulations associated
with the NPDES permit that are applicable to industrial activities and runoff from
developed areas that enter the City's urban storm water system.
Hoag 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, but not in the Upper Campus. Final EIR No. 142 determined that potentially
significant impacts to groundwater could be mitigated to a level considered less than
significant. The Master Plan Update Project would not alter the findings of the Final EIR
and would require compliance with the Mitigation Program adopted as part of Final EIR
No. 142.
Hoag is not within a 100 -year flood hazard area. Therefore, no Hoag structures would be
subject to flooding in such a flood event. All potential water quality and hydrology
impacts related to development of the Hoag Master Plan were analyzed and conclusions
reached in Final EIR No. 142. Development of the Master Plan Update Project would not
modify the analyses contained in the previous EIR; mitigation set forth in Final EIR No.
142 and as modified to reflect current regulatory requirements would be applicable to the
Master Plan Update Project.
• Land Use and Planning — Physical division of an established community or conflict with
an applicable habitat or natural community conservation plan: Hoag is currently
developed with medical facilities and will not displace any land uses unrelated to its
existing facilities. Further, the site is not in or contiguous to an NCCP area.
• Mineral Resources: Hoag does not contain any known mineral resources. Therefore, all
analyses related to the Hoag Master Plan and potential effects on mineral resources are
contained in Final EIR No. 142; the Master Plan Update Project would not alter the
analyses or conclusions contained therein.
• Noise —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: Hoag 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 of the effects of
airport- related noise was required.
• Population and Housing: There is no existing or planned housing at Hoag. Therefore, no
housing or persons would be displaced as a part of the Project. All potential population
and housing impacts related to development of the Hoag Master Plan were analyzed
and conclusions reached in Final EIR No. 142. Development of the Master Plan Update
Project would not modify the analyses contained in the previous EIR.
• Public Services and Utilities: With respect to schools, the change in intensity of the
Upper Campus that is a part of the Master Plan Update Project would not result in
impacts to schools any different than assessed in Final EIR No. 142 as the Master Plan
Update Project does not include uses that would generate additional students and would
not allow for additional square footage beyond that approved for the existing Master Plan
and analyzed in Final EIR No. 142. With regard to parks, as a part of the existing Master
Plan approval, the Applicant provided a 0.28 -acre public view park (Sunset View Park)
and a 0.52 -acre linear view park. The parks were provided as a community amenity; no
parklrecreational impacts were identified in Final EIR No. 142; the City Noise Ordinance
does not apply to park or recreational facilities. The Master Plan Update Project is not
Va Tr " *R Fxa� :�smx,¢s_awoanoc 14 Purpose and Scope
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Findings of Fad and Statement of Otrerndinq Considerations
expected to have impacts to other public facilities or to utility service as the Master Plan
Update Project does not increase square footage at the Hoag site, but allows for the
reallocation of approved square footage within the Hoag site. No significant impacts to
public services and utilities were identified in Final EIR No. 142. All issues related to
potential impacts of Hoag on public services and utilities were adequately addressed in
Final EIR No. 142.
Transportation and Circulation — Substantially increase hazards due to a design feature
or incompatible uses, or result in inadequate parking capacity, or result in a change in air
traffic patterns: No changes are proposed as a part of the Master Plan Project Update
that would result in unsafe conditions to motorists or pedestrians due to design features
or incompatible uses. With respect to parking, in accordance with the PC Text, all
parking for Hoag must be provided on site in surface lots, subterranean lots, and /or
parking structures. Parking requirements are set forth in the PC Text and provision of
adequate parking is a condition imposed upon specific development projects as a
condition of approval. The Project would not affect air traffic patterns at the nearest
public airport (John Wayne Airport).
Final EIR No. 142 noted that implementation of the Hoag Hospital Master Plan would
contribute to an increased demand for public transit. Final EIR No. 142 did not consider
this to be a significant impact. The Master Plan Update Project would not conflict with
any adopted policies supporting alternative transportation.
wnmw�wrFaxwamos_wasm.00c 1s Purpose and Scope
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
IV. GENERAL FINDINGS
The City hereby finds as follows:
• The City is the 'Lead Agency" for the Project evaluated in the SEIR;
•. The SEIR was prepared in compliance with CEQA and the CEQA Guidelines;
• The City has independently reviewed and analyzed the SEIR, and these documents reflect
the independent judgment of the City;
• A Mitigation Monitoring and Reporting Program (MMRP) has been prepared for the
Project, which the City has made a condition of approval of the Project. The MMRP is
incorporated herein by reference and is considered part of the record of proceedings for
the Project;
• The MMRP designates responsibility and anticipated timing for the implementation of
mitigation. The City will serve as the MMRP Coordinator;
• In determining whether the Project has a significant impact on the environment, and in
adopting these Findings pursuant to §21081 of CEQA, the City has complied with CEQA
§ §21081.5 and 21082.2;
• The impacts of the Project have been analyzed to the extent feasible at the time of
certification of the SEIR;
• The City reviewed the comments received on the Draft SEIR and the responses thereto
and has determined that neither the comments received nor the responses to such
comments add significant new information regarding environmental impacts to the SEIR
that would require recirculation of the Draft SEIR pursuant to CEQA Guidelines §15088.5.
The City has based its actions on full appraisal of all viewpoints, including all comments
received up to the date of adoption of these Findings, concerning the environmental
impacts identified and analyzed in the SEIR;
The responses to the comments on the SEIR, which are contained in the Final SEIR,
clarify and amplify the analysis in the SEIR;
Having reviewed the information contained in the SEIR and the record of proceedings, as
well as the requirements of CEQA and the CEQA Guidelines regarding recirculation of
Draft EIRs, and having analyzed the changes in the SEIR which have occurred since the
close of its public review period, the City finds that there is no new significant information
in the SEIR and finds that recirculation is not required pursuant to CEQA Guidelines
§15088.5;
• The City has made no decisions that constitute an irretrievable commitment of resources
toward the Project prior to certification of the SEIR, nor has the City previously committed
to a definite course of action with respect to the Project;
Copies of all the documents incorporated by reference in the SEIR are and have been
available upon request at all times at the offices of the City, custodian of record for such
documents or other materials; and
WAWA UR 16 Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
• Having received, reviewed, and considered all information and documents in the record,
the City hereby conditions the Project and finds as stated in these Findings.
wnmm -on�n rs�_waeoe.00c 17 Findings of Fed
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
V. FINDINGS OF FACT IN SUPPORT OF FINDINGS
FOR SIGNIFICANT ENVIRONMENTAL EFFECTS
The Master Plan Update Final SEIR analyzed the following topical areas of potential
environmental impact: land use; transportation, parking, and circulation; noise; air quality /health
risk; aesthetics; and growth- inducing.
A.
The potentially significant impacts identified in SEIR that can be mitigated to less than
significant levels through the implementation of project design features, standard conditions,
and /or mitigation measures are set forth in this section. This section also sets forth the City's
findings with respect to each of the significant impacts, the facts in support of those findings,
and those changes and alterations that have been made to the Project to reduce or eliminate
potentially significant effects to less than significant levels. The summary of the environmental
effects found to be less than significant is based on the environmental analysis provided in the
Final SEIR.
LAND USE AND PLANNING
Impact No. 1: Land Use Compatibility with Uses to the North. South. and West
Implementation of development on the Upper Campus under the Master Plan Update Project
scenario would have no greater or different land use effect than the existing Master Plan, and
would therefore not have a significant project impact.
Finding
Although no significant land use
east have been identified for the
No. 142 and amended in the
implementation of the Master Pla
n
Facts In Support of Finding
compatibility impacts with land uses to the north, south, and
Master Plan Update Project, measures identified in Final EIR
Draft SEIR would continue to be carried out with the
Update Project.
Although no significant land use compatibility impacts with land uses to the north, south, and
east have been identified for the Master Plan Update Project, the following measures identified
in Final EIR No. 142 and amended in the Draft SEIR would continue to be carried out with the
implementation of the Master Plan Update Project.
Section 3.1 of the Draft SEIR assessed compatibility of the proposed Master Plan Update
Project with land uses to the north, south, and east of Hoag. Land uses to the north of the Upper
Campus include Hospital Road; the Lido Towers (medical buildings associated with Hoag
Hospital) located north of Hospital Road; medical office, administrative, and financial uses north
of Hospital Road; and an assisted living complex north of Hospital Road. Continued use of the
northern portion of the Upper Campus for medical and ancillary (e.g., parking) uses would be
considered compatible with existing off -site uses. The Lower Campus is located to the south of
the Upper Campus. No land use compatibility impacts are expected internal to Hoag. The Upper
Campus is adjacent to Newport Boulevard, which is a major six -lane divided roadway.
Residential and retail uses are located east of Newport Boulevard and have General Plan land
use designations of "General Commercial Office," "Single -Unit Residential Detached," "Two -Unit
Residential," and "General Commercial." At Hoag, from north to south, the following on -site uses
wnmwan�w r- r�rnmrpc_w000s.00c Is Findings of Fad
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findinas of Fad and Statement of Overridina Considerations
are sited parallel to Newport Boulevard: the visitor's parking structure (North Parking Structure),
the seven -story Women's Pavilion, the four -story hospital building, and the physicians and
employees parking structure (South Parking Structure). Because of the distance between the
existing and proposed development at Hoag with land uses east of Newport Boulevard (across
a major six -lane, divided roadway), off -site land uses would not be adversely affected by the
proposed modification of the Master Plan. No significant land use impacts are anticipated to the
east of Hoag. As such, the Project is considered compatible with land uses to the north, south,
and east. No significant land use compatibility impacts would be associated with the Lower
Campus given that the proposed Master Plan Update Project would remove square footage
from possible build out at the Lower Campus.
The following mitigation measures from Final EIR No. 142 and amended in the Draft SEIR
would apply to the Master Plan Update Project.
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, adoption of an amendment to the Planned
Community Development Plan and District Regulations, adoption of an Amendment
to the General Plan, approval of an Amendment to the Development Agreement,
grading permits, and building permits for some facilities. The California Coastal
Commission has the discretionary responsibility to issue a Coastal Development
Permit for the Lower Campus.
118. For any building subject to the issuance of the building permit by the California Office
of Statewide Health Planning and Development ( OSHPD), Hoag Hospital shall
submit to OSHPD a letter from the City of Newport Beach indicating that review of
the development plans has been completed and that the plans are in compliance
with all City requirements.
Impact No. 2: Consistency with Applicable Land Use Policies
The Master Plan Update Project is consistent with the City's General Plan and is compatible
with applicable plans and policies.
Finding
Although no significant land use compatibility impacts
east have been identified for the Master Plan Update
No. 142 and amended in the Draft SEIR would
implementation of the Master Plan Update Project.
Finding
with land uses to the north, south, and
Project, measures identified in Final EIR
continue to be carried out with the
Because the proposed Master Plan Update Project would not conflict with applicable land use
goals and policies from the City of Newport Beach General Plan and the City of Newport Beach
Local Coastal Program Land Use Plan, as well as other applicable land use policies addressed
in the Final SEIR, City finds and determines that there are no significant land use policy impacts
associated with the Master Plan Update Project. No mitigation for the Master Plan Update
Wn -mamma R�MWM�_OMOO c 19 Findings of Fad
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and statement of Overriding Considerations
Project is necessary, although mitigation measures adopted as part of Final EIR No. 142 will
continue to be carried out with implementation of the Master Plan Update Project.
Facts in Support of finding
Section 3.1 of the Draft SEIR assessed the compatibility of the Master Plan Update Project with
applicable goals and policies from both the City of Newport Beach General Plan and the City of
Newport Beach Local Coastal Program Land Use Plan. The Master Plan Update Project
requires a General Plan Amendment, PC Text Amendment, and Development Agreement
Amendment to permit the reallocation of approved but not constructed square footage from the
Lower Campus to the Upper Campus, modify noise standards applicable to Hoag, and make
modifications to the PC Text. Modifications to the PC Text were requested to make the PC Text
consistent with the changes to the Development Agreement and/or to provide clarification of
standards applicable to future development (including clarification of definitions and proposed
uses, updated references to identify completed activities, modification to the Building Area
Statistical Analysis to establish square footage limitations, clarification of exhibits to better
reflect height limitations, and clarification and updating of the sign program and landscaping
regulations). These changes would not substantively change the development standards,
contained in the PC Text, supporting the uses at Hoag, with the exception of noise standards.
The development standards in the Development Agreement — restricting an increase in the
maximum permitted gross floor area or the maximum permitted building height above that
established by the Master Plan —would not be modified by the Master Plan Update Project. See
further Response to Letter No. 5, Responses to Comments, Volume III of the Final EIR.
Changes were also required to have consistency between the PC Text and the City's General
Plan, the latter which was updated and approved in 2006. The Master Plan Update Project is
consistent with the City's General Plan and is compatible with applicable plans and policies. The
Master Plan Update Project allows for the continuation of hospital uses at Hoag; the provision of
additional medical facilities at Hoag to support the needs of the community; the provision of
employment opportunities at Hoag; the allowance for reallocation of square footage from the
Lower Campus to the Upper Campus without changing within overall square footage
development caps; additional measures to attenuate noise; reduction in traffic volumes with the
reallocation of square footage; continuation of use of Hoag as a public facility within the Local
Coastal Plan policies; the lack of any additional public facility impacts with the Master Plan
Update Project, and the lack of significant traffic impacts.
Although no significant land use policy impacts have been identified, the following measures
identified in Final EIR No. 142 and amended in the SEIR would be applicable to the Master Plan
Update Project.
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, adoption of an amendment to the Planned
Community Development Plan and District Regulations, adoption of an Amendment
to the General Plan, approval of an Amendment to the Development Agreement,
grading permits, and building permits for some facilities. The California Coastal
Commission has the discretionary responsibility to issue a Coastal Development
Permit for the Lower Campus.
wnzooi RFhWWW ft s -O eoe. 20 Findings of Fact
Hoag Memorial Hospital Presbytenan Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
118. For any building subject to the issuance of the building permit by the California Office
of Statewide Health Planning and Development ( OSHPD), Hoag Hospital shall
submit to OSHPD a letter from the City of Newport Beach indicating that review of
the development plans has been completed and that the plans are in compliance
with all City requirements.
TRANSPORTATION AND CIRCULATION
Impact No. 3: Traffic Generation
The Master Plan Update Project would not result in a 0.01 or greater increase in intersection
capacity utilization (ICU) (the volume to capacity threshold of significance for intersections) for
intersections that currently exceed or are projected to exceed level of service standards of the
cities of Newport Beach or Costa Mesa. Therefore, the Master Plan Update Project is not
expected to cause an increase in traffic which is substantial in relation to the existing and future
traffic load and capacity of the street system. Based on the significance criteria for the Orange
County Congestion Management Program (CMP) intersections, the Project would not
significantly impact the one CMP intersection within the traffic study area as the level of service
for the intersection would be considered acceptable under 2015 conditions with implementation
of the Master Plan Update Project and in 2025 would operate at a deficient level of service, but
not attributable to traffic from the Master Plan Update Project.
Finding
The City finds and determines that with the mitigation measures identified in Final EIR No. 142
and amended in the SEIR, implementation of the Master Plan Update Project will not result in
significant project- related or cumulative impacts to the intersections or streets in the surrounding
area. The measures will substantially mitigate or avoid potential significant impacts as described
in detail in Section 3.2 of the Draft SEIR, such that no significant adverse impacts will remain
after implementation of the required mitigation measures.
Facts in Support of Finding
Section 3.2 of the Draft SEIR examined potential traffic impacts from the implementation of the
Master Plan Update Project related to increases in vehicle trips, and the potential impacts on
volume to capacity ratios for surrounding streets and capacity at surrounding intersections using
a study area inclusive of 15 intersections in Newport Beach and 9 intersections in Costa Mesa
(the traffic study area for the Project). Based upon the analysis contained in Section 3.2 of the
Draft SEIR, the Master Plan Update Project could generate fewer daily traffic trips than the
number of daily trips associated with the 1992 Master Plan project approved in Final EIR No.
142 depending on the amount of square footage reallocated from the Lower Campus to the
Upper Campus. See also responses to Letter No. 5 contained in Vol. III of the Final SEIR. When
compared to the 1992 Master Plan, the Master Plan Update Project would have the same or
less impact at intersections in years 2015 and 2025 when compared to the existing Master Plan.
Years 2015 and 2025 were selected for analysis in the SEIR as they represent the anticipated
buildout of Hoag and the Newport Beach General Plan, respectively.
Implementation of the Master Plan Update Project would not cause levels of service for
surrounding streets and intersections to degrade to unacceptable levels; some intersections and
streets in the surrounding areas are projected to operate at deficient levels of service in the
future but these deficiencies are not cause by the Master Plan Update Project and
implementation of the Master Plan Update Project would not worsen the deficiencies. The
Master Plan Update Project would not result in a 0.01 or greater increase in intersection
WOQW WcxaFasrnmmc_aaoe.00c 21 Findings of Fad
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
capacity utilization (ICU) (the volume to capacity threshold of significance for intersections) for
intersections that currently exceed or are projected to exceed level of service standards of the
cities of Newport Beach or Costa Mesa. Based on the significance criteria for the Orange
County Congestion Management Program (CMP) intersections, the Project would not
significantly impact the one CMP intersection within the traffic study area as the level of service
for the intersection would be considered acceptable under 2015 conditions with implementation
of the Master Plan Update Project and in 2025 would operate at a deficient level of service, but
not attributable to traffic from the Master Plan Update Project.
The following mitigation measures from Final EIR No. 142 and amended in the Draft SEIR
would apply to the Master Plan Update Project.
Mitigation Measures
25. The Project Sponsor shall conduct a Traffic Phasing Ordinance (TPO) analysis for
each Master Plan development project. 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 ensure a satisfactory level of service as
defined by the TPO. This report shall be approved by the City prior to
commencement construction of the development project.
27. For the Master Plan Development Project, 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 Prior to permit issuance for future phases.
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 Rule 2202.
29. The project shall comply with the City of Newport Beach Transportation Demand
Management Ordinance approved by the City Council pursuant to the County's
Congestion Management Plan.
30. In order to ensure accessibility to the available transit services for employees,
visitors and patrons of the Hospital, the following transit amenities shall be
incorporated into the Master Plan Project:
Bus turnouts shall be installed if 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.
34. Depending on actual site build -out, intersection improvements may be required at the
Hoag Drive- Placentia Avenue /Hospital Road intersection (Upper Campus access),
Newport Boulevard /Hospital Road intersection, and at the Hoag Drive/West Coast
Highway intersection (Lower Campus access). The need for these improvements
shall be assessed during subsequent traffic studies to be conducted in association
with Mitigation Measure 25. Improvements could include restriping, traffic signal
timing, etc.
Wa 7-=em 22 Findings of Fad
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement or Overriding Considerations
35. As each Master Plan Project 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.
38. Prior to the issuance of building permits for each 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 demand 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.
h. The exact number of each of the above facilities shall be determined by the City
during review of building permit applications for each development project. The
types and numbers of facilities required of the project will reflect the content of
the Ordinance at the time that a permit application is deemed complete by the
Planning Department.
101. In conjunction with the application for a grading permit, the Project Sponsor shall
submit a construction phasing and traffic control plan for each phase of development.
This plan would identify the estimated number of truck trips and measures to assist
truck trips and truck movement in and out of the local street system (i.e., flagmen,
signage, etc.). This plan shall consider scheduling operations affecting traffic during
off -peak hours, extending the construction period and reducing the number of pieces
of equipment used simultaneously. The plan will be reviewed and approved by the
City Traffic Engineer prior to issuance of the grading permit.
102. The Project Sponsor shall ensure that all haul routes for import or export materials
shall be approved by the City Traffic Engineer and procedures shall conform with
Chapter 15 of the Newport Beach Municipal Code.
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 construction activities requiring more than
16 truck (i.e., multiple axle vehicle) trips per hour, such as excavation and concrete
wuwr4MUR 23 Findings of Fad
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
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 where the number of
construction employees would be 50 or greater. 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.
Impact No. 4: On -Site Circulation and Emerqencv Access
Implementation of the Master Plan Update Project would not significantly impact the operation
of access intersections and on -site circulation, and therefore would not significantly impact any
emergency response evacuation plans.
Finding
The City finds and determines that no significant on -site circulation or access impacts have
been identified for the Master Plan Update Project, and thus, implementation of the Master Plan
Update Project will not have any significant adverse impacts on emergency response or
evacuation plans. No mitigation for the Master Plan Update Project is necessary, although
mitigation measures adopted as part of Final EIR No. 142 and amended in the Draft SEIR will
continue to be carried out with implementation of the Master Plan Update Project.
Facts in Support of Finding
With regard to on -site circulation and the potential to impact emergency response or evacuation
plans, as further set forth in Section 3.2 of the Draft SEIR, the analysis of the forecasted traffic
volumes indicates that the access intersections and internal driveways will operate at
satisfactory level of service (LOS) with build out of Hoag (LOS A to LOS D is considered by the
City to be acceptable levels of service. Intersections within the traffic study area are anticipated
to operate at LOS C or better with build out of the Master Plan Update Project and cumulative
development as assumed in the City of Newport Beach Traffic Model.
The existing turn pockets at Hoag access points can accommodate the vehicle queues, with the
exception of the forecasted volumes for the northbound right -turn vehicle queue exceeding the
length of the turn lane at Hoag Drive/Hospital Road. This condition is not considered a
significant impact because vehicle stacking would occur on the site, and vehicles entering the
site via Hospital Road would be able to access the emergency vehicle /drop -off driveway
unobstructed. Thus, vehicle queues can be accommodated on site without blocking the
driveways along Hoag Drive. The through movements along Hospital Road and West Coast
Highway are expected to be unimpeded by the forecasted left -tum queues by vehicles
accessing Hoag because: 1) existing turn pocket lengths at Hoag Drive/West Coast Highway
are sufficient to accommodate peak hour queues, and 2) the westbound left-turn queue at Hoag
Drive /Hospital Road is not anticipated to exceed the length of the turn lane; and because Hoag
Drive/Hospital Road is forecasted to operate at LOS C or better during the peak hours.
Because no site - specific development projects are a part of the Master Plan Update Project, the
City has mandated design criteria for the evaluation of future building projects. These criteria
wnmmmaF�a;ga+sm 000soe.00c 24 Findings of Fad
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
provide guidance on the minimum distance between on -site driveways, the minimum left4um
volume requiring a turn pocket, and a method for evaluating queuing at on -site parking garage
entrances.
