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Home My WebLink About02 - Annual Review of Hoag Development Agreement - PA2009-064 o4�Ewr°Q COMMUNITY DEVELOPMENT DEPARTMENT y PLANNING DIVISION u $ 100 Civic Center Drive, P.O.Box 1768,Newport Beach, CA 92658-8915 (949) 644-3200 Fax: (949) 644-3229 c`�LfFOR�,P www.newportbeachca.gov CITY OF NEWPORT BEACH ZONING ADMINISTRATOR STAFF REPORT April 30, 2015 Agenda Item No. 2 SUBJECT: Annual Review of Hoag Development Agreement (PA2009-064) 1 Hoag Drive APPLICANT: Hoag Memorial Hospital Presbyterian PLANNER: Rosalinh Ung, Associate Planner (949) 644-3208, runq(a)newportbeachca.gov ZONING DISTRICT/GENERAL PLAN • Zone: PC 38 (Hoag Hospital) • General Plan: PI (Private Institutions) PROJECT SUMMARY An annual review of Development Agreement No. 5 for Hoag Memorial Hospital Presbyterian, pursuant to Section 15.45.080 of the Municipal Code and Section 65865.1 of the California Government Code. RECOMMENDATION 1) Conduct a public hearing; 2) Find the annual review is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15321, Class 21 (Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3; 3) Receive and file the Annual Report of Development Agreement for Hoag Memorial Hospital Presbyterian (Attachment No. ZA 2); and 4) Find that the applicant has demonstrated good faith compliance with the terms of Development Agreement No. 5. 1 V� QP �P Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator April 30, 2015 Page 2 DISCUSSION Section 15.45.080 of the Municipal Code requires the City to periodically review development agreements to determine if the applicant has complied with the terms of the agreement. This review should be conducted at least once every 12 months and occurs in April pursuant to the DA itself. The applicant is required to demonstrate good faith compliance with the terms of the agreement, and should the Zoning Administrator find that the applicant has not complied in good faith with the terms of the agreement; the Zoning Administrator should refer the matter to the City Council. Background Development Agreement No. 5 (DA) was executed in 1994 and it relates to the long- term development and expansion of Hoag Memorial Hospital Presbyterian (Hoag). In May 2008, the DA was amended to allow the hospital to increase the intensity of future development on the upper campus with a commensurate reduction in intensity of future development on the lower campus. The term of the agreement is twenty-five (25) years and it expires in 2019. The 1994 DA and the 2008 amendment are available online at: http://www.newportbeachca.gov/developmentagreements. At the last annual review on April 24, 2014, the Zoning Administrator found Hoag to be in good faith compliance with the Development Agreement with additional locations for noise measurements to be added to the 2015 annual review. Annual Review On April 2, 2015, Hoag submitted the 2015 Development Agreement Annual Review Report (Attachment ZA 2) consisting of the following: 1. Project Status Report 2. Sunset View Park Reimbursement 3. Acoustical Measurement Program Test Report 4. Cogeneration Plant Weather Plume Report 5. Status Report and Pictures of Lower Campus Landscaping Areas 1. Project Status Report (Section 1 of the Annual Review Report): A project status report for the period of March 1, 2014, through March 2, 2015, has been submitted for consideration. The report includes various updates on the status of mitigation measure compliance and construction activities within the past year. Construction this past year has largely been limited to interior tenant improvements with no significant new construction or expansion of buildings within the Hoag campus. A list TmpIt:10-15-13 Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator April 30, 2015 Page 3 of mitigation measure compliances and tenant improvement projects is provided in the Project Status Report within Attachment ZA 2. 2. Sunset View Park Reimbursement (Section 2 of the Annual Review Report): According to the Hoag Development Agreement, Hoag is required to reimburse the City up to $150,000 for the installation of groundcover, shrubs, and irrigation system for the unimproved portion of Sunset View Park located just northerly of the cogeneration building near Superior Avenue. On September 4, 2014, a full payment was made by Hoag to the City for the reimbursement of landscape improvements that have been recently installed by the City. 3. Acoustical Measurement Program Test Report (Section 3 of the Annual Review Report): Based upon the latest noise compliance report prepared by RS Acoustics Inc., an acoustical test program was conducted during the month of March 2015 (3th, 4th, 19th and 20th). Noise levels were taken in relationship with noise generating areas of the both the upper and lower campus; specifically, the ancillary building rooftop mechanical equipment, west tower mechanical noise, main loading dock operations, dietary loading dock operations, cogeneration facility, and nearby street intersections for general ambient conditions. Additional interior and exterior noise measurements were taken at the various residential units within