Although no significant on -site circulation or access impacts have been identified for the Master
Plan Update Project, the following measures identified in Final EIR No. 142 and amended in the
SEIR apply to the Master Plan Update Project.
Mitigation Measures
33. Prior to issuance of precise grading permits for 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 facility's ingress and egress to the site. All
feasible measures identified in this study shall be incorporated into the site plan.
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.
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.
Impact No. 5: On- Site Parkin
Because adequate parking would be required to be provided as a condition of project - specific
development projects as set forth in the PC Text and subject to approval by the City, no
significant parking impacts are attributable to the Master Plan Update Project.
Finding
The City finds and determines that implementation of the Master Plan Update Project will not
result in significant impacts related to the requirement for the provision of adequate on -site
parking. Mitigation identified in Section 3.2 of the Draft SEIR will substantially mitigate or avoid
potential significant impacts, such that no significant adverse impacts will remain after
implementation of the required mitigation measure.
Facts in Support of Finding
The Draft EIR, Section 3.2, addressed parking capacity associated with the Master Plan Update
Project. As with the existing Master Plan, additional development at Hoag under the Plan
Update Project scenario would result in an increased demand for on -site parking. The significant
effect has been eliminated or substantially lessened to a level that is less than significant by the
inclusion of the a mitigation measure set forth below and identified in Final EIR No. 142.
Mitigation Measure
32. Prior to issuance of approvals for development projects, the applicant shall submit to
the City Traffic Engineer for his/her review and approval, a study that identifies the
`+'� RFUAros W.,woeoe.om 25 Findings of Fad
Hoag Memonai Hospital Piesbytenan Master Plan Update Project
Findings of Fad and Statement of overriding Considerations
appropriate parking generation rates. The findings of this study shall be based on
empirical or survey data for the proposed parking rates.
Impact No. 6: Consistency with Applicable Transportation Policies
The Draft SEIR concluded that the Master Plan Update Project would not conflict with applicable
goals or policies, but would instead be compatible with transportation goals and policies.
Finding
The City finds and concludes that implementation of the Master Plan Update Project would be
compatible with the transportation goals and policies of the City's General Plan.
Facts in Support of Finding
Section 3.2 of the Draft SEIR addressed the compatibility of the Master Plan Update Project
with applicable transportation - related goals and policies of the City of Newport Beach General
Plan. Due in part to traffic analysis and the traffic- related mitigation measures discussed above
in relation to Impacts No. 3, 4, and 5, the Draft SEIR concluded that the Master Plan Update
Project would not conflict with applicable goals or policies, but would instead be compatible with
transportation goals and policies.
AIR QUALITY
Impact No. 7: Local Air Quality Proiect Impacts
The implementation of the Master Plan Update Project would not result in any changes in air
pollutant emissions from stationary on -site sources or vehicular emissions that would affect local
air quality in the vicinity of Hoag. Therefore, the Project would not result in a significant local air
quality impact.
Finding
The City finds and determines that local air quality impacts due to implementation of the Master
Plan Update Project will be less than significant; no mitigation speck to local air quality is
required. However, the air quality mitigation program set forth in Final EIR No. 142 and modified
in the SEIR would be applicable to the Master Plan Update Project.
Facts.in Support of Finding
Section 3.3, Air Quality, of the Draft SEIR analyzed the potential for the Master Plan Update
Project to violate any air quality standard or contribute to existing or projected air quality
violations, specifically with regard for the potential to generate local air quality impacts. No
intersections in the vicinity would have carbon monoxide (CO) concentrations in excess of the
State standards. At the four intersections where the traffic study conducted as part of the SEIR
predicted that the Master Plan Update Project would increase traffic volumes (compared with
volumes with buildout of the existing Master Plan), the increases due to the Master Plan Update
Project are less than five percent for each intersection. All intersections would continue to
operate at acceptable levels of service (LOS C or better). The Master Plan Update Project
would not be expected to alter CO concentrations significantly. Therefore, the project would not
result in a significant local air quality impact.
w^mm4T F^ uhdhl_ ^eromc 26 FindNws of Fad
Memonal Hospital Presbytenan Master Plan Update Project
=findings of Fact and Statement of Overndinq Considerations
Impact No. 8: Health Risk
No health risk impacts have been identified. No mitigation is required
Finding
The City finds and determines that the Master Plan Update Project will have a less than
significant health risk impact; no mitigation is necessary.
Facts in Support of Finding
With regard to the project's potential air quality - related health risk impacts, Section 3.3 of the
Draft SEIR analyzed the ongoing operation of the existing cogeneration facility at Hoag and
found that it would have a less than significant impact health risk impact on a project and
cumulative basis based on the criteria set forth by the SCAQMD. "Project" in this context refers
to the three natural gas internal combustion engines that could be installed in the future at the
existing cogeneration facility to serve the buildout energy needs of Hoag.3 "Cumulative" is all
existing and future equipment at both the Hoag utility plant and the Hoag cogeneration facility.
The incremental peak residential cancer risk for the "project" was calculated to be 5.7 per
million —below the 10 per million SCAQMD CEQA threshold, and cancer risk on a "cumulative"
basis was calculated to be 20.7 in a million —below the 25 per million SCAQMD CEQA
threshold.
The Master Plan Update Project is consistent with the Air Quality Management Plan (AQMP)
assumptions. The Project is also consistent with relevant air quality goals and policies set forth
in the City of Newport Beach General Plan.
Finding
The City finds and determines that Master Plan Update Project impacts to air quality plans and
policies will be less than significant. Mitigation measures ensuring compliance with General Plan
goals and policies are discussed in connection with Impact No. 20 and Impact No. 21.
Facts in Support of Finding
Section 3.3 of the Draft SEIR assessed the compatibility of the Master Plan Update Project with
applicable air quality plans, goals, and policies. Regional plans that apply to the Project include
the Air Quality Management Plan (AQMP). The purpose of the consistency analysis is to identify
whether the Master Plan Update Project would interfere with the region's ability to comply with
federal and State air quality standards. The analysis for long -term local air quality impacts
showed that local pollutant concentrations are not projected to exceed any of the applicable
ambient air quality standards (AAQS). The analysis for short -term construction impacts
concluded that it is possible that construction activities could result in local pollutant
concentrations in the immediate vicinity of the construction activities exceeding the AAQS.
However, this exceedance would be localized to the area immediately surrounding the
construction area and would not translate to a violation of the AAQS measured at nearby air
3 The three additional engines are proposed for installation with Master Plan buildout, are not contingent
on or necessitated by the Master Plan Update Project. As such, they are not considered a part of the
Master Plan Update Project.
wn�arrerr maWea Wfflff-hft e_omoe.o 27 Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findinvs of Fad and Statement ofOverridina Considerations
monitoring stations. The Master Plan Update Project is not projected to increase the frequency
or severity of violations of the AAQS. Therefore, the Project was found to be consistent with the
AQMP for the first criterion (increase the frequency or severity of violations). Regarding the
second criterion— consistency with the AQMP assumptions —this is determined by comparing
the project's population, housing, and employment growth with the growth assumptions in the
AQMP. The emphasis of this criterion is to ensure that the project's growth and associated
emissions do not exceed those assumed as a basis for the AQMP. AQMP growth assumptions
are based upon the general plans for cities in the SCAB. The existing Master Plan is included in
the currently approved AQMP's growth assumptions. Land use assumptions from the City's
General Plan were assumed in the 2003 South Coast AQMP. Emissions with the Master Plan
Update Project would be lower than with the development of the existing Master Plan, primarily
due to a reduction in project vehicle trips. Depending on how much development is reallocated
and constructed on the Upper Campus rather than on the Lower Campus, the Master Plan
Update Project emissions would be lower than the existing Master Plan in the following amounts
(all in pounds per day): 251.4 less of CO, 28.1 less of VOCs, 47.6 less of NOx, 4.4 less of
PM10, 3.0 less of PM2.5, and 0.5 less of SOx (see Table 3.3 -15 of the Draft SEIR. Since the
AQMP predictions are based on the General Plan and the Master Plan Update Project would
result in emissions reductions for all pollutants, the Master Plan Update Project is consistent
with the AQMP assumptions.
The Draft SEIR analysis of Project consistency with applicable General Plan goals and policies
also found the Master Plan Update Project compatible with relevant air quality goals and
policies through compliance with trip reduction requirements, trip reduction programs (including
trip share education and carpool parking), permit programs for stationary equipment, and
compliance with SCAQMD Rule 403 to reduce construction -phase emissions.
NOISE
Impact No. 10: Construction Noise
Construction activities to implement the Master Plan Update project will be conducted consistent
with the City of Newport Beach Noise Ordinance. No significant impacts would occur.
Finding
The City finds and determines that Master Plan Update Project impacts related to construction
noise will be less than significant. Compliance with the City's standard condition and mitigation
measure would avoid potential significant impacts as described in detail in Section 3.4 of the
Draft SEIR.
Facts in Support of Finding
As further set forth in Section 3.4 of the Draft SEIR, construction noise represents a short-term
effect on ambient noise levels with construction within 500 feet of residential units having the
potential to exceed the City of Newport Beach Noise Ordinance limitations. Construction
activities to implement the Master Plan Update project will be conducted consistent with the City
of Newport Beach Noise Ordinance, which exempts from noise limitations construction noises
generated between the hours of 7:00 AM and 6:30 PM during the week and between 8:00 AM
and 6:00 PM on Saturdays with no construction allowed on Sundays or federal holidays
The significant effect has been eliminated or substantially lessened to a level that is less than
significant by the inclusion of the following standard condition as well as the mitigation carried
forward from Final EIR No. 142.
Wn 7-OMIR V ,m _009Wooc 28 Findings
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
Standard Conditions of Approval
3.4 -1 During construction, the Applicant shall ensure that all noise generating activities are
limited to the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on
Saturdays. No noise generating activities shall occur on Sundays or national holidays
in accordance with the City of Newport Beach Noise Ordinance.
Mitigation Measure
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.
Impact No. 11: Vibration
Vibration impacts are considered significant prior to mitigation.
Finding
The City finds and determines that Master Plan Update Project impacts related to vibration will
be less than significant with measures identified below and as set forth in Section 3.4 of the
Draft SEIR.
Facts in Support of Finding
As further set forth in Section 3.4 of the Draft SEIR, the anticipated demolition and construction
activities associated with the proposed Master Plan Update Project would generate vibration;
although because no specific construction or demolition projects are proposed as part of the
Master Plan Update Project, site - specific vibration analyses are not included in the Draft SEIR.
Vibration noise is not expected to be substantially greater than expected with the buildout of the
Master Plan. Implementation of the Master Plan Update Project would allow for more
construction on the Upper Campus and less construction on the Lower Campus than would
have occurred with the existing Master Plan.
Mitigation Measure
3.1 -2 Prior to the initiation of vibration -generating demolition and construction activities, the
Hoag construction project manager shall notify building /department representatives
that these activities are planned. This notification will allow for the relocation of
vibration - sensitive equipment in portions of buildings that could be affected.
The Hoag construction staff shall work with the project contractor to schedule
demolition and construction activities that use heavy equipment and are located
within 50 feet of buildings where vibration- sensitive medical procedures occur, such
that demolition and construction activities are not scheduled concurrent with
sensitive medical operations. A system of communications would be established
between selected vibration- sensitive uses /areas and the construction managers to
avoid noise or vibration affecting patient care or research activities.
Impact No. 12: Vehicular Noise
Implementation of the Master Plan Update Project would not result in a project - specific or
contribute to a significant cumulative traffic noise impact.
29 Findings of Fad
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Ffndi gs of Fact and Statement of Overriding Considerations
Finding
The City finds and determines that implementation of the Master Plan Update Project would not
result in a project- specific or contribute to a cumulative traffic noise increase along a roadway
segment that is adjacent to a noise sensitive land use; no mitigation is required.
Facts in Support of Finding
As further set forth in Section 3.4 of the Draft SEIR, implementation of the Master Plan Update
Project would increase traffic noise by 1 dB or more (the threshold of significance) along five
roadway segments: West Coast Highway west of the Newport Boulevard southbound off -ramp,
Via Lido east of Newport Boulevard, Hoag Drive south of Hospital Road, Tustin Avenue north of
West Coast Highway, and Bayside Drive north of East Coast Highway. Based on the distance of
any sensitive noise receptors (e.g., residences) to these roadways ( Bayside Drive, Tustin
Avenue, Hoag Drive), the adequacy of outdoor -to- indoor noise reduction provided by buildings
(Via Lido, Hoag Drive), and the presence of noise limiting walls (West Coast Highway), the
Master Plan Update Project's contribution to traffic along these roadways is not expected to
exceed the 65 CNEL noise limitation applicable to sensitive receptors. Final EIR No 142 (1991)
found that the Master Plan project would not result in any significant traffic noise impacts but
would contribute to existing noise level exceedances along five road segments: Coast Highway
from Superior Avenue to east of Bayside Drive, Balboa Boulevard southeast of Newport
Boulevard, Superior Avenue between 15'h Street and Placentia, Newport Boulevard between
Balboa Boulevard and north of Hospital Road, and Dover Drive north of Coast Highway.
Implementation of the Master Plan Update Project would not result in an incremental addition to
cumulative traffic noise along these roadway segments over 0.1 dB (3 dB increase is the
threshold of significance) and in many cases would slightly reduce noise levels for these
roadways. Thus, traffic noise impacts to off -site noise sensitive land uses on both a project -
specific and cumulative basis were determined to be less than significant.
Impact No. 13: Emergencv Vehicle Noise
Prior to mitigation, on -site emergency vehicles and helicopter transport activities could result in
significant noise impacts thereby impacting sensitive receptors (e.g., nearby residences).
Finding
The City finds and determines that Master Plan Update Project impacts related to emergency
vehicle and heliport noise will be less than significant with mitigation.
Facts in Support of Finding
The significant effect associated with emergency vehicles and use of the heliport has been
eliminated or substantially lessened to a level that is less than significant by the inclusion of the
following mitigation measures set forth in Final EIR No. 142 and identified in the Draft SEIR.
Mitigation Measures
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.
w+uaormsEw 30 Findings of Fad
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of overriding Considerations
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.
Impact No. 14: Traffic Noise Impact to On-Site Land Uses
Future hospital buildings within the 65 CNEL contour and office buildings within the 70 CNEL
contour could experience significant noise impacts within the interior of the building due to an
exceedance of the City's standards.
Finding
The City finds and determines that Master Plan Update Project impacts related to traffic impacts
on on -site uses will be less than significant with mitigation identified below and described in
detail in Section 3.4 of the Draft SEIR.
Facts in Support of Finding
As set forth in Section 3.4 of the Draft SEIR, prior to mitigation, future on -site land uses at Hoag
(e.g., hospital and office uses) could be impacted from traffic noise. Specific future projects
associated with the Master Plan Update Project would be required to comply with the City's
General Plan Noise Standards for hospital and office uses, which have been designed to protect
persons inside and outside of office and hospital buildings. The standards applicable to Hoag
are the outdoor standard of 65 CNEL, the interior 45 CNEL standard for hospital uses (e.g.,
patient rooms), and 50 CNEL for office uses. The outdoor 65 CNEL standard is applicable to
outdoor patio areas where persons would be expected to congregate for extended periods of
time. Any future buildings with patios located closer to roadways than the 65 CNEL contour
distance could be significantly impacted as noise on the patios could exceed the 65 CNEL
standard. Future hospital buildings within the 65 CNEL contour and office buildings within the 70
CNEL contour could experience significant noise impacts within the interior of the building due
to an exceedance of the City's standards.
The potentially significant effect has been eliminated or substantially lessened to a level that is
less than significant by the inclusion of the following mitigation measures, as identified in
Section 3.4 of the Draft SEIR.
Mitigation Measures
3.4 -10 Prior to the issuance of building permits for any Hoag patio use proposed to be
located closer to the roadway than the 65 CNEL contour distance shown in Table
3.4-8, a detailed acoustical analysis study shall be prepared by a qualified acoustical
consultant and submitted to the City for review and approval. The acoustical analysis
report shall describe and quantify the noise sources impacting the area and the
measures required to meet the 65 CNEL exterior residential noise standard. The final
building plans shall incorporate the noise barriers (wall, berm or combination
wall /berm) required by the analysis and Hoag shall install these barriers prior to
issuance of a Certificate of Occupancy.
3.4 -11 Prior to issuance of building permits, a detailed acoustical study using architectural
plans shall be prepared by a qualified acoustical consultant and submitted to and
approved by the City for Hoag buildings proposed to be located closer to the
wnsooT- RFlw�w'r= ow�.00c 31 Findings of Fad
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
roadway than the 65 CNEL contour distance shown in Table 3.4 -8°, and for office
buildings proposed to be located closer to the roadway than the 70 CNEL contour
distance (Table 3.4 -8). This report shall describe and quantify the noise sources
impacting the building(s), the amount of outdoor -to- indoor noise reduction provided
by the design in the architectural plans, and any upgrades required to meet the City's
interior noise standards (45 CNEL for hospital uses and 50 CNEL for office uses).
The measures described in the report shall be incorporated into the architectural
plans for the buildings and implemented with building construction.
Impact No. 15: Consistency with Applicable Noise Policies
The Master Plan Update Project would be considered compatible with the relevant goals and
polices related to noise due to the compliance with the City's Noise Ordinance for construction
and property maintenance activities and compliance with the Noise Ordinance as modified by
the Master Plan Update Project for long -term operation at Hoag.
Finding
The City finds and determines that Master Plan Update Project impacts related to consistency
with noise policies and goals will be less than significant with mitigation. The project design
features and mitigation measures discussed below would mitigate or avoid potential significant
policy- related impacts described in detail in Section 3.4 of the Draft SEIR and the Responses to
Letter No. 5 in the Responses to Comments, Vol. III of the Final SEIR.
Facts in Support of Finding
As further set forth in Section 3.4 of the Draft SEIR, the noise analysis addressed the Master
Plan Update Project's noise compatibility with the City's Noise Ordinance, General Plan Noise
Element, existing Development Agreement and PC Text, and modifications to the noise
standards proposed as a part of the Project as well as the PC Text Amendment and
Development Agreement Amendment. The Draft SEIR noise analysis noted that no
development projects are proposed as a part of the Master Plan Update Project, and would-be
subject to noise analysis as site- specific projects are proposed at Hoag. Noise generated at
Hoag would be governed by the City's Noise Ordinance except adjacent to the loading dock
area where modifications to the daytime and nighttime standards are requested (to 65 Leq and
55 Leq, respectively) when measured at the Hoag property line, and within the loading dock
area, where delivery vehicles and the loading and unloading of delivery vehicles would be
exempt from any applicable noise standards.
As a part of the Master Plan Update Project, two Project Design Features would reduce noise
originating at Hoag in the loading dock area. A sound wall would be constructed in the loading
dock area between the loading dock and existing 260 Cagney Lane and 280 Cagney Lane
condominium units in the Villa Balboa complex located west of Hoag. Residents of specified
condominium units in these two buildings would be offered upgrades to windows and sliding
glass doors or balcony barriers (see further PDF 3.4 -1 and PDF 3.4 -2 presented as a part of
Impact No. 22). Additional noise measures are required as a part of the Master Plan Update
Project carried forward from Final EIR No. 142 and new measures identified in the Master Plan
Update SEIR. These measures include programs to reduce siren noise from emergency
vehicles; restrictions on the helipad use; limits on the hours of trash compactor operations;
HVAC equipment upgrades for the Ancillary Building and West Tower to meet revised noise
limits; limitations on the hours delivery vehicles may use West Hoag Drive; sound absorption
° See page 3.4 -29 of the Draft SEIR
Wu 747MR 32
Hoag Memonal Hospital Presbytenan Master Plan Update Projed
Findings of Fad and Statement or Overriding Considerations
panels on the east wall of the loading dock; relocation of the trash compactor; enclosure of the
trash compactor and bailer; and posting of no idle signs in the loading dock area. For additional
detail, see the mitigation measures presented in conjunction with Impact No. 22, below.
AESTHETICS
Impact No. 16: Aesthetics
The Master Plan Update Project would not result in any significant visual impacts either prior to
or after mitigation that were not previously identified in Final EIR No. 142; therefore, impacts
associated with the Master Plan Update Project would be no greater than identified in Final EIR.
142.
Finding
The City finds and determines that implementation of the Master Plan Update Project would not
result in any new significant impacts related to scenic vistas, changes in the visual character of
the site and its surroundings, or increased or shade and shadow effects. No mitigation for the
Master Plan Update Project is necessary, although mitigation measures adopted as part of Final
EIR No. 142 will continue to be carried out with implementation of the Master Plan Update
Project.
Facts in Support of Finding
As further set forth in Section 3.5 of the Draft SEIR, Final EIR No. 142 identified that the 1992
Master Plan would not result in significant impacts related to scenic vistas or the visual
character of the site and its surroundings. Final EIR No. 142 also found that buildout of the
Master Plan, as an individual project effect, would have a less than significant shade and
shadow impact. The Master Plan Update Project would not result in any significant visual
impacts either prior to or after mitigation that were not previously identified in Final EIR No. 142;
therefore, impacts associated with the Master Plan Update Project would be no greater than
identified in Final EIR. 142. The following mitigation measures identified in Final EIR No. 142
would continue to be carried out with implementation of the Master Plan Update Project, as
identified in Section 3.5 of the Draft SEIR.
Mitigation Measures
43. Prior to issuance of grading permits, the Project Sponsor shall ensure that a
landscape and irrigation plan is prepared for each buildingfimprovement 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 General Services Department and approval by
the Planning Department and Public Works Department.
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
w^i°°�mmFxaue.'suw aaeoe.00c 33 Findings
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
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.
Impact No. 17: Light and Glare
With mitigation, ongoing development of Hoag would not result in significant new sources of
lighting or glare.
Finding
The City finds and determines that impacts related to light and glare for the Master Plan Update
Project will be less than significant. The standard conditions would mitigate or avoid potential
significant impacts described in Section 3.5 of the Draft SEIR, such that no significant adverse
impacts will remain after implementation of the standard conditions.
Facts in Support of Finding
As an existing 24 -hour land use, Hoag has existing night lighting. Consistent with the findings of
Final EIR No. 142 and as further set forth in Section 3.5 of the Draft SEIR, ongoing development
of Hoag would not result in significant new sources of lighting or glare due to application of
standard conditions designed to ensure that sources of night lighting do not significantly affect
nighttime views in the area. The Master Plan Update Project would be required to comply with
following standard conditions and requirements.
Standard Conditions and Requirements
3.5 -1 Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior
on -site lighting shall be shielded and confined within site boundaries. No direct rays
or glare are permitted to shine onto public streets or adjacent sites or create a public
nuisance. "Walpak° type fixtures are not permitted. Parking area lighting shall have
zero cut -off fixtures and light standards shall not exceed 30 feet in height.
3.5-2 The site shall not be excessively illuminated based on the luminance
recommendations of the Illuminating Engineering Society of North America, or, if in
the opinion of the Planning Director, the illumination creates an unacceptable
negative impact on surrounding land uses or environmental resources. The Planning
Director may order the dimming of light sources or other remediation upon finding
that the site is excessively illuminated.
3.5 -3 Prior to the issuance of a building permit, the applicant shall submit a point by point
photometric study prepared by a qualified professional in conjunction with a final
lighting plan for approval by the Planning Department.
3.5-4 Prior to issuance of the certificate of occupancy or final of building permits, the
applicant shall schedule an evening inspection by the Code and Water Quality
Enforcement Division to confirm control of light and glare.
wnmm WIR wimr W&Kffre_wo08=e 34 F4'dings of Fact
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Finda'as of Fad and Statement ofOverridina Considerations
Impact No. 18: Consistencv with Applicable Aesthetics Policies
The Master Plan Update Project would not result in a significant visual impact and would be
consistent with the character and visual scale of the site and was found compatible with relevant
goals and policies in the Draft SEIR.
Finding
The City finds and determines that implementation of the Master Plan Update Project will have
no aesthetics policy impacts.
Facts in Support of Finding
As further set forth in Section 3.5 of the Draft SEIR, the aesthetics analysis contained in the
Final SEIR addressed the Project's compatibility with the applicable goals and policies of the
City's General Plan and Local Coastal Program. The Master Plan Update Project is compatible
with relevant aesthetics goals and policies. For the visual evaluation, a consideration was made
regarding whether the potential intensification of development on the Upper Campus would be
inconsistent with the visual character and scale of the site. The current character of the Upper
Campus is one of dense development providing an urban atmosphere to the site. Intensification
of the development on the Upper Campus with the Master Plan Update Project would not
substantially change the character of the site. No changes would occur to development
standards pertaining to building heights, setbacks, and building envelopes with the Master Plan
Update Project.
Although no aesthetics policy impacts have been identified, the aesthetics mitigation program
identified in the Draft SEIR, Section 3.5, and discussed above under Impact No. 16 and Impact
No. 17 would be applicable to the Master Plan Update Project.
wum > -0i��iawmm�s oawoemc 35 Ridings of Fad
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding considerations
B. SIGNIFICANT UNAVOIDABLE IMPACTS
The potentially significant impacts identified in the Final SEIR that cannot be mitigated to a less
than significant level through the implementation of project design features, standard conditions
of approval, and/or mitigation measures are addressed in this section. This section also sets
forth the City's findings with respect to each of the significant impacts, the facts in support of
those findings, and any changes and alterations that have been made to the Master Plan
Update Project to reduce this significant effect to the maximum extent practicable.
In accordance with the State CEQA Guidelines §15093, a Statement of Overriding
Considerations has been prepared to substantiate the City's decision to accept these significant
unavoidable adverse environmental impacts because of the benefits afforded by the Master
Plan Update Project. Following is a discussion of the significant impacts of the Master Plan
Update Project that cannot be mitigated to a level considered less than significant.
LAND USE AND PLANNING
Impact No. 19: Land Use Compatibilitv with Land Uses to the West
The significant and unavoidable land use compatibility impact with respect to land uses to the
west of the Upper Campus identified in Final EIR No. 142 would continue to exist with buildout
of Hoag under the Master Plan Update Project scenario. With regard to land uses to the west of
the Upper Campus at Hoag Hospital (residential uses), as further set forth in Section 3.1 of the
Draft SEIR, implementation of development on the Upper Campus under the Master Plan
Update Project scenario would have no greater or different land use effect than the existing
Master Plan, and would therefore not have a significant project impact.. However, the Master
Plan Update Project will not eliminate the significant unavoidable land use impact to residences
to the west of Hoag on the Upper Campus identified in Final EIR No. 142. This- is not a new
impact.
Finding
The City finds and determines that land use compatibility impacts for uses west of the Hoag
Hospital Upper Campus Changes will be significant and unavoidable. Despite the application of
mitigation measures and project design features which would lessen the significant
environmental effect as identified in the Draft SEIR; the Master Plan Update Project's land use
impacts to areas west of Hoag would remain significant and unavoidable. Specific economic,
legal, social, or technological considerations make infeasible any mitigation measures not
already adopted as part of the Final SEIR and the analyzed project alternative will not eliminate
or reduce the significant land use impact to land uses west of Hoag's Upper Campus.
Therefore, a Statement of Overriding Considerations is also adopted.
Facts in Support of Finding
Final EIR No. 142 found that the Master Plan would result in a significant and unavoidable Nand
use impact on residential units located directly adjacent to the western buildings of the Upper
Campus due to the combination of the scale and height of the hospital structures, traffictloading
dock noise, mechanical equipment noise, and shade and shadow effects. Although the project
setback limits are more stringent than City Code, the placement of hospital buildings adjacent to
residential units located to the west of the Upper Campus was identified as a significant impact
when considered in combination with shade and shadow and noise impacts in this location.
Wn UnaM�R rmaq :�rewne :_w000a.00c 36 Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding considerations
It should be noted that the Master Plan evaluated in Final EIR No. 142 included the construction
of a Critical Care Surgery Unit on the west side of the West Tower. The Critical Care Surgery
Unit would have had a 15 foot setback from the common property line rather than a 25 foot
setback from the common property line. The building was not constructed; the Master Plan
Update PC Text has eliminated the identification of a future building in this location and, as
such, the reference to a 15 foot setback at this location.
Consistent with the conclusions of Final EIR No. 142, the analysis contained in Section 3.1 of
the Draft SEIR finds that the Master Plan Update Project would also result in significant impacts
to existing residential development west of the Upper Campus. However, the amendment to the
Master Plan proposed by the Master Plan Update Project would not make these impacts more
severe, as facilities developed under the Master Plan Update Project would be no closer or
taller than allowed under the existing Master Plan. Further, the Master Plan Update Project's
mitigation program (e.g., the sound wall, replacement of mechanical equipment for the Ancillary
Building and West Tower, enclosing the trash compactor, and window and sliding door
replacement and /or balcony barriers for residences in the 280 Cagney Lane and 260 Cagney
Lane condominium buildings adjacent to the loading dock) would reduce noise impacts to the
residences west of Hoag beyond that contemplated in Final EIR No. 142. (See Draft SEIR at
3.1 -17) The construction of a sound wall in the loading dock area of Hoag as a part of the
Master Plan Update Project would reduce noise levels at the condominiums west of Hoag in
comparison to current noise levels in this area and in comparison to future noise levels without
the sound wall in place. However, while the Master Plan Update Project's significant
unavoidable land use impact when considered in combination with shade and shadow and
noise impacts in this location would be reduced when compared to the existing Master Plan
project, the impact would not be less than significant.
The significant impacts related to compatibility with existing land uses in the vicinity cannot be
reduced to a less than significant level despite inclusion of the following mitigation measures set
forth in Final EIR No. 142 and as amended in Draft SEIR for the Master Plan Update Project.
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, adoption of an amendment to the Planned
Community Development Plan and District Regulations, adoption of an Amendment
to the General Plan, approval of an Amendment to the Development Agreement,
grading permits, and building permits for some facilities. The California Coastal
Commission has the discretionary responsibility to issue a Coastal Development
Permit for the Lower Campus.
118. For any building subject to the issuance of a building permit by the California Office
of Statewide Health Planning and Development ( OSHPD), Hoag Hospital shall
submit to OSHPD a letter from the City of Newport Beach indicating that review of
the development plans has been completed and that the plans are in compliance
with all City requirements.
The issues forming the basis of the land use compatibility significant impact are noise, and
shade and shadow aesthetic impacts. Mitigation for shade and shadow effects is not required as
Section 3.5 of the Draft SEIR determined that facilities constructed under the Master Plan
Update Project would have no greater effect than buildout under the existing Master Plan and
wuom+oncmaun +�.us waem.00c 37 Findings of Fad
Hoag Memodal Hospital Presbytenan Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
as analyzed under Final EIR No. 142. Future development at Hoag would occur consistent with
the development assumptions for the existing Master Plan related to building heights and
locations. Further, Final EIR No. 142 found shade and shadow impacts to be less than
significant. Noise impacts have been mitigated to the extent feasible as described in Section 3.4
of the Draft SEIR and in the Responses to Comments and through implementation of Project
Design Features for the sound wall and window /sliding door /balcony barrier improvements (see
further Facts Supporting Finding for Impact No. 21 and Impact No. 22). The City has determined
that no feasible alternative exists that would avoid or reduce these impacts to a less than
significant level as discussed further related to Impact No. 23.
AIR QUALITY
Impact No. 20: Construction - Related Air Qualitv Impacts
Although the Master Plan Update Project would not generate any significant air quality impacts
not previously disclosed in Final EIR No. 142, future grading and demolition activities associated
with the Master Plan Update Project could result in short-term significant construction- related
PM10 (particulate matter with an aerodynamic diameter equal to or less than ten microns)
impact, NOx (nitrogen oxide) impacts, and VOC (volatile organic compound) emission impacts.
These short-term impacts for PM10, NOx, and VOCs would be reduced with implementation of
the mitigation but not to a level considered less than significant.
Finding
The City finds and determines that implementation of the Master Plan Update Project would
have a short-term significant and unavoidable air quality impact associated with construction
activities. Despite the application of the mitigation program, which would substantially lessen the
significant environmental effect as identified in the Draft SEIR, the Master Plan Update Project's
short-term construction air quality impacts cannot be reduced to a less than significant level.
Specific economic, legal, social, technological, or other considerations make infeasible any
additional mitigation not already adopted as part of the Final SEIR and the analyzed project
alternative will not eliminate or avoid the significant short-term air quality impact. Therefore, a
Statement of Overriding Considerations is also adopted.
Facts in Support of Finding
The Master Plan Update Project would not generate any significant air quality impacts not
previously disclosed in Final EIR No. 142. However, future grading and demolition activities
associated with the Master Plan Update Project may exceed SCAQMD's construction
thresholds. Specifically, air emissions resulting from implementation of the Master Plan Update
Project may result in significant short-term PM10 impacts if more than 13.4 acres were
disturbed at the same time during construction and in short-term NOx impacts due to the use of
more than 4 pieces of heavy equipment or more than 6 to 8 pieces of smaller equipment per
day of construction combined with emissions from haul trucks during demolition. VOC (volatile
organic compound) emission thresholds are expected to be exceeded during the application of
architectural coatings. Sensitive receptors could be affected by the increase in emissions over
existing conditions. Diesel particulate matter emissions would be less than significant.
Therefore, short-term construction air quality impacts, including potential human health
implications, would be significant even with mitigation incorporated resulting in a significant
unavoidable adverse impact. The amendment to the Master Plan resulting from implementation
of the Master Plan Update Project would not alter or make these impacts more severe as those
discussed in conjunction with Final EIR No. 142 for the existing Master Plan. Therefore, while
W�o TIT vxim _owoW[= 38 Findings of Fact
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
the Master Plan Update Project would cause a significant unavoidable impact, it would not
constitute a new impact. The following mitigation measures set forth in Final EIR No. 142 and as
amended in the Draft SEIR are applicable to the Master Plan Update Project. Additionally, the
alternative analyzed in the Draft SEIR would also have significant unavoidable impacts relative
to construction air quality.
Mitigation Measures
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 401and Visible Emissions, Rule 402, Public
Nuisance.
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.
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.
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.
3.3 -1 During construction of the Project, the Applicant and its Contractors shall be required
to comply with regional rules established by the South Coast Air Quality
Management District (SCAQMD), which assist in reducing short-term air pollutant
emissions. The SCAQMD's Rule 403 requires that fugitive dust be controlled with
best available control measures so that the presence of such dust does not remain
visible in the atmosphere beyond the property line of the emission source. Two
options are presented in Rule 403: monitoring of particulate concentrations or active
control. Monitoring involves a sampling network around the project with no additional
control measures unless specified concentrations are exceeded. The active control
option does not require any monitoring, but requires that a list of measures be
implemented starting with the first day of construction.
wam ?ra [R FMkWsmaxas Wo .o 39 Findings of Fad
Hoag Memonat Hospital Presbytenan Master Plan Update Project
Findings of Fad and Statement ofOvernding Considerations
TABLE A
REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1)
Control Measure 1 Guidance .�
01 -1 Stabilize backfill material when not actively
handling; and
01 -2 Stabilize badkfill material during handling; and
01 -3 Stabilize soil at completion of activity.
gyring and Grubbing
02 -1 Maintain stability of soil through pre - watering
of site prior to clearing and grubbing; and
02 -2 Stabilize soil during tearing and grubbing
activities; and
02 -3 Stabilize soil immediately after clearing and
grubbing activities.
ring Forms
03 -1 Use water spray to Gear forms; or
03 -2 Use sweeping and water spray to clear fors;
or
03-3 Use vacuum system to Gear forms.
04-1 Stabilize surface soils prior to operation of
support equipment; and
042 Stabilize material after crushing.
I Cut and Fill
05-1
Pre -water soils prior to cut and fill activities;
and
05 -2
Stabilize soil during and after cut and fill
activities.
Demolition — Mechanical/Manual
06 -1
Stabilize wind erodible surfaces to reduce
dust; and
06 -2
Stabilize surface soil where support equipment
and vehicles will operate; and
06 -3
Stabilize loose soil and demolition debris; and
06-4
Comply with AQMD Rule 403.
Disturbed
Soil
07 -1
Stabilize disturbed soil throughout the
construction site; and
07 -2
Stabilize disturbed soil between structures
• Mix backflll soil with water prior to moving
• Dedicate water truck or high capacity hose to
backfilling equipment
• Empty loader bucket slowly so that no dust plumes
are generated
• Minimize drop height from loader bucket
• Maintain live perennial vegetation where possible
• Apply water in sufficient quantity to prevent
generation of dust plumes
• Use of high pressure air to clear forms may cause
exceedance of Rule requirements
• Follow permit conditions for crushing equipment
• Pre -water material prior to loading into crusher
• Monitor crusher emissions opacity
• Apply water to crushed material to prevent dust
• For large sites, pre -water with sprinklers or water
trucks and allow time for penetration
• Use water truck s /pulls to water soils to depth of cut
prior to subsequent cuts
• Apply water in sufficient quantities to prevent the
generation of visible dust plumes
• Limit vehicular traffic and disturbances on soils
where possible
• If interior block walls are planned, install as early
as possible
• Apply water or a stabilizing agent in sufficient
quantities to prevent the generation of visible dust
➢A D 7 73011 Fe�gs�FNgygs_MODOB.DOC 40 Findings of Fad
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
TABLE A (Continued)
REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1)
Earth -Movi
08 -1
08 -2
08 -3
09 -1
09 -2
093
09-4
09-5
Source
Activities
Pre -apply water to depth of proposed cuts;
and
Re -apply water as necessary to maintain soils
in a damp condition and to ensure that visible
emissions do not exceed 100 feet in any
direction; and
Stabilize soils once earth- moving activities are
of Bulk Materials
Stabilize material while loading to reduce
fugitive dust emissions; and
Maintain at least six inches of freeboard on
haul vehicles; and
Stabilize material while transporting to reduce
fugitive dust emissions; and
Stabilize material while unloading to reduce
fugitive dust emissions; and
Comply with Vehicle Code Section 23114.
Guidance
• Grade each project phase separately, timed to
coincide with construction phase
• Upwind fencing can prevent material movement on
site
• Apply water or a stabilizing agent in sufficient
quantities to prevent the generation of visible dust
plumes
• Use tarps or other suitable enclosures on haul
trucks
• Check belly -dump truck seals regularly and
remove any trapped rocks to prevent spillage
• Comply with track -out prevention /mitigation
requirements
• Provide water while loading and unloading to
reduce visible dust plumes
10-1 Stabilize soils, materials, slopes • Apply water to materials to stabilize and maintain
materials in a crusted condition
• Maintain effective cover over materials
• Stabilize sloping surfaces using soil binders until
vegetation or ground cover can effectively
stabilize the slopes
• Hvdroseed Drior to rain season
II Road Shoulder Maintenance B
11 -1 Apply water to unpaved shoulders prior to • Installation of curbing and /or paving of road
clearing; and shoulders can reduce recurring maintenance costs
11 -2 Apply chemical dust suppressants and/or • Use of chemical dust suppressants can inhibit
washed gravel to maintain a stabilized surface vegetation growth and reduce future road shoulder
after completing road shoulder maintenance. maintenance costs
12 -1 Pre -water material prior to screening; and
12 -2 Limit fugitive dust emissions to opacity and
plume length standards; and
12 -3 Stabilize material immediately after screening.
Ing Areas
13-1 Stabilize staging areas during use; and
13-2 Stabilize staging area soils at project
completion.
• Dedicate water truck or high capacity hose to
screening operation
• Drop material through the screen slowly and
minimize drop height
• Install wind barrier with a porosity of no more than
50% upwind of screen to the height of the drop
• Limit size of staging area
• Limit vehicle speeds to 15 miles per hour
• Limit number and size of staging area
entrances/exists
N Stockpiles/ Bulk Material Handling H
14-1 Stabilize stockpiled materials.
14.2 Stockpiles within 100 yards of off -site occupied
buildings must not be greater than eight feet in
height; or must have a road bladed to the top
to allow water truck access or must have an
operational water irrigation system that is
• Add or remove material from the downwind portion
of the storage pile
• Maintain storage piles to avoid steep sides or
faces
wumrma�saAneups�mav,a,_wmos.00c 41 - Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Oveniding Considerations
TABLE A (Continued)
REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1)
Source Category
Cor6ol Measure.
Guidance
capable of complete stockpile coverage.
Traffic Areas for Construction Activities
15-1 Stabilize all off -road traffic and parking areas;
. Apply gravel /paving to all haul routes as soon as
and
possible to all future roadway areas
15-2 Stabilize all haul routes; and
. Barriers can be used to ensure vehicles are only
15 -3 Direct construction traffic over established haul
used on established parking areasthaul routes
routes.
Trenching
16 -1 Stabilize surface soils where trencher or
. Pre - watering of soils prior to trenching is an
excavator and support equipment will operate;
effective preventive measure.
and
• For deep trenching activities, pre- trench to 18
16.2 Stabilize soils at the completion of trenching
inches, soak soils via the pre- trench, and resume
activities.
trenching
• Washing mud and soils from equipment at the
conclusion of trenching activities can prevent
crusting and drying of soil on equipment
Truck Loading
17 -1 Pre-water material prior to loading; and
. Empty loader bucket such that no visible dust
17.2 Ensure that freeboard exceeds six inches
plumes are created
(CVC 23114)
. Ensure that the loader bucket is close to the truck
to minimize drop height while loading
Turf Overeeeding
18 -1 Apply sufficient water immediately prior to
. Haul waste material immediately off -site
conducing turf vacuuming activities to meet
opacity and plume length standards; and
18-2 Cover haul vehicles prior to exiting the site.
Unpaved Roads/Parking Lots
19-1 Stabilize soils to meet the applicable
Restricting vehicular access to established
performance standards; and
unpaved travel paths and parking lots can reduce
19-2 Limit vehicular travel to established unpaved
stabilization requirements
roads (haul routes) and unpaved parking lots.
Vacant Land
20-1 In instances where vacant lots are 0.10 acre or
larger and have a cumulative area of 500
square feet or more that are driven over and/or
used by motor vehicles and/or off -road
vehicles, prevent motor vehicle and/or off-mad
vehicle trespassing, parking and/or access by
installing barriers, curbs, fences, gates, posts,
signs, shrubs, trees or other effective control
measures.
Source: SCAQMD 2005.
w"ua^? tee Rwkwvwm.?� 42 Findings of Fad
Hoag Memorial Hospital Master Plan Update
Screencheck Supplemental EIR
TABLE B
DUST CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 2)
Fugitive Dust Source Category
Control Actions
Earth- moving (except construction cutting and filling areas, and mining operations)
(1 a) Maintain soil moisture content at a minimum of 12 percent, as determined by ASTM method D2216, or
other equivalent method approved by the Executive Officer, the California Air Resources Board, and
the U.S. EPA. Two soil moisture evaluations must be conducted during the first three hours of active
operations during a calendar day, and two such evaluations each subsequent four -hour period of active
operations;
OR
(1a -1) For any earth - moving which is more than 100 feet from all property lines, conduct watering as
necessary to prevent visible dust emissions from exceeding 100 feet in length in any direction.
Earth- moving: Construction fill areas:
(1 b) Maintain soil moisture content at a minimum of 12 percent, as determined by ASTM method D2216, or
other equivalent method approved by the Executive Officer, the California Air Resources Board, and
the U.S. EPA. For areas which have an optimum moisture content for compaction of less than 12
percent, as determined by ASTM Method 1557 or other equivalent method approved by the Executive
Officer and the California Air Resources Board and the U.S. EPA, complete the compaction process as
expeditiously as possible after achieving at least 70 percent of the optimum soil moisture content. Two
soil moisture evaluations must be conducted during the first three hours of active operations during a
calendar day, and two such evaluations during each subsequent four -hour period of active operations.
Earth - moving: Construction cut areas and mining operations:
(1c) Conduct watering as necessary to prevent visible emissions from extending more than 100 feet beyond
the active cut or mining area unless the area is inaccessible to watering vehides due to slope
conditions or other safety factors.
Disturbed surface areas (except completed grading areas)
(2a/b) Apply dust suppression in sufficient quantity and frequency to maintain a stabilized surface. Any areas
which cannot be stabilized, as evidenced by wind driven fugitive dust must have an application of water
at least twice per day to at least 80 percent of the unstabilized area.
Disturbed surface areas: Completed grading areas
(2c) Apply chemical stabilizers within five working days of grading completion;
OR
(2d) Take actions (3a) or (3c) specified for inactive disturbed surface areas.