Villa Balboa at 200 Paris Lane (Unit 114, Unit 214, and Unit 308) to determine whether or not noise from the cogeneration facility is in compliance with noise standards. The report indicated that noise levels generated by the main loading dock operation, west tower mechanical equipment, ancillary building rooftop mechanical equipment, and dietary loading dock operations were found to be in compliance with the noise standards set forth in the Hoag Hospital Planned Community. Nighttime noise levels measured at the 200 Paris Lane condominium units generated by the lower campus cogeneration facility complied with the 50 dB(A) exterior noise standards; however, the interior noise levels in Unit 308 failed to comply with the 40 dB(A) interior noise standard. A second set of tests is recommended to determine the source of noise (i.e. from off-site traffic or cogeneration facility). Hoag submitted a noise study report for the northwest corner of the Hoag upper campus and the adjacent Versailles condominium as requested by the Zoning Administrator at the last year annual review (Attachment ZA 3). The study indicated that the noise levels generated by the central plant are below the required 55 dB(A) daytime noise level but above the required 50 dB(A) nighttime noise level at the elevated position adjacent to the Versailles condominium. The report recommends modification to some louvers around the cooling towers with the hope that it will address the issue. A mock-up test is being planned. TmpIt:10-15-13 J Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator April 30, 2015 Page 4 Despite the fact that the nearest residents within the Versailles and certain units within 200 Paris Lane (Villa Balboa) experience excessive noise, Hoag's testing and willingness to address the violations indicates that they are acting in good faith compliance. 4. Cogeneration Plant Weather Plume Report (Section 4 of the Annual Review Report): Hoag continues to operate the cogeneration facility in concert with the weather station to reduce the water va�or plume from the cooling towers between 7:00 a.m. and 7:00 p.m. from November 15 to April 30th of each year. 5. Status Report and Pictures of Lower Campus Landscaping Areas (Section 5 of the Annual Review Report): The west parking area at the lower campus has received a major landscaping improvement with 19 new trees, additional drought tolerant ground cover, and planter islands with irrigation. On-going landscape maintenance has been made along the northern slope, above the retaining wall and at the cogeneration plant. Staff also has reviewed a conceptual landscape improvement plan in an area below the retaining wall and north of the Advanced Technology Pavilion and east of the Child Care Center. This scope of work is anticipated to be completed in fall of 2015. Between the March 2014 through March 2015 period, Code Enforcement staff received a total of three (3) noise-related complaints principally related to use of the service road before and after allowable hours and an idling truck engine and beeping around midnight. After each incident, Hoag was notified and has immediately taken steps to resolve the noise complaints. Staff also received a complaint related to the noise generated from mechanical equipment being used on/or around the central plant during the evenings, specifically during the summer months. This complaint is consistent with the Versailles noise study discussed above. After reviewing the attached annual report and applicable documents and Hoag's stated willingness to address noise issues, staff believes that Hoag Memorial Hospital Presbyterian has remained in good faith compliance with the terms of Development Agreement. ENVIRONMENTAL REVIEW This annual review is exempt from the California Environmental Quality Act ("CEQA") pursuant to Section 15321, Class 21 (Enforcement Actions by Regulatory Agencies) of the CEQA Guidelines, California Code of Regulations, Title 14, Chapter 3, because it has no potential to have a significant effect on the environment. This section exempts actions by regulatory agencies to enforce or revoke a lease, permit, license, certificate, or other entitlement for use issued, adopted, or prescribed by the regulatory agency or TmpIt:10-15-13 , Annual Review of Development Agreement No. 5 (PA2009-064) Zoning Administrator April 30, 2015 Page 5 enforcement of a law, general rule, standard, or objective, administered or adopted by the regulatory agency. PUBLIC NOTICE Notice of this review was published in the Daily Pilot, mailed to all owners of property within 300 feet of the boundaries of the site (excluding intervening rights-of-way and waterways) including the applicant and posted on the subject property at least 10 days before the scheduled hearing, consistent with the provisions of the Municipal Code. Additionally, the item appeared on the agenda for this meeting, which was posted at City Hall and on the City website. APPEAL PERIOD: An appeal may be filed with the Director of Community Development within 14 days following the date of action. For additional information on filing an appeal, contact the Planning Division at (949) 644-3200. Prepared by: o alinh Ung Associate Planner JUM Attachments: ZA 1 Vicinity Map ZA 2 Hoag Development Agreement Annual Report ZA 3 Versailles Noise Study TmpIt:10-15-13 Attachment No. ZA 1 Vicinity Map V� QP �P g VICINITY MAP AM .