Inactive disturbed surface areas
(3a) Apply water to at least 80 percent of all inactive disturbed surface areas on a daily basis when there is
evidence of wind driven fugitive dust, excluding any areas which are inaccessible to watering vehides
due to excessive slope or other safety conditions;
OR
(3b) Apply dust suppressants in sufficient quantity and frequency to maintain a stabilized surface;
OR
(3c) Establish a vegetative ground cover within 21 days after active operations have ceased. Ground cover
must be of sufficient density to expose less than 30 percent of unstabilized ground within 90 days of
planting, and at all times thereafter;
OR
(3d) Utilize any combination of control actions (3a), (3b), and (3c) such that, in total, these actions apply to
all inactive disturbed surface areas.
Unpaved Roads
(4a) Water all roads used for any vehicular traffic at least once per every two hours of active operations [3
times per normal 8 hour work day];
OR
(4b) Water all roads used for any vehicular traffic once daily and restrict vehicle speeds to 15 miles per hour;
OR
(4c) Apply a chemical stabilizer to all unpaved road surfaces in sufficient quantity and frequency to maintain
a stabilized surface.
Open storage piles
(5a) Apply chemical stabilizers;
w,�aman�otr-nemoa�ws_aoeoe.00c 43 Findrngs of Fact
Hoag Memonal Hospital Master Plan Update
Screencheck Suoolemental EIR
TABLE B (Continued)
DUST CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 2)
TABLE C
CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3)
Fugitive Dust Source Category
Control Actions
Earth- moving
OR
(5b)
Apply water to at least 80 percent of the surface area of all open storage piles on a daily basis when
there is evidence of wind driven fugitive dust;
(2A)
OR
(5c)
Install temporary coverings;
On the last day of active operations prior to a weekend, holiday, or any other period when active
OR
(5d)
Install a three -sided enclosure with walls with no more than 50 percent porosity which extend, at a
stabilizer diluted to not less than 1/20 of the concentration required to maintain a stabilized surface for a
minimum, to the top of the pile. This option may only be used at aggregate - related plants or at cement
period of six months;
manufacturing facilities.
All Categories
(6a)
Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified in Table 2 may be used.
Source: SCAQMD 2005.
TABLE C
CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3)
w^p°"r-"*.ERFl �y,�rmmnozamoe.aoc 44 Findings of Fact
Fugitive O"tist:S,"e Category
Earth- moving
(1A)
Cease all active operations;
OR
(2A)
Apply water to soil not more than 15 minutes prior to moving such soil.
Disturbed surface areas
(OB)
On the last day of active operations prior to a weekend, holiday, or any other period when active
operations will not occur for not more than four consecutive days: apply water with a mixture of chemical
stabilizer diluted to not less than 1/20 of the concentration required to maintain a stabilized surface for a
period of six months;
OR
(1 B)
Apply chemical stabilizers prior to wind event;
OR
(2B)
Apply water to all unstabilized disturbed areas 3 times per day. If there is any evidence of wind driven
fugitive dust, watering frequency is increased to a minimum of four times per day;
OR
(3B)
Take the actions specified in Table 2, Item (3c);
OR
(4B)
Utilize any combination of control actions (1 B), (2B), and (3121) such that, in total, these actions apply to
all disturbed surface areas.
Unpaved Roads
(1C)
Apply chemical stabilizers prior to wind event;
OR
(2C)
Apply water twice per hour during active operation;
OR
(3C)
Stop all vehicular traffic.
Open Storagepiles
(1 D)
Apply water twice per hour,
OR
(2D)
Install temporary coverings.
Paved Road Track -Out
w^p°"r-"*.ERFl �y,�rmmnozamoe.aoc 44 Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
TABLE C (Continued)
CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3)
Fugitive Dust Source Category
Control Actions
(1 E) Cover all haul vehicles;
OR
(2E) Comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for both
public and private roads.
All Categories
(1F) Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified in Table 3 may be used.
Source: SCAQMD 2005.
TABLE D
TRACK -OUT CONTROL OPTIONS
3.3 -2 Prior to issuance of each grading permit, the Applicant shall include the following
notes on the Contractor Specifications submitted for review and approval by the City
of Newport Beach Department of Public Works:
To reduce construction equipment emissions, the following measures shall be
implemented:
• Maintain construction equipment engines by keeping them tuned.
• Use existing power sources (i.e., power poles) when available. This measure
would minimize the use of higher polluting gas or diesel generators.
• Configure construction parking to minimize traffic interference.
• Minimize obstruction of through - traffic lanes. Construction shall be planned so
that lane closures on existing streets are kept to a minimum.
• Schedule construction operations affecting traffic for off -peak hours when
possible.
• Develop a Traffic Plan to minimize traffic flow interference from construction
activities (the plan may include advance public notice of routing, use of public
transportation, and satellite parking areas with a shuttle service).
46 Findings of Fact
Control Options
(A)
Install a pad consisting of washed gravel (minimum -size: one inch) maintained in a clean condition to a
depth of at least six inches and extending at least 20 feet wide and 50 feet long.
(B)
Pave the surface extending at least 100 feet and a width of at least 20 feet wide.
(C)
Utilize a wheel shakertwheel spreading device consisting of raised dividers (rails, pipe, or grates) at least
24 feet long and 10 feet wide to remove bulk material from fires and vehicle under carriages before
vehicles exit the site.
(D)
Install and utilize a wheel washing system to remove bulk material from tires and vehicle undercarriages
before vehicles exit the site.
(E)
Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified items (A) through (D) above.
Source: SCAOMD 2005.
3.3 -2 Prior to issuance of each grading permit, the Applicant shall include the following
notes on the Contractor Specifications submitted for review and approval by the City
of Newport Beach Department of Public Works:
To reduce construction equipment emissions, the following measures shall be
implemented:
• Maintain construction equipment engines by keeping them tuned.
• Use existing power sources (i.e., power poles) when available. This measure
would minimize the use of higher polluting gas or diesel generators.
• Configure construction parking to minimize traffic interference.
• Minimize obstruction of through - traffic lanes. Construction shall be planned so
that lane closures on existing streets are kept to a minimum.
• Schedule construction operations affecting traffic for off -peak hours when
possible.
• Develop a Traffic Plan to minimize traffic flow interference from construction
activities (the plan may include advance public notice of routing, use of public
transportation, and satellite parking areas with a shuttle service).
46 Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findinas of Fact and Statement of Overridirw Considerations
3.3 -3 Prior to issuance of each building permit for the proposed Master Plan Update
Project, the Applicant shall include the following notes on the Contractor
Specifications submitted for review and approval by the City of Newport Beach
Building Department:
Minimize the amount of paint used by using pre- coated, pre - colored, and
naturally colored building materials.
Use high- transfer efficiency painting methods such as HVLP (High Volume Low
Pressure) sprayers and brushes /rollers were possible.
Impact No. 21: Operational Air Quality Impacts
Consistent with the findings of Final EIR No. 142 for the existing Hoag Master Plan project, the
Master Plan Update Project's operations would result in an exceedance of SCAQMD's
established operational phase thresholds of significance for three criteria pollutants: CO, VOC,
and NOx. Implementation of the Master Plan Update Project would result in unavoidable,
significant long -term regional air quality impacts, including potential human health implications.
Finding
The City finds and determines that implementation of the Master Plan Update Project will have a
long -term significant and unavoidable impact on air quality related to CO, NOx, and VOC.
Despite the application of mitigation, which would substantially lessen the significant
environmental effect as identified in the Draft SEIR, the Master Plan update Project's long -term
air quality impacts cannot be reduced to less than significant. Specific economic, legal, social,
technological, or other considerations make infeasible any additional mitigation measures not
already adopted as part of the Final SEIR and the analyzed project alternative will not alleviate
the significant long -term air quality impact. Therefore, a Statement of Overriding Considerations
is also adopted.
Facts in Support of Finding
Regarding long -term air quality impacts, as further set forth in Section 3.3 of the Draft SEIR, the
Master Plan Update Project could generate fewer pollutant emissions than would occur with the
already- approved Master Plan because of vehicle trip reductions associated with Master Plan
Update Project. The amount of reduction would be dependent on the amount of square feet
reallocated from the Lower Campus to the Upper Campus. Therefore, compared to the long-
term air quality impacts associated with the existing Master Plan, the Master Plan Update
Project's impacts could be reduced. The amendment to the Master Plan resulting from
implementation of the Master Plan Update Project would not alter or make these impacts more
severe. However, consistent with the findings of Final EIR No. 142 for the existing Hoag Master
Plan Project, the Project's operations would result in an exceedance of SCAQMD's established
operational phase thresholds of significance for CO, VOC, and NOx. The mitigation measures
discussed below would reduce these impacts, but not to a level considered less than significant.
Consequently, implementation of the Master Plan Update Project would result in unavoidable,
significant long -term regional air quality impacts, including potential human health implications.
Wn 74n�w RWMPTk�Ups_W 908. C 46 Findinas of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
Furthermore, the alternative analyzed in the Draft SEIR would have also have significant
unavoidable impacts relative to long-term air quality as discussed further in Section 4.2.1 of the
Draft SEIR and the impact of the alternative would be greater than with the Master Plan Update
Project due to less development being reallocated and less reduction of vehicle trips and their
corresponding air emissions.
Mitigation Measures
36. Prior to the issuance of grading permits for each phase of development, the Project
Sponsor shall provide evidence for verification by the Planning Department that the
necessary permits have been obtained from the SCAQMD for regulated commercial
equipment incorporated within each phase. An air quality analysis shall be conducted
prior to each phase of development for the proposed mechanical equipment
contained within that phase that identifies additional criteria pollutant emissions
generated by the mechanical equipment to be installed in the phase.
37. Prior to the issuance of grading and building permits for each phase of development,
the project proponent shall provide evidence for verification by the Planning
Department that energy efficient lighting has been incorporated into the project
design.
38. Prior to the issuance of grading and building permits for each phase of Master Plan
development, the Project Sponsor shall provide evidence that site plans incorporate
the site development requirements of Ordinance No. 91 -16, as appropriate, to the
Traffic Engineering Division and Planning Department for review and Planning
Commission approval. Requirements outlined in the Ordinance include:
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.
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.
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.
`P�r� Fasu'� e.00c 47 Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of overriding considerations
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
96. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the
City that the thermal integrity of new buildings is improved with automated time
clocks or occupant sensors to reduce the thermal load.
97. Prior to issuance of a building permit, the Project Sponsor shall demonstrate to the
City that window glazing, wall insulation, and efficient ventilation methods have been
incorporated into building designs.
98. Prior to issuance of a building permit, the Project Sponsor shall demonstrate that
building designs incorporate efficient heating units and other appliances, such as
water heater, cooking equipment, refrigerators, furnaces and boiler units.
99. Prior to issuance of a building permit, the Project Sponsor shall incorporate into
building designs, where feasible, passive solar designs and solar heaters.
NOISE
Impact No. 22: Loading Dock Area Noise
Because the modification of the noise limitations in the Development Agreement and PC Text
included as part of the Master Plan Update Project would allow noise to exceed the Noise
Ordinance criteria in the vicinity of the loading dock area, noise impacts in the loading dock area
are considered significant and unavoidable.
Finding
The City finds and determines that implementation of the Master Plan Update Project will have a
significant and unavoidable impact on noise for sensitive receptors in the vicinity of the loading
dock. Despite the application of mitigation measures and project design features, which
substantially lessen the significant environmental. effect as identified in the Draft SEIR and
discussed above, the Master Plan update Project's long -term noise impact in the vicinity of the
loading dock cannot be reduced to less than significant. Specific economic, legal, social,
technological, or other considerations make infeasible any additional mitigation measures not
wnzomms�Exermuimgw' oaaaoe.00c 48 Findings of Fed
Hoag Memorial Hospital Pres"dan Master Plan Update Project
Findings of Fad and Statement of Overdding Considerations
already adopted as part of the Final SEIR and the analyzed project alternative will not alleviate
the significant long -term noise impact. Therefore, a Statement of Overriding Considerations is
also adopted.
Facts in Support of Finding
As set forth in Section 3.4 of the Draft SEIR, noise generated from activities in the loading dock
and in the vicinity of the loading dock is considered significant, as the Master Plan Update
Project would modify the applicable noise standards such that limitations under the City of
Newport Beach Noise Ordinance would be allowed to be exceeded. Since release of the Draft
SEIR for public review, the proposed changes to the Noise Ordinance for the loading dock area
have been made more stringent. Specifically, the changes allowed by implementation of the
Master Plan Update Project would impose the City's Noise Ordinance on all areas of Hoag with
the exception of the loading dock area, where vehicles in the loading dock area would be
exempt from the Noise Ordinance during daytime hours, and other noises in the loading dock
area would be limited to 65 dBA (daytime Leq 15 min) and 55 dBA (nighttime Leq 15 min) when
measured at the Hoag property line. Changes to the Development Agreement would allow for
Hoag at Hoag at sensitive receptor sites (the residences adjacent to the loading dock) to exceed
City Noise Ordinance limitations. Project design features and mitigation measures are proposed
for adoption with the Master Plan Update Project. However, the implementation of Project
Design Features and mitigation measures cannot ensure that noises levels for areas adjacent to
the loading dock area would be below City Noise Ordinance limitations. As such, the changes in
the Development Agreement permitted by the Master Plan Update Project states that noises in
this area would not be required to adhere to the Noise Ordinance but would be bound to the
speck terms of the Development Agreement and PC Text.
PDF 3.4 -1 and 3.4 -2 below related to the offer of window /sliding door upgrades and balcony
barriers to residences adjacent to the loading dock area were considered infeasible in the Draft
SEIR they would be implemented on private property thereby requiring the approval of the
neighboring residents before such measures could be implemented. Without a guarantee that
the measures would be implemented, they could not qualify as feasible mitigation measures
under CEQA. The Draft SEIR noted that a sound wall could be constructed along Hoag's
westerly property line to reduce noise levels at the residences. However, the geometry in this
area is not favorable for the construction of a "traditional" sound wall (e.g., cinder block wall). It
was calculated that the sound wall would need to be at least 25.5 feet high to provide the 8 dB
noise reduction to bring noise from the loading dock into compliance with the Noise Ordinance.
The Draft SEIR determined that a traditional wall would likely not be feasible due the height,
cost, construction impacts, as well as residents may not support a sound wall this tall, and close
to their homes.
An alternative sound wall system was investigated and determined feasible and would not result
in any new significant impacts beyond those identified in the Master Plan Update SEIR. The
approximately 470 -foot linear wall would be constructed on Hoag's property between West
Hoag Drive and the 280 Cagney Lane condominium building (southern building); and extend
approximately 40 feet north of the 260 Cagney Lane condominium building (northern building).
Both the sound wall and the window /sliding door upgrades and balcony barriers are included in
the Master Plan Update Project as Project Design Features and are proposed for adoption as
part of the Final SEIR. See response to letter no. 5 in the Responses to Comments, Vol. III of
the Final SEIR. Other potential mitigation measures (such as covering the loading dock or fully
enclosing balconies for adjacent residences) have been deemed infeasible as discussed in
Section 3.4 of the Draft SEIR, in the Responses to Comments, Responses to Letter No. 5 in
Vol. III of the Final SEIR, and the City's expert testimony to the Planning Commission.
wnzm�ora��acxm�wxmn�ss _aoeoe.00c 49 Findings of Fact
Hoag Memonal Hospital Presbylenan Master Plan Update Pn jact
Findings of Fact and Statement of Overriding Considerations
Because the modification of the noise limitations in the Development Agreement and PC Text
included as part of the Master Plan Update Project would allow noise to exceed the Noise
Ordinance criteria in the vicinity of the loading dock area, even after application of the feasible
project design features and mitigation, the noise impacts of the Master Plan Update Project in
the loading dock area are considered significant and unavoidable. Noise in the loading dock
area would also not be less than significant under the project alternative studied in Section 4.2.1
of the Draft SEIR.
Other noise impacts from on -site activities and land uses outside of those discussed above in
relation to the loading dock area were determined in Section 3.4 of the Draft SEIR to be less
than significant with mitigation due to the compliance with the City's Noise Ordinance to these
activities and land uses.
Proiect Design Features
PDF 3.4 -1 Within six months following approval of the Master Plan Update Project by the
City of Newport Beach and the expiration of any appeals, statute of limitations or
referendum periods for challenging any of the Project approvals, the Applicant
shall offer a window /sliding glass door upgrades (dual pane windows) and
balcony barrier extensions to the owners of the residences (Owners) of 12
condominium units at 260 Cagney Lane, Newport Beach, in Units 202 through
207 and 302 through 307. With respect to the balcony barrier extensions, the
extensions shall be 3/8- inch -thick tempered glass with a frame. The top of the
extensions shall extend approximately 5 to 6 feet above the balcony deck. Where
windows and /or sliding glass doors would be located behind a balcony barrier,
the Applicant would not be required to provide window and /or sliding glass door
upgrades. Other windows /sliding glass doors of the identified condominium units
would be upgraded with dual pane glass with a Sound Transmission Class (STC)
rating of 37 or better. Upgrades would be subject to the approval of the
Homeowners Association and Owner.
The Applicant shall be responsible for the implementation of the noted upgrades
pursuant to the following provisions and guidelines: (i) in order to participate in
the program and receive new balcony barrier extensions and /or windows /sliders,
each Owner must provide written notice to the Applicant within 45 days following
receipt of the proposed program from Applicant, that the Owner wants to
participate in the program; (ii) failure to respond within such time period shall
mean the Owner desires not to participate; (iii) the replacement balcony barrier
extensions/windows /sliders shall be installed by a third -party contractor as part of
one overall program pursuant to a contract between the Villa Balboa
Homeowners Association (Association) and such third -party contractor selected
by the Association; (iv) the Association shall provide the Applicant with a written
estimate from the contractor stating that the total cost of the replacement
program and obtain Applicant's written approval of such work prior to executing a
contract with the contractor; (v) the total cost of the balcony barrier extensions
and window /slider replacement, and related patch -up work to be reimbursed by
the Applicant to the Association for all Owners shall not exceed the total cost
identified in a Bid Estimate approved by the City prepared by a qualified and
licensed contractor plus reasonable administrative costs to manage the contract
and construction effort; and (vi) provided the Applicant receives the
reimbursement request from the Association within 60 days following completion
of the work, the Applicant shall reimburse the Association for the cost of the work
within 30 days of the Applicant's receipt of a final receipt, bill or invoice from the
wnmm. nTIR FM&WVW, P_oao WMM 50 Fiodings of Fact
Hoag Memorial Hospital Presoytenan Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
Association evidencing that the balcony barrier extensions, and window /slider
replacement work was completed pursuant to the approved estimate.
PDF 3.4 -2 Within 12 months following approval of the Master Plan Update Project by the
City of Newport Beach and the expiration of any appeals, statute of limitations or
referendum periods for challenging any of the Project approvals and subject to
the City's issuance of a building permit, the Applicant shall have constructed a
sound wall of approximately 470 linear feet along West Hoag Drive within the
boundaries of the Applicant's property. The sound wall would be constructed
adjacent to Hoag Drive and set back approximately 3 to 6.5 feet from the edge of
the existing curb. The sound wall shall range in height from approximately 17 to
23 feet between West Hoag Drive and the 280 Cagney Lane condominium
building; and approximately 14 to 18.5 feet at the 260 Cagney Lane
condominium. The location of the sound wall is provided in Exhibit 1. The sound
wall shall be constructed using the Sound Fightere LSE Wall System (or a sound
wall system with the same sound attenuation capability and construction
implementation capability).
To the maximum degree feasible, the sound wall shall be constructed to retain
existing vegetation which serves as a visual screen. Vegetation that is required to
be removed associated with installation of the sound wall shall be replaced in-
kind with specimen plant material as designated on a landscape and irrigation
plan prepared by a licensed landscape architect. The plan shall be subject to
review by the Villa Balboa Community Association, and review and approval by
the City.
The Applicant shall be responsible for the maintenance of landscaping within the
property boundaries of Hoag. Any future modifications made to the sound wall
and /or landscaping shall be reviewed and approved by the Planning Director.
If the removal of vegetation is scheduled to proceed between March 1 and July
31, no more than seven days prior to the onset of construction activities that
would impact trees associated with the sound wall, a qualified Biologist shall
conduct a pre - construction bird nesting survey for the trees scheduled for
removal to determine the presence of any active bird nest. If an active bird nest is
found, the tree cannot be removed until the nest is deemed no longer occupied
by the qualified Biologist. If no active nests are found, tree removal may
commence. Trees removed anytime between August 1 and February 28 do not
require any nesting bird surveys, or corresponding avoidance measures for
nesting bird species.
Mitigation Measures
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.
PA2WI -m ]R Fl w woroe.00c 51 Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
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 AM and 7:00 PM daily.
3.4 -2 The final plans for heating, ventilation, and air conditioning (HVAC) equipment for the
Ancillary Building and West Tower shall be submitted to the City for review and
approval. The plans shall be reviewed by an Acoustical Engineer to ensure that they
will achieve 55 dBA (Leq) at the property line adjacent to the loading dock area.
These plans need to be submitted within six months of the certification of the Hoag
Memorial Hospital Presbyterian Master Plan Update Final Supplemental EIR (SEIR).
If Hoag does not pursue the redesign of the HVAC systems for the Ancillary Building
and West Tower, Hoag shall submit within six months of the certification of the Final
SEIR a plan to the City that details how Hoag will bring the current equipment into
compliance with the 55 dBA nighttime noise limit when measured at the property line
adjacent to the loading dock area.
3.4 -3 Prior to issuance of building permits for any project that includes HVAC equipment,
an acoustical study of the noise generated by the HVAC equipment shall be
performed and a report that documents the results shall be submitted. This report
shall present the noise levels generated by the equipment and the methodology
used to estimate the noise levels at nearby residential uses or property boundary, as
applicable; the report will also demonstrate that combined noise levels generated by
all new HVAC equipment does not exceed applicable regulations. This study shall be
reviewed and approved by the City prior to issuance of building permits. After
installation of the equipment, noise measurements shall be performed and provided
to the City that demonstrates compliance with applicable noise level limits.
3.4-4 Truck deliveries to the loading dock area are restricted to the hours of 7:00 AM to
8:00 PM. It is noted that special situations may arise that require the delivery outside
of these hours.
3.4 -5 Sound absorption panels on the east wall of the loading dock shall be installed.
Approximately 450 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 an equivalent or better sound rating shall be used.
3.4 -6 The trash compactor shall be relocated within the loading dock. The trash compactor
and baler shall be enclosed in a three -sided structure. The walls shall be concrete
block or similar masonry construction. The roof shall be lightweight concrete or a
plywood surface with concrete tiles; a built -up roof with 5 feet 5 inches of insulation
on the inside would be an acceptable alternative. The open side shall face away from
the 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 7:00 AM and 7:00 PM.
3.5 -7 "No Idling" signs shall be posted in the loading dock area and any area where the
trucks might queue.
�7r 52 Findings of Fact
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fad and Statement of Overriding Considerations
C. FINDINGS REGARDING PROJECT ALTERNATIVE
With the exception of the potentially unmitigated noise impact in the loading dock area,
Section 4.1 of the Draft SEIR determined that the Master Plan_ Update Project would not result
in new significant impacts beyond those impacts identified in Final EIR No. 142 or that can now
be mitigated to a level considered less than significant. As such, Final EIR No. 142 provided an
adequate assessment of a reasonable range of alternatives and no further assessment of
alternatives is required in this SEIR. CEQA Guidelines §15163(b) states, "the supplement tp the
EIR need contain only the information necessary to make the previous EIR adequate for the
project as revised" and CEQA Guidelines §15163(d) states "a supplement to an EIR may be .
circulated by itself without recirculating the previous draft or final EIR." However, the Applicant
requested the consideration of one alternative in the SEIR for informational purposes.
REDUCED TRANSFER OF ENTITLED DEVELOPMENT ALTERNATIVE
Description of Alternative and Facts Supporting Impact No. 23
Similar to the Master Plan Update Project (Project), the Reduced Transfer of Entitled
Development Alternative (Alternative) would allow greater flexibility in the placement of land
uses at Hoag. The Alternative would allow less square footage to be transferred from the Lower
Campus to the Upper Campus. This Alternative would allow for the reallocation of up to
150,000 sf of development that is currently approved for the Lower Campus to be transferred to
the Upper Campus. Although less square footage could be reallocated under this Alternative,
the same increase of inpatient beds (76 beds) is assumed for both the Project and the
Alternative. The following table identifies the existing, currently permitted, and proposed square
footage assumptions for the Alternative and the Project. As with the Master Plan Update
Project, the total square footage at Hoag associated with the Alternative would. be 1,343,238 sf.
REDUCED TRANSFER OF ENTITLED DEVELOPMENT ALTERNATIVE
wnmman�utcu,enoaKmaa _oaaeo°.00c 53 Findings of Fad
'
'
'i(irrigAfteY'
Approved
Remaining,
Rko
tion
fig. "....
(6f)
Pope" Of)
.
Ap(irov@d {st}
{
t
()`
Upper
Campus
765,349
698,121
67,228
+150,000'
217,228
Lower
Campus
577,889
188,149
389,740
— 150,000
239,740
Total
Approved (sf)
1,343,238
Total Constructed (sf) 886,270
Total Remaining Approved (sf)
456,968
Proposed Maximum Allowable (sf) Upper Campus: 915,349`
Lower Campus: 652,889
Total not to exceed: 1,343,238°
Assumes reallocation of 150,000 sf from the Lower Campus to the Upper Campus.
° Up to 150,000 sf can be transferred from the Lower Campus to the Upper Campus.
` The maximum allowable building area on the Upper Campus would be 915,349 sf {existing * cu approved but not
developed +the reallocation of 150,000 sf from the Lower Campus), and a maximum allowable building area on the
Lower Campus would be 577,889 sf (existing + wrrentry approved but not developed; assumes no reallocation of square
footage from the Lower Campus to the Upper Campus). However, in no event mould the ccmbined total building areas of
both the Upper and Lower Campuses exceed 1,343,238 sf. This means that ff the Upper Campus develops at the
maximum allowable building area, then the amount of development on the Lower Campus would have to be reduced
accordingly. Square footage is inclusive of inpatient hospital beds.
° Demolition of some existing structures on the Upper Campus may be required to ensure maximum square feet would not
exceed 1,343,238 sf.
Source: City of Newport Beach 2007 (as amended).
wnmman�utcu,enoaKmaa _oaaeo°.00c 53 Findings of Fad
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Findings of Fact and statement of Overriding Considerations
As discussed in Section 4.2.1 of the Draft SEIR, tThe Alternative would not eliminate
unavoidable impacts that would occur with the Master Plan Update Project: land use
compatibility on the Upper Campus with residences to the west; short -term and long -term air
quality impacts; and noise in the loading dock area. Traffic impacts and the corresponding air
quality emissions impacts under the Alternative could be greater than those under the Project
depending on how much square footage is transferred to the Upper Campus rather than
constructed on the Lower Campus. Significant land use impacts to the west; short- and long-
term air quality impacts; and loading dock noise impacts would remain significant after
implementation of the mitigation program and would require adoption of a Statement of
Overriding Considerations with implementation of the Alternative as with the Project. Therefore,
the Alternative is not environmentally superior to the Project.
The Alternative meets the Applicant's objectives:
• To provide the highest quality health care available
• To recognize that, as Orange County's population ages and expands, so grows the need
for increased health care services.
• To allow greater flexibility in the placement of land uses within the Hoag Hospital Master
Plan in an effort to allow the hospital to respond to changes in the health care industry.
• To allow the transfer of square footage between the Lower Campus and the Upper
Campus while maintaining an overall development cap.
However, the Alternative would limit the reallocation of square footage from the Lower Campus
to the Upper Campus that would limit the Applicant's flexibility in the placement of land uses.
The Alternative would not reduce or avoid unavoidable impacts associated with the Project.
Finding
The City hereby finds and determines that the Reduced Transfer of Entitled Development
Alternative would have similar or greater significant environmental effects than the Master Plan
Update Project.
wnmmarav?utFmema :�cmeu�. aoeoe.00c 54 Findings of Fad
Hoag Memonal Hospital Pres"nan Master Plan Update Pmject
Findings of Fad and Statement OfOvernding Considerations
VI. STATEMENT OF OVERRIDING CONSIDERATIONS
A. UNAVOIDABLE IMPACTS IDENTIFIED IN THE SEIR
The City of Newport Beach finds that the. mitigation measures discussed in Section V. Findings
of Facts will, when implemented, mitigate or substantially reduce most of the environmental
effects identified in Final SEIR. Nonetheless, certain significant environmental impacts of the
project are unavoidable. For such impacts, the City has balanced the benefits of the project
against such unavoidable impacts in its approval. The unavoidable impacts associated with the
Hoag memorial Hospital Presbyterian Master Plan Update are in the following areas:
Land Use and Planning
Implementation of development on the Upper Campus under the Master Plan Update Project
scenario would have no greater or different land use effect than the existing Master Plan, and
would therefore not have a significant project impact. However, the Project witl not alleviate the
significant unavoidable land use impact to residences to the west of Hoag on the Upper
Campus identified in Final EIR No. 142. As such, the significant and unavoidable land use
compatibility impact identified in Final EIR No. 142 would continue to exist with buildout of Hoag
under the Master Plan Update Project scenario. This is not a new impact.
Air Quality
Although the Master Plan Update Project would not generate any significant air quality impacts
not previously disclosed in Final EIR No. 142, future grading and demolition activities associated
with the Project may result in significant short-term PM 10 (particulate matter with an
aerodynamic diameter equal to or less than ten microns) depending upon the amount of
disturbed area during construction and would be expected to result in significant short-term NOx
(nitrogen oxide) impacts due to the presence of equipment during construction and the amount
of haul trips needed during demolition. VOC (volatile organic compound) emission thresholds
are expected to be exceeded during the application of architectural coatings. Sensitive
receptors (e.g., nearby residences) could be affected by the increase in emissions over existing
conditions. Diesel particulate matter emissions would be less than significant. These short -term
impacts for PM10, NOx, and VOCs would be reduced with mitigation, but not to a level
considered less than significant.
The Master Plan Update Project could generate fewer pollutant emissions than would occur with
the already- approved Master Plan because of trip reductions associated with Project. The
amount of reduction would be dependent on the amount of square feet reallocated from the
Lower Campus to the Upper Campus. Therefore, compared to the long -term air quality impacts
associated with the existing Master Plan, the Master Plan Update Project's impacts could be
reduced. However, consistent with the findings of Final EIR No. 142 for the existing Hoag
Master Plan Project, the Project's operations would result in an exceedance of SCAQMD's
established operational phase thresholds of significance for three criteria pollutants: CO, VOC,
and NOx. The mitigation measures would reduce these impacts, but not to a level considered
less than significant. Consequently, implementation of the Master Plan Update Project would
result in unavoidable, significant long -term regional air quality impacts, including potential
human health implications.
Noise
Noise generated from activities in the loading dock and in the vicinity of the loading dock is
considered significant, as the Master Plan Update Project would modify the applicable noise
wnmor- ara�aFinama,�ctiaeps_wome.00c 55 Statement of Overnding Considerations
Hoag Memodat Hospitai Presbyterian Master Plan Update Project
Findings of Fact and Statement of Overriding Considerations
standards such that limitations under the Noise Ordinance would be allowed to be exceeded.
The change to the Development Agreement and PC Text proposed as part of the Master Plan
Update Project that would revise noise limitations at Hoag could allow noises at sensitive
receptor sites (the residences adjacent to the loading dock) to exceed City Noise Ordinance
limitations. Project Design Features and mitigation measures are proposed for adoption.
However, even with the implementation of the Project Design Features and mitigation
measures, it cannot be guaranteed that noises for areas adjacent to the loading dock area
would be below City Noise Ordinance limitations. Through the changes in the Development
Agreement permitted by the Master Plan Update Project, noise in the loading dock area would
not be required to adhere to the Noise Ordinance but would be bound to the specific terms of
the Development Agreement and PC Text noise limitations. Modification of the Development
Agreement would allow noise to exceed the Noise Ordinance criteria in the vicinity of the
loading dock area, even after application of the feasible mitigation measures and project design
features; therefore, the changes to the noise standards are considered a significant and
unavoidable adverse impact.
To approve the Master Plan Update Project, the City of Newport Beach City Council must make
a statement of overriding considerations pursuant to State CEQA Guidelines § §15043 and
15093. This statement allows a lead agency to cite a project's general economic, social, or other
benefits as a justification for choosing to allow the occurrence of specified significant
environmental effects that have not been avoided. The statement explains why, in the agency's
judgment, the project's benefits outweigh the unavoidable significant effects. CEQA does not
require lead agencies to analyze beneficial impacts in an EIR. Rather, EIRs are to focus on
potential significant effects on the environment, defined to be adverse (Public Resources Code,
§21068). However, these benefits can be citied, if necessary, in a statement of overriding
considerations (CEQA Guidelines §15093).
B. IDENTIFIED BENEFITS
The City of Newport Beach in its review and consideration of the Hoag Memorial Hospital
Presbyterian Master Plan Update Project and in consideration of the significant unavoidable
impacts related to land use, air quality, and noise, hereby finds that the following benefits of the
Project override the above - referenced unavoidable adverse impacts.
The Project would allow Hoag to provide the highest quality health care available to the region
and in particular to the residents of the City of Newport Beach.
Hoag shall pay to the City, a Development Agreement Fee of $3,000,000. City agrees to use the
first $1.5 million of the Development Agreement Fee for payment of the costs associated with:
(i) the Superior Avenue medians extending from Hospital Road to Industrial Way; (ii) funding the
right -turn pocket for southbound Newport Boulevard to westbound Hospital Road; and (iii)
funding the operational improvements and traffic signal upgrade at the Hospital Road and
Placentia intersection. The balance of the Development Agreement Fee shall be used by the
City in the City's sole discretion to offset costs associated with other City and community public
benefits such as public parks (such as Sunset View Consolidated Park); landscaping
improvements adjacent to public right of ways; sound abatement programs; public buildings;
public road improvements; water quality improvements; law enforcement; fire fighting;
emergency preparedness and other public safety facilities.
To the maximum extent permitted by law, Hoag shall designate the Hoag Hospital site as the
site on its sales tax statements as the point of sale for purchases of equipment costing
$100,000 or more and to request vendors to sign a letter of cooperation indicating
➢A20P-Wl RFlMhgs�FhNFge OIO808.pOC 56 Statement of Overriding Considerations
Hoag Memorial Hospital Presbyterian Master Plan Update Profed
Findings of Fad and Statement of Overriding Considerations
acknowledgment and agreement to designate the City as the point of sale on all reports
required to be filed with any federal or state taxing agencies.
C. CONCLUSION
The City hereby finds that all feasible mitigation measures identified in the Final SEIR have
been and will be implemented with the Project, and that any significant unavoidable effects
remaining are acceptable due to the above stated specific economic, social, and other
considerations, based upon the facts set forth above, in the SEIR, and in the public record of the
consideration of this Project.
�R A.**mF..fires_OMW'o= 57 Statement of Overriding Considerations
EXHIBIT B
MITIGATION MONITORING AND
REPORTING PROGRAM
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
MASTER PLAN UPDATE PROJECT
SCH #1991071003
Prepared for:
City of Newport Beach
Planning Department
3300 Newport Boulevard
Newport Beach, CA 92663
Contact: James Campbell
Prepared by:
BonTerra Consulting
151 Kalmus Drive, Suite E -200
Costa Mesa, CA 92626
Contact: Dana C. Privitt, AICP
April 2008
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
MITIGATION MONITORING AND REPORTING PROGRAM
HOAG MEMORIAL HOSPITAL PRESBYTERIAN MASTER PLAN UPDATE
PROJECT
Hoag Memorial Hospital Presbyterian (Hoag) is an existing facility at One Hoag Drive in the City
of Newport Beach, Orange County, California. The approximate 38 -acre site is generally bound
by Hospital Road to the north, West Coast Highway to the south, Newport Boulevard to the
east, and residential development and open space to the west. Superior Avenue is the closest
major street to the west.
Hoag consists of two planning areas: the Upper Campus and the Lower Campus. The Upper
Campus is generally bound by Hospital Road to the north, the Lower Campus to the south,
Newport Boulevard to the east, and West Hoag Drive (on -site roadway) and condominium
residences to the west. The Lower Campus is generally bound by the Upper Campus to the
north, West Coast Highway to the south, Newport Boulevard to the east, and Superior Avenue
to the west. Sunset View Park is an undeveloped consolidated and a linear park that extends
along much of the northern boundary of the Lower Campus and separates Hoag from the Villa
Balboa and Versailles at the Bluff condominium complexes.
The existing Hoag Hospital Master Plan currently allows for up to 1,343,238 square feet (so of
development at Hoag, inclusive of the Upper and Lower Campuses. No additional square
footage would be constructed as a part of this Project. The Project allows for the reallocation of
up to 225,000 sf of previously approved (but not constructed) square footage from the Lower
Campus to the Upper Campus. The maximum allowable building area on the Upper Campus
would be 990,349 sf (if all 225,000 sf is reallocated) and the maximum allowable building area
on the Lower Campus would be 577,889 sf (if no square footage is reallocated). However, in no
event can the combined total building areas of both the Upper and Lower Campuses exceed
1,343,238 sf.
Noise generated at Hoag Hospital property shall be governed by the City of Newport Beach
Noise Ordinance, except as noted below for the Loading Dock Area.
1. The applicable noise standard at the Hoag property line adjacent to the Loading
Dock Area shall be as follows:
Leq (15 min) 65 dBA 55 dBA
2: Within the Loading Dock Area, during daytime hours, vehicles shall be exempt
from applicable noise standards.
The California Environmental Quality Act (CEQA) requires that all public agencies establish
monitoring and /or reporting procedures for mitigation measures (MMs) adopted as conditions of
approval in order to mitigate or avoid significant project impacts. Specifically, §21081.6(a)(1)
states:
The public agency shall adopt a reporting or monitoring program for the changes
made to the project or conditions of project approval, adopted in order to mitigate
or avoid significant effects on the environment. The reporting or monitoring
program shall be designed to ensure compliance during project implementation.
WAZO W -073WMRPMMRP- W708.dm
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
CEQA Guidelines §15097 provides clarification of mitigation monitoring and reporting
requirements and guidance to local lead agencies on implementing strategies. The reporting or
monitoring program must be designed to ensure compliance during project implementation.
Therefore, in accordance with the requirements of §21081.6, and as part of its certification of
the adequacy of the Final Supplemental Environmental impact Report (EIR) (State
Clearinghouse No. 1991071003) for the Hoag Memorial Hospital Presbyterian Master Plan
Update Project, the "Mitigation Monitoring and Reporting Program" (MMRP) was adopted by the
Newport Beach Planning Commission on March 20, 2008 and by the City Council on April 16,
2008. The MMRP contains the mitigation program that has been incorporated through
preparation of Final EIR No. 142 and the Final Supplemental EIR with additional mitigation
measures and modified measures resulting from one of the following: (1) the Applicant
proposed an alternative or additional method to mitigate an impact' (2) the City requested
additional mitigation of an impact, or (3) additional or modified measures were added in
response to public comments. These additional measures have been analyzed and are not
expected to create any additional significant impacts, but will lessen impacts anticipated to
occur with implementation of the project.
Mitigation measures have been drafted to meet the requirements of Public Resources Code
§21081.6 as fully enforceable monitoring programs. The MMRP defines the following for each
mitigation measure:
Timeframe. In each case, a time for performance of the mitigation measure, or
review of evidence that mitigation has taken place, is provided. The performance
points selected are designed to ensure that impact- related components of project
implementation do not proceed without establishing that the mitigation is
implemented or assured.
2. Responsible Party0es). In each case, unless where otherwise indicated, the
Applicant/Developer is the Responsible Party for implementing the mitigation. The
City and /or the State of California Office of Statewide Health Planning and
Development (OSHPD) will monitor the performance and implementation of the
mitigation measures. To guarantee that the mitigation measure will not be
inadvertently overlooked, the supervising public official is the official who grants the
permit or authorization called for in the performance.
3. Definition of Mitigation. In each case (except where a mitigation measure, such as
a geotechnical report, is a well -known procedure or term of art), the mitigation
measure contains the criteria for mitigation, either in the form of adherence to certain
adopted regulations or identification of the steps to be taken in mitigation.
wA20m -073'hW P%MMRr- oaoroe.mo
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
AESTHETICS
1PA2007- 0731MMRMMRP-0 0708.doc
Hoag Memorial Hospital Presb fien Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: SC 3.5 -1
Lighting shall be in compliance with applicable standards of the Zoning Code. Exterior on -site
lighting shall be shielded and confined within site boundaries. No direct rays or glare are
permitted to shine onto public streets or adjacent sites or create a public nuisance. "Walpak"
type fixtures are not permitted. Parking area lighting shall have zero cut -off fixtures and light
standards shall not exceed 30 feet in height.
Standard for Compliance: Shown on approved site lighting plan.
Method of Verification: Plan check; provision of approved lighting plan.
Timing of Verification: Prior to issuance of a grading or building permit; subsequent field
check.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
$rnzaormauMar%LVPJxoamoaaa
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: SC 3.5 -2
The site shall not be excessively illuminated based on the luminance recommendations of the
Illuminating Engineering Society of North America, or, if in the opinion of the Planning Director,
the illumination creates an unacceptable negative impact on surrounding land uses or
environmental resources. The Planning Director may order the dimming of light sources or other
remediation upon finding that the site is excessively illuminated.
Standard for Compliance: Shown on approved site lighting plan.
Method of Verification: Plan check; provision of approved lighting plan; subsequent field
check.
Timing of Verification: Prior to issuance of a grading or building permit.
Responsible Party(ies): , Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007 -0731MMRP%WRP- 7O8.dOe
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: SC 3.5 -3
Prior to the issuance of a building permit, the applicant shall prepare photometric study in
conjunction with a final lighting plan for approval by the Planning Department
Standard for Compliance: Approval of photometric study in conjunction with a final lighting
plan.
Method of Verification: Plan check; provision of approved lighting plan.
Timing of Verification: Prior to issuance of a building permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2W7 -073Wh VWWP-0407 e.aoc 6
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: SC 3.5-4
Prior to issuance of the certificate of occupancy or final building permits, the applicant shall
schedule an evening inspection by the Code and Water Quality Enforcement Division to confirm
control of light and glare.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
Compliance with lighting plan.
Nighttime field inspection.
Prior to issuance of the certificate of occupancy or final building
permits.
Applicant; Code and Water Quality Enforcement Division;
Planning Director or designated representative.
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007-0731MMRPkWRP- =70&dw
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 General Services Department and approval by the Planning
Department and Public Works Department.
Standard for Compliance: Approval of landscape and irrigation plan.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of grading permits.
Responsible Party(ies): Applicant; Licensed Landscape Architect; General Services
Department; Planning Director or designated representative;
Public Works Department.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
wnzaororaWaammar.oaoras Cbc
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of a building permit or City approval for a project
subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2" -0731MMRPWMRPO4W03.d. 9
Hoag Memorial Hospital Presbyterian Master Plan Update Piged
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of building permits or City approval for a project
subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
Citv of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007 -0781MMRPAWRP- W708.dcc 10
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of view impact analysis study in conformance with the
EIR's view impact analysis.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of a building permit for any Lower Campus
structure or City approval for a project subject to CSHPD
approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007 -073WMRPWMRP-04070&A 11
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
AIR QUALITY AND HUMAN HEALTH RISK
wa2W7-G7 MMrtwdMav- amoe.aac 12
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 36
Prior to the issuance of grading permits for each phase of development, the Project Sponsor
shall provide evidence for verification by the Planning Department that the necessary permits
have been obtained from the SCAQMD for regulated commercial equipment incorporated within
each phase. An air quality analysis shall be conducted prior to each phase of development for
the proposed mechanical equipment contained within that phase that identifies additional criteria
pollutant emissions generated by the mechanical equipment to be installed in the phase.
Standard for Compliance: Obtain SCAQMD permits applications and submit air quality
analysis, if required (Note: permit applications only will be
submitted prior to the issuance of each grading or building permit,
as SCAQMD does not issue actual permits until after equipment is
installed).
Method of Verification: Documentation of permit application and provision of approved air
quality analysis for each phase of development (as necessary);
subsequent submittal of permit after equipment installation.