^ Subject Property ; Ila .�`� rt v y i ` . ✓ � r —�•. '..I � j!+'met >: . 2 h s .� C nel 41 Annual Review Hoag Development Agreement Review (PA2009-064) 1 Hoag Drive V� QP �P 20 Attachment No. ZA 2 Hoag Development Agreement Annual Report s2 V� QP �P 2� GOVERNMENT SOLUTIONS Development Agreement Annual Review Hoag Memorial Hospital March 1 , 2014 thru March 2, 2015 Prepared for: The City of Newport Beach 100 Civic Center Drive, Newport Beach, Calif. 92660 Prepared by: Government Solutions, Inc. 881 Dover Drive, Ste 390 23 HOAG MEMORIAL HOSPITAL PRESBYTERIAN hoag One Hoag Drive.PO Box 8-61 100 Newport Beach,CA 92658-6100 April 3, 2015 Ms. Ros Ung Associate Planner City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 RE: Hoag Hospital- Development Agreement 7th Annual Review Dear Ms. Ung: Attached is the required documentation to demonstrate Hoag's compliance with the Development Agreement between Hoag Hospital and the City of Newport Beach. As you are aware,this Development Agreement was adopted by the City Council on April 22, 2008, by Ordinance No.2008-10 and is known as the Amendment to Restated Development Agreement No. 6. Per Section 5.2 of the Development Agreement, "The Annual Review shall be conducted at a public hearing noticed in accordance with the provisions of Chapter 15.45 of the Newport Beach Municipal Code. Annual reviews should be scheduled in April of each year." It is our understanding based on discussions with city staff, that we will be scheduled for the April 30th Zoning Administrator hearing per the above noted requirement. The enclosed Project Status Update is for the period of time from March 1, 2014 through March 2, 2015. Sincerely, HOAG MEMORIAL HOSPITAL PRESBYTERIAN Mr. Sanford Smith Senior Vice President Real Estate and Facilities Enclosure: Project Status Update (3/1/14-3/2/15) Hoag Hospital Newport Beach Hoag Hospital Irvine One Hoeg Drive 16200 Sand Canyon Avenue Newport Beach,CA 92663 Irvine,CA 92618 1 r.hoag org hoag Development 1 . Project Status Report Agreement Annual Review 2. Sunset View Park March 1, 2014 thru March 2, 2015 Reimbursement Hoag Memorial Hospital 3. Acoustical Measurement Program Test Report 4. CoGen Weather Plume Prepared for: Reports (Digital Format) The City of Newport Beach 100 Civic Center Drive Newport Beach, Calif. 92660 Prepared by: 5. Landscaping Photos Government Solutions, Inc 881 Dover Drive, Ste 390 Newport Beach, Calif. 92663 15 Project Status Report March 1, 2014 Thru March 2, 2015 Seventh Annual Review of the Development Agreement Between the City of Newport Beach And Hoag Memorial Hospital Presbyterian Introduction & Overview On April 22, 2008, the City of Newport Beach ("City")approved an amended Development Agreement between the city of Newport Beach and Hoag Memorial Hospital Presbyterian ("Hoag") which is known as the "Amendment to the Restated Development Agreement No. 6".This Amended Development Agreement was adopted by Ordinance No. 2008-10 on May 13, 2008. Per Section 5.2 of the Amended Development Agreement: "The Annual Review shall be conducted at a public hearing noticed in accordance with the provisions of Chapter 15.45 of the Newport Beach Municipal Code. Annual Reviews should be scheduled in April of each year." This Amended Development Agreement was part of Hoag's Master Plan Update which included revised Development Agreement provisions, a revised Planned Community Text ("PC Text") and associated standards, and certification of the Supplemental Environmental Impact Report("SEIR") with mitigation measures. The Supplemental Environmental Impact Report (SCH No. 1991071003) was certified by adoption of City Council Resolution No. 2008-27.As part of the SEIR adoption, a Mitigation Monitoring& Reporting Program was required which shall be utilized as the basis for the Development Agreement Updates as it relates to mitigation measures. For the purposes of this Development Agreement update, and those subsequent annual updates, this update shall serve as the Seventh Annual Review for the Amendment to the Restated Development Agreement No 6. Project Status for the Seventh Development Agreement Annual Review As will be described in detail below, over the last year, Hoag has made a diligent, good faith effort in completing as many of the mitigation measures and associated requirements for both the Development Agreement & Planned Community Text as required in this timeframe. 