Timing of Verification: Prior to the issuance of grading permits for each phase of
development. Prior to final occupancy, SCAQMD permits shall be
submitted to the City.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
Citv of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007 -073WMRPW MRP-04070&EOe
Hoag Memodal Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of grading and building permits for each phase of
development or prior to City approval of a project subject to
OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
XPA2(W- 073MRPkMMRP- 04m0e.dx 14
Hoag Memodat Hospital Presbyterian Master Plan Update Project
Mitigation Moniloring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 froe 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.
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
Standard for Compliance: Incorporation of TDM site development requirements in approved
grading /building plans.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of grading and building permits for each
phase of Master Plan development.
Responsible Party(ies): Applicant; Planning Director or designated representative
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PAEOU7 -073WMRPWMRP-040708. c 15
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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, and Rule 402, Public Nuisance.
Standard for Compliance: Shown on approved building plans, documented in
contractor /subcontractor supplemental general conditions.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to issuance of building permits.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
ua2oo'r -07avnraawaMRV- =7GB.dW 16
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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
Standard for Compliance: Shown on approved building plans and associated calculations.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of a building permit for each phase of
development.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
$PA2007 -0731Mt4 PWMRP-04070&. c 17
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans, documented in
contractor /subcontractor supplemental general conditions.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007 -073kMMRPLMMRP- W708 .doe 18
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PAM7-073WiWFAWRP- M708 .doc 19
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
XPAM -073X ,arwWP- W70&d= 20
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan Check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of a building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
APn2007- 073VMRPWMRP- W708.d. 21
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Morntonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 99
Prior to issuance of a building permit, the Project Sponsor shall incorporate into building
designs, where feasible, passive solar designs and solar heaters.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check for permits issued by the City; verification of
compliance for permits issued by OSHPD.
Timing of Verification: Prior to the issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007473VMF*WMRP-040708AOe 22
Hoag Memonal Hospital Pres"nan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans, documented in
contractor /subcontractor supplemental general conditions.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of each grading permit.
Responsible Party(ies): Applicant; Building Department; Planning Director or designated
representative
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
Uvamo7-0 RPWMRP- W7G8.dx 23
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project: _
Mitigation Measure: 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.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification: Site visit
Timing of Verification: Prior to issuance of any grading or building permit.
Responsible Party(ies): Applicant.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007- 0730MRPIMMRP- 040708 doc 24
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.3 -1
During construction of the Project, the Applicant and its Contractors shall be required to comply
with regional rules established by the South Coast Air Quality Management District (SCAQMD),
which assist in reducing short-term air pollutant emissions. The SCAQMD's Rule 403 requires
that fugitive dust be controlled with best available control measures so that the presence of such
dust does not remain visible in the atmosphere beyond the property line of the emission source.
Two options are presented in Rule 403: monitoring of particulate concentrations or active
control. Monitoring involves a sampling network around the project with no additional control
measures unless specified concentrations are exceeded. The active control option does not
require any monitoring, but requires that a list of measures be implemented starting with the first
day of construction.
Rule 403 requires that "No person shall conduct active operations without utilizing the best
available control measures included in Table 1 of this Rule to minimize fugitive dust emissions
from each fugitive dust source type within the active operation." The measures from Table 1 of
Rule 403 are presented in this SEIR as Table A. It is required that all applicable and feasible
measures in Table A are implemented. At this time, specific construction projects are not
specified so it is unknown which measures will be applicable. All applicable and feasible control
measures for each source category used during construction shall be implemented. Prior to
permit issuance, the Applicant shall submit a list of applicable measures that will be
implemented along with a list of inapplicable measures that will not be implemented for the
specific construction project.
Rule 403 requires that "Large Projects" implement additional measures. A Large Project is
defined as "any active operations on property which contains 50 or more acres of disturbed
surface area, or any earthmoving operation with a daily earthmoving or throughput volume of
5,000 cubic yards for more than three times during the most recent 365 day period." Grading of
the project is not considered a Large Project under Rule 403. However, the project shall
implement all applicable and feasible measures specified in Table 2 (presented in this SEIR as
Table B) to the greatest extent possible. This results in a higher reduction of fugitive dust
emissions than would be achieved through complying solely with Table A. At this time, specific
construction projects are not specified so it is unknown which measures will be feasible. Prior to
permit issuance, the Applicant shall submit a list of applicable measures that will be
implemented for the specific construction project along with justification for the infeasibility
finding.
Rule 403 also requires that the construction activities "shall not cause or allow PM 10 levels to
exceed 50 micrograms per cubic meter when determined by simultaneous sampling, as the
difference between upwind and downwind sample." Projects that cannot meet this performance
standard are required to implement the applicable actions specified in Table 3 of Rule 403
(presented in this SEIR as Table C).
Rule 403 requires that that the project shall not "allow track -out to extend 25 feet or more in
cumulative length from the point of origin from an active operation." All'track -out from an active
operation is required to be removed at the conclusion of each workday or evening shift. Any
active operation with a disturbed surface area of five or more acres or with a daily import or
export of 100 cubic yards or more of bulk materials must use at least one of the measures listed
in Table D at each vehicle egress from the site to a paved public road.
1PA20D7-07MMMRPWMRP- W708 .doe 25
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Mitigation Measure: 3.3 -1 (continued)
TABLE A
REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1)
01 -1 Stabilize backfill material when not actively . Ma backfill soil with water prior to moving
handling; and Dedicate water truck or high capacity hose to
01 -2 Stabilize backfill material during handling; backfilling equipment
and Empty loader bucket slowly so that no dust
01 -3 Stabilize soil at completion of activity. plumes are generated
• Minimize drop height from loader bucket
Clearing and Grubbing
Stabilize surface soils prior to operation of
02 -1
Maintain stability of soil through pre - watering
.
Maintain live perennial vegetation where
04 -2
of site prior to Gearing and grubbing; and
Pre -water material prior to loading into
possible
02 -2
Stabilize soil during Gearing and grubbing
.
Apply water in sufficient quantity to prevent
• Monitor crusher emissions opacity
activities; and
generation of dust plumes
02 -3
Stabilize soil immediately after clearing and
dust lumes
Cut and Fill
grubbing activities.
05-1
Pre -water soils prior to cut and fill activities;
Clearing Fortes
I
03-1
Use water spray to dear forms; or
.
Use of high pressure air to clear forms may
03-2
Use sweeping and water spray to Gear
activities,
cause exceedanoe of Rule requirements
Demolition — Mechanical/Manual
forms; or
061
Stabilize wind erodible surfaces to reduce
03 -3
Use vacuum system to clear forms-
dust; and
the generation of visible dust plumes
04-1
Stabilize surface soils prior to operation of
• Follow permit conditions for crushing
support equipment; and
equipment
04 -2
Stabilize material after crushing.
Pre -water material prior to loading into
crusher
• Monitor crusher emissions opacity
• Apply water to crushed material to prevent
dust lumes
Cut and Fill
05-1
Pre -water soils prior to cut and fill activities;
For large sites, pre -water with sprinklers or
I
and
water trucks and allow time for penetration
05-2
Stabilize soil during and after cut and fill
. Use water trucks /pulls to water soils to depth
activities,
of cut prior to subsequent cuts
Demolition — Mechanical/Manual
061
Stabilize wind erodible surfaces to reduce
• Apply water in sufficient quantities to prevent
dust; and
the generation of visible dust plumes
062
Stabilize surface soil where support
equipment and vehicles will operate; and
063
Stabilize loose soil and demolition debris;
and
064
Comply with AQMD Rule 403.
Disturbed Soil
07 -1
Stabilize disturbed soil throughout the
Limit vehicular traffic and disturbances on
construction site; and
soils where possible
07 -2
Stabilize disturbed soil between structures
If interior block walls are planned, install as
early as possible
• Apply water or a stabilizing agent in sufficient
quantities to prevent the generation of
visible dust plumes
1PA2ao7oxnhnRPAWRP- M708.dx 26
Hoag Memonal Hospcfal Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Mitigation Measure: 3.3 -1 (continued)
TABLE A (Continued)
REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1)
wn2ro7a73XWRw.tMRP- N07W.d 27
Source Category
Control Measure
Guidance
Earth - Moving Activities
08 -1
Pre -apply water to depth of proposed cuts;
.
Grade each project phase separately, timed
and
to coincide with construction phase
08 -2
Re -apply water as necessary to maintain
.
Upwind fencing can prevent material
soils in a damp condition and to ensure that
movement on site
visible emissions do not exceed 100 feet in
.
Apply water or a stabilizing agent in sufficient
any direction; and
quantities to prevent the generation of
08 -3
Stabilize soils once earth - moving activities
visible dust plumes
are complete.
Importing /Exporting of Bulk Materials
09 -1
Stabilize material while loading to reduce
.
Use tarps or other suitable enclosures on
fugitive dust emissions; and
haul trucks
09 -2
Maintain at least six inches of freeboard on
.
Check belly -dump truck seals regularly and
haul vehicles; and
remove any trapped rocks to prevent
09 -3
Stabilize material while transporting to
spillage
reduce fugitive dust emissions; and
Comply with track -out prevention /mitigation
09-4
Stabilize material while unloading to reduce
requirements
fugitive dust emissions; and
Provide water while loading and unloading to
09-5
Comply with Vehicle Code Section 23114.
reduce visible dust plumes
Landscaping
10-1
Stabilize soils, materials, slopes
Apply water to materials to stabilize and
maintain materials in a crusted condition
•
Maintain effective cover over materials
•
Stabilize sloping surfaces using soil binders
until vegetation or ground cover can
effectively stabilize the slopes
•
Hydroseed prior to rain season
tenance
water to unpaved shoulders prior to
.
Installation of curbing and/or paving of road
g; and
shoulders can reduce recurring maintenance
=Nlaintenance
chemical dust suppressants and /or
costs
gravel to maintain a stabilized
.
Use of chemical dust suppressants can
after completing road shoulder
inhibit vegetation growth and reduce future
nance.
road shoulder maintenance costs
Screening
12 -1
Pre -water material prior to screening; and
Dedicate water truck or high capacity hose to
12 -2
Limit fugitive dust emissions to opacity and
screening operation
plume length standards; and
.
Drop material through the screen slowly and
12 -3
Stabilize material immediately after
minimize drop height
screening.
Install wind barrier with a porosity of no more
than 50% upwind of screen to the height of
the drop point
Staging Areas
13 -1
Stabilize staging areas during use; and
Limit size of staging area
13 -2
Stabilize staging area soils at project
Limit vehicle speeds to 15 miles per hour
completion.
Limit number and size of staging area
entrances/exists
wn2ro7a73XWRw.tMRP- N07W.d 27
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Mitigation Measure: 3.3 -1 (continued)
TABLE A (Continued)
REQUIRED BEST AVAILABLE CONTROL MEASURES (RULE 403 TABLE 1)
WA=7 -073WMPJ MARP- W7o9.dm 28
* urcii Category
Control Measure
Guidance
Stockpiles! Bulk Material Handling
14-1
Stabilize stockpiled materials.
Add or remove material from the downwind
14-2
Stockpiles within 100 yards of off -site
portion of the storage pile
occupied buildings must not be greater than
Maintain storage piles to avoid steep sides or
eight feet in height; or must have a road
faces
bladed to the top to allow water truck access
or must have an operational water irrigation
system that is capable of complete stockpile
coverage.
Traffic Areas for Construction Activities
15.1
Stabilize all off -road traffic and packing
Apply gravel/paving to all haul routes as
areas; and
soon as possible to all future roadway areas
15-2
Stabilize all haul routes; and
.
Barriers can be used to ensure vehicles are
15 -3
Direct construction traffic over established
only used on established parking areas/haul
haul routes.
routes
Trenching
16 -1
Stabilize surface soils where trencher or
Pre - watering of soils prior to trenching is an
excavator and support equipment will
effective preventive measure.
operate; and
For deep trenching activities, pre - trench to
16.2
Stabilize soils at the completion of trenching
18 inches, soak soils via the pre - trench, and
activities.
resume trenching
Washing mud and soils from equipment at
the conclusion of trenching activities can
prevent crusting and drying of soil on
equipment
Truck Loading
17 -1
Pre -water material prior to loading; and
..
Empty loader bucket such that no visible
17.2
Ensure that freeboard exceeds six inches
dust plumes are created
(CVC 23114)
Ensure that the loader bucket is dose to the
truck to minimize drop height while loading
Turf Overseeding
18 -1
Apply sufficient water immediately prior to
Haul waste material immediately off -site
conducting turf vacuuming activities to meet
opacity and plume length'standards; and
18 -2
Cover haul vehicles prior to exiting the site.
Unpaved Roads/Parking Lots
19 -1
Stabilize soils to meet the applicable
Restricting vehicular access to established
performance standards; and
unpaved travel paths and parking lots can
19-2
Limit vehicular travel to established unpaved
reduce stabilization requirements
roads (haul routes) and unpaved parking
lots.
Vacant Land
20-1
In instances where vacant lots are 0.10 acre
or larger and have a cumulative area of 500
square feet or more that are driven over
and/or used by motor vehicles and /or off -
road vehicles, prevent motor vehicle and /or
off -road vehicle trespassing, parking and/or
access by installing barriers, curbs, fences,
gates, posts, signs, shrubs, trees or other
effective control measures.
Source: SCAQMD.
WA=7 -073WMPJ MARP- W7o9.dm 28
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Mitigation Measure: 3.3 -1 (continued)
TABLE B
DUST CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 2)
'Fugitive -Dust Souiree Category
Control Actions
Earth- moving (except construction cutting and filling areas, and mining operations)
(1a) Maintain soil moisture content at a minimum of 12 percent, as determined by ASTM method D2216, or
other equivalent method approved by the Executive Officer, the California Air Resources Board, and
the U.S. EPA. Two soil moisture evaluations must be conducted during the first three hours of active
operations during a calendar day, and two such evaluations each subsequent four -hour period of
active operations;
OR
(1a -1) For any earth- moving which is more than 100 feet from all property lines, conduct watering as
necessary to prevent visible dust emissions from exceeding 100 feet in length in any direction.
Earth - moving: Construction fill areas:
(I b) Maintain soil moisture content at a minimum of 12 percent, as determined by ASTM method D2216, or
other equivalent method approved by the Executive Officer, the California Air Resources Board, and
the U.S. EPA. For areas which have an optimum moisture content for compaction of less than 12
percent, as determined by ASTM Method 1557 or other equivalent method approved by the Executive
Officer and the California Air Resources Board and the U.S. EPA, complete the compaction process
as expeditiously as possible after achieving at least 70 percent of the optimum soil moisture content.
Two soil moisture evaluations must be conducted during the first three hours of active operations
during a calendar day, and two such evaluations during each subsequent four -hour period of active
operations.
Earth - moving: Construction cut areas and mining operations:
0C) Conduct watering as necessary to prevent visible emissions from extending more than 100 feet
beyond the active cut or mining area unless the area is inaccessible to watering vehicles due to slope
conditions or other safety factors.
Disturbed surface areas (except completed grading areas)
(2alb) Apply dust suppression in sufficient quantity and frequency to maintain a stabilized surface. Any areas
which cannot be stabilized, as evidenced by wind driven fugitive dust must have an application of
water at least twice per day to at least 80 percent of the unstabilized area.
Disturbed surface areas: Completed grading areas
(2c) Apply chemical stabilizers within five working days of grading completion;
OR
(2d) Take actions (3a) or (3c) specified for inactive disturbed surface areas.
Inactive disf>urbed surface areas
(3a) Apply water to at least 80 percent of all inactive disturbed surface areas on a daily basis when there is
evidence of wind driven fugitive dust, excluding any areas which are inaccessible to watering vehicles
due to excessive slope or other safety conditions;
OR
(3b) Apply dust suppressants in sufficient quantity and frequency to maintain a stabilized surface;
OR
(3c) Establish a vegetative ground cover within 21 days after active operations have ceased. Ground cover
must be of sufficient density to expose less than 30 percent of unstabilized ground within 90 days of
planting, and at all times thereafter;
OR
(3d) Utilize any combination of control actions (3a), (3b), and (3c) such that, in total, these actions apply to
all inactive disturbed surface areas.
Unpaved Roads
(4a) Water all roads used for any vehicular traffic at least once per every two hours of active operations (3
times per normal 8 hour work day);
OR
(4b) Water all roads used for any vehicular traffic once daily and restrict vehicle speeds to 15 miles per
hour;
OR
hPA2007 -073WRPIMMRP- W708A0e 29
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Mitigation Measure: 3.3 -1 (continued)
TABLE B (Continued)
DUST CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 2)
TABLE C
CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3)
GontNA `
Earth-moving
(1A) Cease all active operations;
OR
(2A) Apply water to soil not more than 15 minutes prior to moving such soil.
Disturbed surface areas
(OB) On the last day of active operations prior to a weekend, holiday, or any other period when active
operations will not occur for not more than four consecutive days: apply water with a mixture of chemical
stabilizer diluted to not less than 1120 of the concentration required to maintain a stabilized surface for a period
of six months;
OR
(1 B) Apply chemical stabilizers prior to wind event;
OR
(2B) Apply water to all unstabilized disturbed areas 3 times per day. If there is any evidence of wind driven
fugitive dust, watering frequency is increased to a minimum of four times per day;
OR
(3B) Take the actions specified in Table 2, Item (3c);
OR
(48) Utilize any combination of control actions (1 B), (26), and (3B) such that, in total, these actions apply to
all disturbed surface areas.
Unpaved Roads
(1C) Apply chemical stabilizers prior to wind event;
OR
(2C) Apply water twice per hour during active operation;
OR
(3C) Stop all vehicular traffic.
Wmoo7-073M "MRP-o4or0s.doe 30
Fugitive Dust Source Category
Control Actions
(4c)
Apply a chemical stabilizer to all unpaved road surfaces in sufficient quantity and frequency to
maintain a stabilized surface.
Open storage
piles
(5a) .
Apply chemical stabilizers;
OR
(5b)
Apply water to at least 80 percent of the surface area of all open storage piles on a daily basis when
there is evidence of wind driven fugitive dust;
OR
(5c)
Install temporary coverings;
OR
(5d)
Install a three -sided enclosure with walls with no more than 50 percent porosity which extend, at a
minimum, to the top of the pile. This option may only be used at aggregate - related plants or at cement
manufacturing facilities.
All Categories
(6a)
Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified in Table 2 may be used.
TABLE C
CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3)
GontNA `
Earth-moving
(1A) Cease all active operations;
OR
(2A) Apply water to soil not more than 15 minutes prior to moving such soil.
Disturbed surface areas
(OB) On the last day of active operations prior to a weekend, holiday, or any other period when active
operations will not occur for not more than four consecutive days: apply water with a mixture of chemical
stabilizer diluted to not less than 1120 of the concentration required to maintain a stabilized surface for a period
of six months;
OR
(1 B) Apply chemical stabilizers prior to wind event;
OR
(2B) Apply water to all unstabilized disturbed areas 3 times per day. If there is any evidence of wind driven
fugitive dust, watering frequency is increased to a minimum of four times per day;
OR
(3B) Take the actions specified in Table 2, Item (3c);
OR
(48) Utilize any combination of control actions (1 B), (26), and (3B) such that, in total, these actions apply to
all disturbed surface areas.
Unpaved Roads
(1C) Apply chemical stabilizers prior to wind event;
OR
(2C) Apply water twice per hour during active operation;
OR
(3C) Stop all vehicular traffic.
Wmoo7-073M "MRP-o4or0s.doe 30
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Mondonng and Reporting Program
Mitigation Measure: 3.3 -1 (continued)
TABLE C (Continued)
CONTINGENCY CONTROL MEASURES FOR LARGE OPERATIONS (RULE 403 TABLE 3)
Fugitive Dust Source Category
Conical Actions
Open Storage Piles
(1 D) Apply water twice per hour;
OR
(21)) Install temporary coverings.
Paved Road Track -Out
(1 E) Cover all haul vehicles;
OR
(2E) Comply with the vehicle freeboard requirements of Section 23114 of the California Vehicle Code for
both public and private roads.
All Categories
(1 F) Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified in Table 3 may be used.
Source: SCAOMD.
TABLE D
TRACK OUT CONTROL OPTIONS
(A)
Install a pad consisting of washed gravel (minimum -size: one inch) maintained in a clean condition to a
depth of at least six inches and extending at least 20 feet wide and 50 feet long.
(B)
Pave the surface extending at least 100 feet and a width of at least 20 feet wide.
(C)
Utilize a wheel shakedwheel spreading device consisting of raised dividers (rails, pipe, or grates) at least
24 feet long and 10 feet wide to remove bulk material from tires and vehicle under carriages before
vehicles exit the site.
(D)
Install and utilize a wheel washing system to remove bulk material from tires and vehicle undercarriages
before vehicles exit the site.
(E)
Any other control measures approved by the Executive Officer and the U.S. EPA as equivalent to the
methods specified items (A) through (D) above.
Source: SCAOMD.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
%PA2(XW4W3WMRPWRP- W708. Oo
Contractor specifications check; field inspection.
Ongoing during construction.
Applicant; Planning Director or designated representative.
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Mitigation Measure: 3.3 -1 (continued)
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TAZW -073WmRPmmRP-04o7Md= 32
Hoag Memorial Hospital Presbytenan Master Plan Update Project
Milb'gation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.3 -2
Prior to issuance of each grading permit, the Applicant shall include the following notes on the
contractor specifications submitted for review and approval by the City of Newport Beach
Department of Public Works:
To reduce construction equipment emissions, the following measures shall be implemented:
• Maintain construction equipment engines by keeping them tuned.
• Use existing power sources (i.e., power poles) when available. This measure would
minimize the use of higher polluting gas or diesel generators.
• Configure construction parking to minimize traffic interference.
• Minimize obstruction of through - traffic lanes. Construction shall be planned so that lane
closures on existing streets are kept to a minimum.
• Schedule construction operations affecting traffic for off -peak hours to the best extent
when possible.
• Develop a traffic plan to minimize traffic flow interference from construction activities (the
plan may include advance public notice of routing, use of public transportation, and
satellite parking areas with a shuttle service).
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check.
Timing of Verification: Prior to issuance of each grading permit.
Responsible Party(ies): Applicant; Public Works Director or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA=7-073TAMRMMRP -0 o7w.aoc - 33
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.3 -3
Prior to issuance of each building permit for the proposed Master Plan Update Project, the
Applicant shall include the following notes on the contractor specifications submitted for review
and approval by the City of Newport Beach Building Department:
• Minimize the amount of paint used by using pre- coated, pre - colored, and naturally
colored building materials.
• Use high transfer efficiency painting methods such as HVLP (High Volume Low
Pressure) sprayers and brushes /rollers were possible.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check.
Timing of Verification: Prior to issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party {ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
Citv of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2007 -0731MMRPMMRP-0 0703.dw 34
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
CULTURAL RESOURCES
Xea2om- 073vamn YMWRP- amos.mw 35
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Submittal of letter of authorization for certified archaeologist.
Method of Verification: Documentation of letter of authorization for certified archaeologist.
Timing of Verification: Prior to the issuance of a grading permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007 -073WMRP %4RP-040708.dM 36
Hoag Memonal Hospital Presbytenan Master Plan Update Pmject
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Submittal of letter of authorization for certified paleontologist.
Method of Verification: Documentation of letter of authorization for certified paleontologist.
Timing of Verification: Prior to the issuance of a grading permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA20074W3WMRPIMMRP-0 070&d. 37
Hoag Memorial Hospital Presbylenan Master Plan Update Project
@litigation Monitoring and Reporting Program
GEOLOGY AND SOILS
XPA2007-0731MMRPWMRP-040708 .tbc
Hoag Memorial Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 1
Prior to the issuance of a grading permit, the Project Sponsor shall document to the City of
Newport Beach Building Department that grading and development of the site shall be
conducted in accordance with the City of Newport Beach Grading Ordinance and with plans
prepared by a registered civil engineer. These plans shall incorporate the recommendations of a
soil engineer and an engineering geologist, subsequent to the completion of a comprehensive
soil and geologic investigation of the site. Permanent reproducible copies of the "Approved as
Built" grading plans shall be furnished to the Building Department by the Project Sponsor.
Standard for Compliance: Shown on approved grading plans, permanent reproducible
copies to be provided at project completion.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of a grading permit.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2007 -073NIARRMMRP-040708Ax 39
Hoag Memorial Hospital Presbyterian Master Plan Update Protect
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved plans, documented in contractor and/or
subcontractor supplemental general conditions.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of a grading permit.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:.
Signature:
1PA2007- 0731MMRPIMMRP-040700 dx 40
Hoag Memonal Hospital Presbyterian Master Plan Update Project
"tigatlon Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
Approval of comprehensive soil and geologic report.
Documentation of approved soil and geologic report.
Prior to the issuance of a grading permit.
Applicant; Building Director or designated representative, Planning
Director or designated representative.
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007 -0781MMRFAWRP-040708.tl 41
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 California Building Code.
Standard for Compliance: Shown on approved building plans (Note that hospital buildings
require OSHPD review and approval; issuance of a building permit
by OSHPD is evidence of compliance with the California Building
Code applicable to hospital- related structures).
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of each grading permit.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PAM7 -0731MMRPWMRP-040703.d= 42
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 overtime.
Standard for Compliance: Approval of soil corrosivity report.
Method of Verification: Documentation of approved soil corrosivity report.
Timing of Verification: Prior to the issuance of a grading permit.
Responsible Party(ies): Applicant; Building Director or designated representative or
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA20U7-073v MFtFMMRP- oawoe.aoe 43
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 impact normal construction materials or the materials used for the
mitigation of subsurface gas conditions. For example, there are many elastomers and plastics,
like PVC, which are resistant to corrosion by up to 70 percent sulfuric acid at 140 degrees
Fahrenheit.
Standard for Compliance: Approval of soils and construction material compatibility
evaluation.
Method of Verification: Documentation of approved soils and construction material
compatibility evaluation.
Timing of Verification: Prior to the issuance of a grading permit.
Responsible Party(ies): Applicant; Building Director or designated representative or
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA20W-073WMRRMMRP-040708.000 44
Hoag Memonat Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Obtain approvals /permits, if remediation is required, subsequent
remediation.
Method of Verification: Compliance with Mitigation Measure 6 and if remediation is
required, approval by the appropriate regulatory agency in
accordance with their rules
Timing of Verification: Prior to the issuance of a building permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA=7- 073WMPJ Paamoe.a c 45
Hoag Memonat Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 9
Prior to issuance of grading permits, the Project Sponsor shall ensure that a construction
erosion control plan is submitted to and approved by the City of Newport Beach that is
consistent with the City of Newport Beach Grading Ordinance and includes procedures to
minimize potential impacts of silt, debris, dust and other water pollutants. These procedures
may include:
• the replanting of exposed slopes within 30 days after grading or as required by the City
Engineer.
• the use of sandbags to slow the velocity of or divert stormflows.
• the limiting of grading to the non -rainy season.
The project Sponsor shall strictly adhere to the approved construction erosion control plan and
compliance shall be monitored on an ongoing basis by the Newport Beach Building Department.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
Construction erosion control plan shown on approved grading
plans, documented in contractor /subcontractor supplemental
general conditions.
Plan check.
Prior to issuance of grading permits, ongoing throughout
construction.
Applicant; Building Director or designated representative; Planning
Director or designated representative.
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PAM7 -073NIMFWWWP44070a.dW 46
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
HAZARDS AND HAZARDOUS MATERIALS
TA2007 -073%WRPWMRP- W70&dcc 47
Hoag Memonal Hospital Pres"nan Master Plan Update Project
Mitlgaflon Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions and subsequent handling and disposal of any identified
hazardous waste /materials in accordance with regulations, if
required.
Method of Verification: Contractor specifications check.
Timing of Verification: Ongoing during site preparation and construction.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
wamot -ot RPhMP- 4070e.aoc 48
Hoag Memonal Hospital Presbyterian Master Plan Update Pngect
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.)
Standard for Compliance: Approval of soil gas sampling and monitoring program.
Method of Verification: Documentation of approved soil gas sampling and monitoring
program.
Timing of Verification: Prior to the issuance of each grading permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2007- 073WA%VVMRV- 0407Mmc 49
Hoag Memorial Hospital Presbyterian Master Plan Update Project
M tVation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of site safety plan.
Method of Verification: Plan check; provision of approved site safety plan.
Timing of Verification: Prior to the issuance of a grading permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2W7O73W1MRPIMMRP-090706.d= 50
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of gas collection well report, if required.
Method of Verification: Provision of approved gas collection well report.
Timing of Verification: Prior to issuance of a grading permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
XPA20W -073WMRPWMRP- W708.doo 51
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 55
Continuous monitoring for methane and hydrogen sulfide.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check.
Timing of Verification: Ongoing throughout site preparation and construction.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007-073W,MRRMMRP -M708 d= 52
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitafng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of study of hazardous constituents.
Method of Verification: Documentation of approved hazardous constituents study.
Timing of Verification: Prior issuance of a grading permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of.Newoort Beach Verification
Approved on:
Approved by:
Signature:
wa2od7m3WAMRPVAMRP.04o70e.dw 53
Hoag Memoial Hospital Presbytenan Master Plan Update Project
Mitigation Momfoing and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of flare capacity /efficiency study as required.
Method of Verification: Documentation of approved flare capacity /efficiency study.
Timing of Verification: Prior to the issuance of a building permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA20W -073NMRFWA"-040703.EOC 54
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
Submittal of NOI to Development of State Water Resources
Control Board, preparetimplement SWPPP.
Receipt of NOI from the SWRCB
Prior to issuance of a grading permit.
Applicant; Building Director or designated representative or
Planning Director or designated representative.
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
wa2oo7- 073kMMR MMar-0ao70.am 55
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 and subsequent phases of construction activities as
applicable to the project activity.
Standard for Compliance: Implementation of appropriate mitigation measures and approval
of remedial action plan by the California Regional Water Quality
Control Board if necessary.
Method of Verification: Sign off from the Regional Water Quality Control Board of
completion of remedial action plan if necessary.
Timing of Verification: Prior to issuance of Phase I and subsequent Phases construction
permits.
Responsible Party(ies): Applicant; Planning Director or designated representative
Verification Date:
City, of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2007 -073"kff AMRP-04WOB.d c 56
Hoag Mernonal Hospital Presbyterian Master Plan Update Project
Mitigation Mon@onng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 64
Prior to the issuance of grading or building permits, the Project Sponsor shall evaluate all
existing vent systems located on the lower campus and submit this data to the City Building and
Fire Departments. 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.
Standard for Compliance: Approval of evaluation of all existing vent systems, evaluation of
new vents as required.
Method of Verification: Documentation of evaluation of vent systems.
Timing of Verification: Prior to the issuance of grading or building permits or City
approval for a project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007 -07MMMRNMMRP- 09070sdoc 57
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 66
Before the issuance of building permits, the Project Sponsor shall submit plans to the Building
Department City of Newport Beach, demonstrating that continuous hydrogen sulfide monitoring
equipment with alarms to a manned remote location have been provided in building designs.
This monitoring equipment must be the best available monitoring system, and the plans must
include a preventative maintenance program for the equipment and a calibration plan and
schedule.
Standard for Compliance: Approval of applicable plans detailing hydrogen sulfide monitoring.
Method of Verification: Plan check; provision of approved hydrogen sulfide monitoring
plans.
Timing of Verification: Prior to the issuance of building permits or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2W- 0731MMRPWMRP-09a703.rMC 58
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Mcnitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved applicable building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007O73WMRPWMRP- W708.do 59
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of gas test study, implement recommendations as
required.
Method of Verification: Plan check; provision of approved gas test study.
Timing of Verification: Prior to issuance of each grading permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Building Director or designated representative or
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007 -073WMRPWMRP- M708.d 60
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved applicable grading and building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of each grading or building permit.
Responsible Party(ies): Applicant; Building Director or designated representative or
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007 -073WMRPIMMRP- 08a708.do
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of building permits or City approval for a project
subject to OSHPD approval.
Responsible Party(ies): Applicant; Building Director or designated representative or
Planning Director or designated representative.
Verification Date:
City of Newoort Beach Verification
Approved on:
Approved, by:
Signature:
1PA2007-073WAFUWMRP-040708,tl 62
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved of applicable building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Building Director or designated representative or
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
wa2007-073W& FMW,r-0amas.da 63
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 73
To avoid possible accumulation of gas in utility or other seldom used service or storage rooms,
Project Sponsor shall submit plans to the City of Newport Beach Building Department prior to
issuance of building permits indicating that such rooms are serviced by the buildings' central air
conditioning system (or an otherwise positive ventilation system that circulates and replaces the
air in such rooms on a continuous basis).
Standard for Compliance: Shown on approved of applicable building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Building Director or Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
Xea2oo7 -07M PAWRr-0aoroe.dM
Hoag Memorial Hospital Presbyterian Master Plan Update Pmject
Mittgatton Momfonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 74
During construction, Project Sponsor shall ensure that an explosimeter is used to monitor
methane levels and percentage range. Additionally, construction contractors shall be required to
have a health and safety plan that includes procedures for worker /site safety for methane. If
dangerous levels of methane are discovered, construction in the vicinity shall stop, the City of
Newport Beach Fire Department shall be noted and appropriate procedures followed in order
to contain the methane to acceptable and safe levels. .
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions. (Note: contractor /subcontractor will use site safety plan
require in MM 58.)
Method of Verification: Plan check.
Timing of Verification: Ongoing during site preparation and construction.
Responsible Party(ies): Applicant; Fire Department or designated representative; Planning
Director or designated representative.
Verification Date:
City, of Newport Beach Verification
Approved on:
Approved by:
Signature:
wa2007- 073%MManr RP-0a W.mc 65
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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
Prevention Department, and the Orange County Health Care Agency, as required by the
Infections Waste Act and AB 218512187.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
Approval of revised Hazardous Material and Waste Management
Plan and Infectious Control Manual as required.
Documentation of approved revised Hazardous Material and
Waste Management Plan and Infectious Control Manual.
Prior to the issuance of building permits.
Applicant; Planning Director or designated representative.
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007-073VAMRKMMRP- =708 -dx 66
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Documented compliance with Hazardous Material and Waste
Management Program and its Infectious Control Manual as part of
the Development Agreement annual review.
Method of Verification: Submittal of documented compliance with Hazardous Material and
Waste Management Program and its Infectious Control Manual
Timing of Verification: Throughout construction and project operation.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2W -G73WMRPWFJ 0407o&d= 67
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Morotonng and Reporting Program
Hoag Hospital Project: _
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans as required.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of each building permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
IPA2007 -073WMRPWMRP- M708.dW 68
Hoag Memorial Hospital Presbytenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Obtaining SCAQMD permits for regulated commercial equipment
(See MM 36), as required. The above air toxic rules are
addressed through the SCAQMD permit process for regulated
commercial equipment.
Method of Verification: Documentation of approved permits from the SCAQMD
Timing of Verification: Ongoing during site preparation and construction.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
wazoorarSUMRF WRP- oamm.aoc 69
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of disposal location.
Method of Verification: Disposal receipt from landfill or environmentally cleared
development site.
Timing of Verification: Prior to the issuance of each building permit.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007 -0731MMRPMMRP- 040708.dx 70
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check-
Timing of Verification: Prior to the issuance of building permits on the lower campus or
City approval for a project subject to OSHPD approval.
Responsible Party(ies): Applicant; Fire Marshal or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2007 -0731MMRPIMMRR040708.doc 71
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
HYDROLOGY AND WATER QUALITY
V'A2007 -073NMRPWRP.040708.dw 72
Hoag Memonal Hospital Presbyterian Master Plan Update Project
"figatlon Monitoring and Repcding Program
Hoag Hospital Project:
Mitigation Measure: 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 ongoing basis by the Newport Beach Building Department.
Standard for Compliance: Shown (construction erosion control plan) on approved applicable
grading plans, documented in contractor /subcontractor
supplemental general conditions.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of grading permits, throughout construction.
Responsible Party(ies): Applicant; Building Director or Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
IPA=- 07MMMara+MRv- =70&dM 73
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 General Services Department and approved by the City of Newport Beach
Planning Department. The Project Sponsor shall install landscaping in strict compliance with the
approved plan.
Standard for Compliance: Approval of landscape plan.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of grading permits.
Responsible Party(ies): Applicant; General Services Director or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2W74nMMMFJVMRM4WO8.ECc - 74
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 Drainage Area
Management Plan (DAMP), routine vacuuming shall be done in accordance with the
requirements specified in the plan.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
Documented as part of Development Agreement annual review.
Field inspection.
Throughout construction upon implementation of the County of
Orange Drainage Area Management Plan (DAMP) and as
necessary during operation.
Applicant; Planning Director or designated representative.
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2W7-073WMRPIMMRP-040Md= 75
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 12
Upon completion of final building construction plans, and prior to the issuance of a grading
permit for each phase of development, the Project Sponsor shall ensure that site hydrological
analyses are conducted to verify that existing drainage facilities are adequate. The applicant
shall submit a report to the City of Newport Beach Building Department for approval, verifying
the adequacy of the proposed facilities and documenting measures for the control of siltation
and of erosive runoff velocities.
Standard for Compliance: Approval of site hydrological analysis and drainage plans.
Method of Verification: Plan Check; Documentation of submittal of report to the Regional
Water Quality Control Board.
Timing of Verification: Upon completion of final building construction plans, and prior to
the issuance of a grading permit for each phase of development.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:.
TA2007 -073NMRP MMRP- M708.d 76
Hoag Memonal Hospital PreOytenan Master Plan Update Project
Mitigation Mondonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of comprehensive geotechnical /hydrologic study.
Method of Verification: Documentation of approved geotechnicaUhydrologic study.
Timing of Verification: Prior to the completion of final construction plans for each phase
of Lower Campus development or City approval for a project
subject to OSHPD approval.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007-0731MMFUI%WRP-04W08.EOc 77
Hoag Memorial Hospital Presbylenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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, SWRCB Order No. 99-08 -
DWQ or its successor) 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, a
check in an amount specified by the most current fee schedule, and any other documentation
required by the permit shall be sent to the State Water Resource Control Board ( SWRCB). The
SWRCB will send a Waste Discharger Identification (WDI) to the project sponsor and the
Regional Water Quality Control Board Santa Ana Region for use during site inspection, if
needed.
Standard for Compliance: Obtaining NPDES permit as required; perform groundwater
sampling and analysis as required.
Method of Verification: Documentation of NPDES permit.
Timing of Verification: Prior to the completion of final building construction plans for each
phase of Lower Campus development.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%rn2oor -073VMRPWMRM0X0&d= 78
Hoag Memorial Hospital Pfasbylerian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Documented as part of Development Agreement annual review.
Method of Verification: Submittal of documentation of compliance with the Hazardous
Material and Waste Management Program and its Infectious
Control Manual.
Timing of Verification: Ongoing during grading and construction.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA20R7-073MRP%%WRP- 040708.ax 79
- Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
LAND USE AND PLANNING PROGRAMS
WA2W7 -07=MRwmmUv- 040M.aoc 80
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 24
The proposed project is subject to all applicable requirements of the City of Newport Beach
General Plan, Zoning Code, and Local Coastal Program (LCP). Those requirements that are
superseded by the PCDP and District Regulations are not considered applicable. The following
discretionary approvals are required by the City of Newport Beach: EIR certification, adoption of
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 Commission has the discretionary responsibility to issue
a Coastal Development Permit for the Lower Campus.
Standard for Compliance: Incorporation into approved grading planstbuilding plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of each grading and building permit or City
approval for a project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PAM -07NMRPNIARa- 04070.a 81
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monttonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 118
For any building subject to the issuance of a building permit by the California Office of Statewide
Health Planning and Development ( OSHPD), Hoag Hospital shall submit to OSHPD a letter
from the City of Newport Beach indicating that review of the development plans has been
completed and that the plans are in compliance with all City requirements.
Standard for Compliance: Submission of letter to California Office of Statewide Health
Planning and Development ( OSHPD).
Method of Verification: Documentation of submittal of letter to OSHPD.
Timing of Verification: Prior to the issuance of a building permit by the California Office of
Statewide Health Planning and Development ( OSHPD).
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA20D7 -073%WRPIMMRP- W703AnC 82
Hoag Memonal Hospital Pre&Wenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
NOISE
%PA20D7W3WMRPW ARP-0407G&dw 83
Hoag Memorial Hospital Pfesbytedan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: PDF 3.4-1
Within six months following approval of the Master Plan Update Project by the City of Newport
Beach and the expiration of any appeals, statute of limitations or referendum periods for
challenging any of the Project approvals, the Applicant shall offer a window /sliding glass door
upgrades (dual pane windows) and balcony barrier extensions to the owners of the residences
(Owners) of 12 condominium units at 260 Cagney Lane, Newport Beach, in Units 202 through
207 and 302 through 307. With respect to the balcony barrier extensions, the extensions shall
be 3/8- inch 4hick tempered glass with a frame. The top of the extensions shall extend
approximately 5 to 6 feet above the balcony deck. Where windows and /or sliding glass doors
would be located behind a balcony barrier, the Applicant would not be required to provide
window and /or sliding glass door upgrades. Other windows/sliding glass doors of the identified
condominium units would be upgraded with dual pane glass with a Sound Transmission Class
(STC) rating of 37 or better. Upgrades would be subject to the approval of the Homeowners
Association and Owner.
The Applicant shall be responsible for the implementation of the noted upgrades pursuant to the
following provisions and guidelines: (i) in order to participate in the program and receive new
balcony barrier extensions and/or windows/sliders, each Owner must provide written notice to
the Applicant within 45 days following receipt of the proposed program from Applicant, that the
Owner wants to participate in the program; (ii) failure to respond within such time period shall
mean the Owner desires not to participate; . (iii) the replacement balcony barrier
extensions/windows/sliders shall be installed by a third -party contractor as part of one overall
program pursuant to a contract between the Villa Balboa Homeowners Association
(Association) and such third -party contractor selected by the Association; (iv) the Association
shall provide the Applicant with a written estimate from the contractor stating that the total cost
of the replacement program and obtain Applicant's written approval of such work prior to
executing a contract with the contractor, (v) the total cost of the balcony barrier extensions and
window /slider replacement, and related patch -up work to be reimbursed by the Applicant to the
Association for all Owners shall not exceed the total cost identified in a Bid Estimate approved
by the City prepared by a qualified and licensed contractor plus reasonable administrative costs
to manage the contract and construction effort; and (vi) provided the Applicant receives the
reimbursement request from the Association within 60 days following completion of the work,
the Applicant shall reimburse the Association for the cost of the work within 30 days of the
Applicant's receipt of a final receipt, bill or invoice from the Association evidencing that the
balcony barrier extensions, and window /slider replacement work was completed pursuant to the
approved estimate.
Standard for Compliance: Hoag to provide copies of all documentation between Hoag and
affected property owners; installation of balcony barrier
extensions, wall insulation, and window and /or slider upgrades to
participating property owners.
Method of Verification: Documentation of correspondence; field inspection.
Timing of Verification: Prior to issuance of building permits; installation within 6 months
of approval of the Master Plan Update Project.
Responsible Party(ies): Applicant; Planning Director or designated representative.
WA2ee7 -073N4MRPMMRP-04(Y708 c 84
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2U W- 07MMMRF&W PO1MO8 dw
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: PDF 3.4 -2
Within 12 months following approval of the Master Plan Update Project by the City of Newport
Beach and the expiration of any appeals, statute of limitations or referendum periods for
challenging any of the Project approvals and subject to the City's issuance of a building permit,
the Applicant shall have constructed a sound wall of approximately 470 linear feet along West
Hoag Drive within the boundaries of the Applicant's property. The sound wall would be
constructed adjacent to Hoag Drive and set back approximately 3 to 6.5 feet from the edge of
the existing curb. The sound wall shall range in height from approximately 17 to 23 feet between
West Hoag Drive and the 280 Cagney Lane condominium building; and approximately 14 to
18.5 feet at the 260 Cagney Lane condominium. The location of the sound wall is provided in
Exhibit 1. The sound wall shall be constructed using the Sound Fighter® LSE Wall System (or a
sound.wall system with the same sound attenuation capability and construction implementation
capability).
To the maximum degree feasible, the sound wall shall be constructed to retain existing
vegetation which serves as a visual screen. Vegetation that is required to be removed
associated with installation of the sound wall shall be replaced in -kind with specimen plant
material as designated on a landscape and irrigation plan prepared by a licensed landscape
architect. The plan shall be subject to review by the Villa Balboa Community Association, and
review and approval by the City.
The Applicant shall be responsible for the maintenance of landscaping within the property
boundaries of Hoag. Any future modifications made to the sound wall and /or landscaping shall
be reviewed and approved by the Planning Director.
If the removal of vegetation is scheduled to proceed between March 1 and July 31, no more
than seven days prior to the onset of construction activities that would impact trees associated
with the sound wall, a qualified Biologist shall conduct a pre - construction bird nesting survey for
the trees scheduled for removal to determine the presence of any active bird nest. If an active
bird nest is found, the tree cannot be removed until the nest is deemed no longer occupied by
the qualified Biologist. If no active nests are found, tree removal may commence. Trees
removed anytime between August 1 and February 28 do not require any nesting bird surveys, or
corresponding avoidance measures for nesting bird species.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check for grading and building permits issued by the City.
Timing of Verification: Within 12 months of the certification of the Hoag Memorial
Hospital Presbyterian Master Plan Update Final Supplemental EIR
(SEIR), as detailed in the above measure.
Responsible Party(ies): Applicant; Building Director or designated representative; Planning
Director or designated representative; qualified biologist.
Verification Date:
'PA2007 473NMRtMR1RP-00o O8A= Sr)
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007 -0731MMUNMRP-040708 .dm 87
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: SC 3.4 -1
During construction, the Applicant shall ensure that all noise - generating activities be limited to
the hours of 7:00 AM to 6:30 PM on weekdays and 8:00 AM to 6:00 PM on Saturdays. No
noise - generating activities shall occur on Sundays or national holidays in accordance with the
City of Newport Beach Noise Ordinance.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check.
Timing of Verification: Throughout construction.
Responsible Party(ies): Applicant; City Code and Water Quality Enforcement Division;
Building Director or designated representative; Planning Director
or designated representative; City Police Chief or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2W7-07301MRPWMRP-090708AOO 88
Hoag Memonal Hospital Presbytenan Master Plan Update Prgect
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Documented as part of Development Agreement pending
submission of applicable letter to each emergency vehicle
company that delivers patients to Hoag.
Method of Verification: Documentation of delivery of applicable letter to each emergency
vehicle company.
Timing of Verification: Prior to construction.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
NPA2007-073%Mgp{MMRP- 04070SA c
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check.
Timing of Verification: Ongoing during site preparation and construction.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA200-073NMRPM`iRP-040708. O 90
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation MWitaiing and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 117
Use of the heliportthelipad shall be limited to emergency medical purposes or the transportation
of critically ill patients in immediate need of medical care to and from 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.
Standard for Compliance: Documented as part of the Development Agreement annual
review.
Method of Verification: Submittal of documentation of compliance.
Timing of Verification: Ongoing during project operation.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2007 473NM1RPWMRP-040708.d= 91
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monilonng and Reportirg Program
Hoag Hospital Project:
Mitigation Measure: 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 AM and 7:00 PM
daily.
Standard for Compliance: Strict adherence to the operating hours; compliance documented
as part of the Development Agreement annual review.
Method of Verification: Documentation of compliance.
Timing of Verification: Ongoing during construction and project operation.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2007-073UMFUVMRP-040708.d 92
Hoag Memonal Hospital PresWenan Master Plan Update Project
Mitigation Morylonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -1
Prior to the initiation of vibration- generating demolition and construction activities, the Hoag
Construction Project Manager shall notify building /department representatives that these
activities are planned. This notification will allow for the relocation of vibration - sensitive
equipment in portions of buildings that could be affected.
The Hoag construction staff shall work with the Project Contractor to schedule demolition and
construction activities that use heavy equipment and are located within 50 feet of buildings
where vibration - sensitive medical procedures occur, such that demolition and construction
activities are not scheduled concurrent with sensitive medical operations. A system of
communications would be established between selected vibration- sensitive uses /areas and
Construction Managers so that noise or vibration which would affect patient care or research
activities can be avoided.
Standard for Compliance: Applicable scheduling and notification of building /department
representatives regarding vibration - generating demolition and
construction activities, establishment of a system of
communications between selected vibration - sensitive uses /areas
and Construction Managers.
Method of Verification: Site verification
Timing of Verification: Prior to the initiation of vibration - generating demolition and
construction activities.
Responsible Party(ies): Hoag Construction Project Manager, Planning Director or
designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA20o7 -073WMRMWRP-0407os. a 93
Hoag Memorial Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.42
The final plans for heating, ventilation, and air conditioning (HVAC) equipment for the Ancillary
Building and West Tower shall be submitted to the City for review and approval. The plans shall
be reviewed by an Acoustical Engineer to ensure that they will achieve 55 dBA (Leq) at the
property line adjacent to the loading dock area. These plans need to be submitted within six
months of the certification of the Hoag Memorial Hospital Presbyterian Master Plan Update
Final Supplemental EIR (SEIR). If Hoag does not pursue the redesign of the HVAC systems for
the Ancillary Building and West Tower, Hoag shall submit within six months of the certification of
the Final SEIR a plan to the City that details how Hoag will bring the current equipment into
compliance with the 55 dBA nighttime noise limit when measured at the property line adjacent to
the loading dock area.
Standard for Compliance: Approval of final plans for heating, ventilation, and air conditioning
(HVAC) equipment for the Ancillary Building and West Tower.
Method of Verification: Plan check and noise measurements.
Timing of Verification: Within six months . of the certification of the Hoag Memorial
Hospital Presbyterian Master Plan Update Final Supplemental EIR
(SEIR), as detailed in the above measure.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City .of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA=7-073VMRRMMRP-040708.doc 94
Hoag Memorial Hospital Presbytenan Master Plan Update Protect
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -3
Prior to issuance of building permits for any project that includes HVAC equipment, an
acoustical study of the noise generated by the HVAC equipment shall be performed and a
report that documents the results shall be submitted. This report shall present the noise levels
generated by the equipment and the methodology used to estimate the noise levels at nearby
residential uses or property boundary, as applicable; the report will also demonstrate that
combined noise levels generated by all new HVAC equipment does not exceed applicable
regulations. This study shall be reviewed and approved by the City prior to issuance of building
permits. After installation of the equipment, noise measurements shall be performed and
provided to the City that demonstrates compliance with applicable noise level limits.
Standard for Compliance: Approval of applicable acoustical study, provision of noise
measurements to the City after installation.
Method of Verification: Approved applicable acoustical study.
Timing of Verification: Prior to issuance of building permits for any project that includes
HVAC equipment, measurements after installation of applicable
equipment.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
Citv of Newoort Beach Verification
Approved on:
Approved by:
Signature:
WA2007 -073WMRPWMRP- 040708.4 c.
Hoag Memonal Hospital PresWenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4-4
Truck deliveries to the loading dock area are restricted to the hours of 7:00 AM to 8:00 PM. It is
noted that special situations may arise that require delivery outside of these hours.
Standard for Compliance: Strict adherence to the operating hours; compliance documented
as part of the Development Agreement annual review.
Method of Verification: Documentation of compliance.
Timing of Verification: Ongoing during project operation.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
W2007 -0731WRIMMMRP- 0g0703dm 96
Hoag Memorial Hospital Presbytenan Master Plan Update Prq'ect
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -5
Sound absorption panels on the east wall of the loading dock shall be installed. Approximately
450 square feed 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 an
equivalent or better sound rating shall be used.
Standard for Compliance: Installation of sound absorption panels.
Method of Verification: Field inspection and noise measurements.
Timing of Verification: Installation within 6 months of approval of the Master Plan Update
Project.
Responsible Party(ies): Applicant; acoustical engineer, Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007 -07MMMRPIMMRP- 040708.duc 97
Hoag Memorial Hospital Presbytenan Master Plan update Project
Mittgatlon Monitonm and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -6
The trash compactor. shall be relocated within the loading dock. The trash compactor and baler
shall be enclosed in a three -sided 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 the 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 7:00 AM and 7:00 PM.
Standard for Compliance: Shown on approved applicable plans.
Method of Verification: Plan check and ongoing.
Timing of Verification: Within 6 months of the approval of the Master Plan Update
Project.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
XPA2OD7-073NMRRMMRP- 04070B.d= 98
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.47
"No Idling" signs shall be posted in the loading dock area and any area where the trucks might
queue.
Standard for Compliance:
Method of Verification:
Timing of Verification:
Responsible Party(ies):
Verification Date:
Installation and maintenance of signs.
Field inspection.
Within one month of the approval of the Master Plan Update
Project.
Applicant; Planning Director or designated representative.
City of Newport Beach Verification
Approved on:
Approved by:
Signature: _
1PA20 -073W1MRP%MMRP-040708.tloc
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.48
Grease trap cleaning operations shall be limited to Saturday between the hours of 11:00 AM
and 3:00 PM.
Standard for Compliance: Strict adherence to the operating hours; compliance documented
as part of the Development Agreement annual review.
Method of Verification: Documentation of compliance.
Timing of Verification: Ongoing.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA20D7 -073WMRPIMMRP-040708.cbc 100
Hoag Memonal Hospitat PresWenan Master Plan Update Project
MiBgation MomYming and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4-9
Upon installation of the fourth cooling tower at the cogeneration facility, additional noise
measurements shall be performed to determine compliance with the City's Noise Ordinance.
The measurements shall be made and a report submitted to the City within three months of
commencement of operations of the fourth cooling tower. If a violation is noted, the problem
must be corrected and a second set of measurements submitted to the City showing
compliance within one year of commencement of operations of the fourth cooling tower.
Standard for Compliance: Submission of report documenting additional noise measurements
and abatement of violation if necessary.
Method of Verification: Documentation of report.
Timing of Verification: Upon installation of the fourth cooling tower at the cogeneration
facility. If a violation is noted, the problem must be corrected and a
second set of measurements submitted to the City showing
compliance within one year of commencement of operations of the
fourth cooling tower.
Responsible Party(ies): Applicant; acoustical engineer; Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TA2007 -073dWRPAWRP- M70&dDc 101
Hoag Memorial Hospital Presbytenan Master Plan Update Pmoct
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -10
Prior to the issuance of building permits for any Hoag patio use proposed to be located closer to
the roadway then the 65 CNEL contour distance shown in Table 3.4 -7, a detailed acoustical
analysis study shall be prepared by a qualified Acoustical Consultant and a report shall be
submitted to the City for review and approval. The Acoustical Analysis Report shall describe and
quantify the noise sources impacting the area and the measures required to meet the 65 CNEL
exterior residential noise standard. The final building plans shall incorporate the noise barriers
(wall, berm, or combination wall /berm) required by the analysis and Hoag shall install these
barriers prior to issuance of a Certificate of Occupancy.
Standard for Compliance: Approval of acoustical analysis as prepared by a qualified
Acoustical Consultant.
Method of Verification: Plan check; provision of approved acoustical analysis.
Timing of Verification: Prior to the issuance of building permits for any Hoag Hospital
patio use proposed to be located closer to the roadway then the
65 CNEL contour distance.
Responsible Party(ies): Applicant; acoustical engineer, Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2007 -07MMMRPWMRP-040708.d0G 102
Hoag Memorial Hospital Preso&nan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 3.4 -11
Prior to issuance of building permits, a detailed acoustical study using architectural plans shall
be prepared by a qualified Acoustical Consultant and a report shall be submitted to and
approved by the City for Hoag buildings that are proposed to be located closer to the roadway
than the 65 CNEL contour distance shown in Table 3.4-7 and for office buildings that are
proposed to be located closer to the roadway than the 70 CNEL contour distance (Table 3.4 -7).
This report shall describe and quantify the noise sources impacting the building(s); the amount
of outdoor -to- indoor noise reduction provided by the design in the architectural plans; and any
upgrades required to meet the City's interior noise standards (45 CNEL for hospital uses and 50
CNEL for office uses). The measures described in the report shall be incorporated into the
architectural plans for the buildings and implemented with building construction.
Standard for Compliance: Approval of a detailed acoustical study and incorporation of sound
attenuation measures within building plans and implementation of
construction as planned.
Method of Verification: Documentation of approved detailed acoustical study and post -
construction verification report.
Timing of Verification: Prior to issuance of building permits and post - construction
verification.
Responsible Party(ies): Applicant; acoustical engineer; Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2W-0731MMRRMMRP-0407e6.dW 103
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
PUBLIC SERVICES
WA20D7-073V"RRMMRP-0407D8. c 104
Hoag Memorial Hospital Presbytenan Master Plan Update Project
Mitigation Momfonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 91
Prior to the issuance of grading permits, emergency fire access to the site shall be approved by
the City Public Works and Fire Departments.
Standard for Compliance: Fire access shown on approved grading plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of grading permits.
Responsible Party(ies): Applicant; Public Works Director or designated representative;
Fire Marshal or designated representative; Planning Director or
designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
W200] -0]3% MRPRMMRRO<W03.dbc 105
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitoring and ReporBng Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of- building permits or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; City Fire Department; Planning Director or designated
representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
NA2007 -073WMRRMMRP- 04070ad= 106
TRANSPORTATION AND CIRCULATION
1PA=7 -W MMRPIMMRP-040708.d 107
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 25
The Project Sponsor shall conduct a Traffic Phasing Ordinance (TPO) analysis for each Master
Plan development project. 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 ensure a satisfactory
level of service as defined by the TPO. This report shall be approved by the City prior to
commencement of construction of the development project.
Standard for Compliance: Approval of TPO analysis for each Master Plan development
project.
Method of Verification: Documentation of approved TPO analysis.
Timing of Verification: Prior to commencement of construction.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
wn2007-073AUARPUnraRP-0am0.da 108
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 27
For each Master Plan development project, 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 prior to permit issuance for future
phases.
Standard for Compliance: Approval of applicable project trip generation study.
Method of Verification: Documentation of approved project trip generation study.
Timing of Verification: Prior to permit issuance of grading or building permits for future
phases (including Phase II).
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newoort Beach Verification
Approved on:
Approved by:
Signature:
IPA20 Wo7MMMRRMMRP-0Om0sd=
Hoag Memmial Hospital Presbytenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 Rule 2202.
Standard for Compliance: Documented as part of Development Agreement annual review.
Method of Verification: Documentation of compliance with SCAQMD. trip reduction
regulations.
Timing of Verification: Ongoing during project operation.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
'PA=7 -07,4 W RPIMMRP-000709.dbc
Hoag Memonal Hospital Pres"nan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown in approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007 -073WMRPWMRP- M0708.dW 111
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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 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.
Standard for Compliance: Provision of bus turnouts as required.
Method of Verification: Documentation of provision of bus turnouts.
Timing of Verification: Prior to issuance of final construction permits or City approval for
a project subject to OSHPD approval.
Responsible Party(ies): Applicant; Public Works Director or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
wa2oo7ur3WMRP MRP- oamos.da 112
Hoag Membnal Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 32
Prior to issuance of approvals for development projects, 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.
Standard for Compliance:
Approval of applicable parking generation rates study.
Method of Verification:
Submittal of approved parking generation rates study.
Timing of Verification:
Prior to issuance of approvals for development projects.
Responsible Party(ies):
Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
kPA2w7o73eaMnPMMRP-040708.dOC 113
Hoag Memorial Hospital Presbyterian Master Plan Update Prged
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 33
Prior to issuance of precise grading permits for 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 City Traffic Engineer that
identifies all feasible measures to eliminate internal traffic congestion and facility's ingress and
egress to the site. All feasible measures identified in this study shall be incorporated into the site
plan.
Standard for Compliance: Approval of applicable internal circulation plan, shown on
approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of precise grading permits.
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
TAZW- 073MMPNURP- 0w70.mc 114
Hoag Memorial Hospital Presbyterian Master Plan Update Prgfedt
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 34
Depending on actual site build -out, intersection improvements may be required at the Hoag
Drive - Placentia Avenue /Hospital Road intersection (Upper Campus access), Newport
Boulevard/Hospital Road intersection, and at the Hoag Drive/West Coast Highway intersection
(Lower Campus access). The need for these improvements shall be assessed during
subsequent traffic studies to be conducted in association with Mitigation Measure 25.
Improvements could include restriping, traffic signal timing, etc.
Standard for Compliance: Included as part of approved TPO analysis (see MM 25).
Method of Verification: Documentation of approved TPO analysis.
Timing of Verification: Prior to commencement of construction.
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2W7 -073WMRMWRP- D40708.doe 115
Hoag Memorial Hospital Presbyterian Master Plan Update P ject
Mitigation Monitoring and Reporting Pogram
Hoag Hospital Project:
Mitigation Measure: 35
As each Master Plan project 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.
Standard for Compliance: Documented as part of Development Agreement annual review.
Method of Verification: Documentation of compliance.
Timing of Verification: Ongoing during project operation.
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007.073WMRFWMRP-00070ad 116
Hoag Memorial Hospital Presbyterian Master Plan Update Project
"ligation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 38
Prior to the issuance of building permits for each 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 demand 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.
The exact number of each of the above facilities shall be determined by the City during review
of building permit applications for each development project. The types and numbers of facilities
required of the project will reflect the content of the Ordinance at the time that a permit
application is deemed complete by the Planning Department.
Standard for Compliance: Incorporation of TDM site development requirements in approved
grading /building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of building permits for each Master Plan
development or City approval for a project subject to OSHPD
approval.
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA20D7-0730MRRIMRP-040708.d= 117
Hoag Memonal Hospital Presbytenan Master Plan Update Project
A tigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved grading plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of grading permits.
Responsible Party(ies): Applicant; Public Works Director or designated representative;
Fire Marshal or designated representative; Planning Director or
designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PAM-073NMRP MMRP-04 W O&A
Hoag Memorial Hospital Presbyterian Master Plan Update Prqect
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of building permits or City approval for a project
subject to OSHPD approval.
Responsible Party(ies): Applicant; Public Works Director or designated representative;
Fire Marshal or designated representative; Planning Director or
designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007-073IMMRPUMRP-00070&E 119
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 101
In conjunction with the application for a grading permit, the Project Sponsor shall submit a
construction phasing and traffic control plan for each phase of development. This plan would
identify the estimated number of truck trips and measures to assist truck trips and truck
movement in and out of the local street system (i.e., flagmen, signage, etc.). This plan shall
consider scheduling operations affecting traffic during off -peak hours, extending the construction
period and reducing the number of pieces of equipment used simultaneously. The plan will be
reviewed and approved by the City Traffic Engineer prior to issuance of the grading permit.
Standard for Compliance: Approval of a construction phasing and traffic control plan.
Method of Verification: Plan check.
Timing of Verification: In conjunction with the application for a grading permit and prior to
issuance of grading permits.
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2Ue7 -073WMRPWMRP-04W08.�. 120
Hoag Memonal Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Approval of all haul routes for import or export materials; strict
adherence to those routes during the import or export of dirt.
Method of Verification: Documentation of approved haul routes.
Timing of Verification: Prior to the issuance of each grading permit and ongoing import
and export activities.
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2007 -073WMRPIMMRP-01MO8.doc 121
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and RepoRing Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions and provision of notices if applicable.
Method of Verification: Contractor specifications check and submission of any required
notices, mailing lists, and a certification of posting the notice by
regular first class mail or hand delivery.
Timing of Verification: Ongoing during site preparation and construction, at least two
weeks prior to temporary traffic disruptions to affected area
business and the public.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
Citv of Newport Beach Verification
Approved on: .
Approved by:
Signature:
1PA20W-07WMRPWARP 407W.d 122
Hoag Memorial Hospital Presbyterian Master Plan Update Project
114tigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 104
The Project Sponsor shall ensure that construction activities requiring more than 16 truck (i.e.,
multiple axle vehicle) trips per hour, such as excavation and concrete pours, shall be limited
between June 1 and September 1 to avoid traffic conflicts with beach and tourist traffic. At all
other times, such activities shall be limited to 25 truck (i.e., multiple axle vehicle) trips per hour
unless otherwise approved by the City Traffic Engineer. Haul operations will be monitored by
the Public Works Department and additional restrictions may be applied if traffic congestion
problems arise.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check and field inspection /observation.
Timing of Verification: Ongoing during site preparation and construction.
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Public Works Director or designated representative; Planning
Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007-07MMMRPNMRP-040708.d 123
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 108
Prior to issuance of any grading and building permit, the Project Sponsor shall submit a Trip
Reduction Plan for construction crew members where the number of construction employees
would be 50 or greater. This plan shall identify measures, such as ride - sharing and transit
incentives, to reduce vehicle miles traveled by construction crews. The plan shall be reviewed
and approved by the City Traffic Engineer.
Standard for Compliance: Approval of applicable Trip Reduction Plan.
Method of Verification: Documentation of approved Trip Reduction Plan.
Timing of Verification: Prior to issuance of any grading or building permit.
Responsible Party(ies): Applicant; City Traffic Engineer or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA20W -0734AMRPMMRP-04W0&Eae 124
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitonng and Reporting Program
UTILITIES AND SERVICE SYSTEMS
WA2W7 -07MWRPMMRP-04W08.dx 125
Hoag Memorial Hospital PoesWenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 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.
Standard for Compliance: Shown on approved building plans.
Method of Verification: Plan check.
Timing of Verification: Prior to the issuance of each building permit or City approval for a
project subject to OSHPD approval.
Responsible Party(ies): Applicant; Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
WA2007O77NMRP&WRP-0Wl(.dx 126
Hoag Memonal Hospital Presbytenan Master Plan Update Project
Mitigation Monitoring and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 93
Prior to issuance of grading permits, the City of Newport Beach shall review individual
development projects for consistency with master plan of water and sewer facilities. The Project
Sponsor shall construct any modifications or facilities necessitated by the proposed project
development.
Standard for Compliance: Consistency with master plan of water and sewer facilities.
Method of Verification: Plan check.
Timing of Verification: Prior to issuance of each grading permit.
Responsible Party(ies): Applicant; Building Director or designated representative or
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
1PA2W7 -073WMRPMMRP-04W0&dOC 127
Hoag Memorial Hospital Presbyterian Master Plan Update Project
Mitigation Monitonng and Reporting Program
Hoag Hospital Project:
Mitigation Measure: 6.13.1
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 General Services
Department verification of materials that have been recycled.
Standard for Compliance: Documented in contractor /subcontractor supplemental general
conditions.
Method of Verification: Contractor specifications check.
Timing of Verification: Ongoing during site preparation and construction.
Responsible Party(ies): Applicant; General Services Director or designated representative;
Planning Director or designated representative.
Verification Date:
City of Newport Beach Verification
Approved on:
Approved by:
Signature:
%PA2oo7-0nWMRP%MRP.o4o7oe.coo 128