1 10 Development Agreement Specific Terms & Obligations In the separate terms of the Development Agreement requirements (not found in either Mitigation Measures or PC Requirements),the following have been completed: 11. Section 5.4 "5.4 Mitigation Review-The annual review shall include a detailed report of compliance with the various conditions and mitigation measures contained with the mitigation monitoring plan. The report shall also include a noise regulation compliance assessment that includes noise measurements prepared by a qualified noise consultant on a yearly basis.The noise assessment shall identify noise regulation compliance issues and recommended measures to abate any noncompliance. The report shall include an analysis of the view impacts of buildings constructed in comparison to the anticipated views depicted in the EIR. Hoag shall be found in compliance with this Agreement unless the City Council determines, based upon evidence presented at the Annual Review,that Hoag has not complied with all mitigation measures and conditions including those imposed as a result of subsequent environmental analysis, applicable to the grading of, or building on,the Property as of the date of the Annual Review. Hoag shall pay the City administrative costs incurred in conducting Annual Reviews. Hoag shall reimburse the City for costs incurred by the City associated with Fluor Enterprises' review of the cogeneration plant during the 2008 Annual Review." Hoag has complied with this section of the Amended Development Agreement with the submittal of this detailed report which demonstrates good faith compliance with the various conditions and mitigation measures contained within the mitigation monitoring plan, as noted below. Additionally, Hoag has complied with noise regulation compliance assessment. A noise analysis was performed by RS Acoustics on March 23, 2015 which demonstrates compliance with the noise standards in all locations with the exception of one night time interior reading at 210 Paris Lane, Unit#308.The interior noise at this location was exceeded and will be retested within the next two weeks. RS Acoustics believes this was due to excessive exterior traffic noise. (Attachment 3) No view analysis was necessary for this annual Amended Development Agreement review, as only interior building remodels have occurred and no new additions have occurred on the Hoag Campus during this timeframe. 2015 Update: Construction activities have been largely limited to interior tenant improvements with no new buildings or expansions taking place in this year.These improvements have included the following items: West Tower Cosmetic Upgrade: Project incorporated new finishes and signing throughout the patient and staff areas and this project is complete. Heart&Vascular Outpatient Clinic&Administrative Offices: Renovation of the original 1952 structure required to accommodate the HVI "Outpatient Clinic", along with support space. Upgraded landscaping was included and this project is complete. 2 27 Ancillary Building Imaging Upgrade: Installation of a PET/Mr(leading edge technology) imaging unit in the existing radiology suite.This work is still underway. SPD (Sterile Processing) Renovation: Complete renovation of the SPD facility with "paperless tracking" and new technology.This project is complete. Cancer Center Multi Specialty Suite Renovation:Tenant improvements to accommodate an expansion of services. Completion scheduled for April, 2015. Women's Pavilion: Minor renovation required as necessary to accommodate new/replacement Tomo units. Completion scheduled for April, 2015. CDRC Facility: Interior renovations are underway and completion scheduled for late 2015. Lower Campus Sunset View Lot and property behind ATP Facility: Landscape and site improvements are complete on the Sunset View parking lot. Construction underway on the ATP area and is scheduled for completion by third quarter of 2015. 15. New Section 8.4—Sunset View Park Improvements "8.4 Hoag shall reimburse the City up to $150,000 for installation of groundcover, shrubs,and irrigation systems with the unimproved portion of Sunset View Park and Superior Avenue, approximately 20,500 sq ft in area, located northerly of the cogeneration building. Reimbursement to the City shall be within 30 days of Hoag receiving an invoice from the City." 2015 Update: Hoag has fully complied with this requirement and a $150,000.00 payment was submitted to the City on August 28, 2014 based on the City's request for payment on August 3, 2014. (Attachment 2) 16. New Section 8.5—Cogeneration Plant Energy Curtailment "8.5 Hoag shall install a weather station capable of identifying ambient conditions necessary in documenting cogeneration plant and cooling tower operations. The weather station shall be tied into the cogeneration plant controls in order to maximize automatic responses to prevailing weather conditions,assisting in managing the operation changes and load shifting, as well as to provide periodic reports on plant operations. Hoag shall not construct or erect additional cooling towers within the Hoag Lower Campus. Hoag shall reduce the effective heat rejection by 33% at the existing cooling towers and such reduction shall be measured from a baseline (to be measured at the cooling towers) of operating three existing generators and absorption chiller at 100%of design capacity. This reduced capacity operation shall be implemented daily between November 1'`and April 30`h, between the hours of 7:00 AM and 7:00 PM when the relative humidity is equal to or less than 55 degrees Fahrenheit." 2015 Update: Hoag has complied with all requirements regarding the Cogeneration Plant Energy Curtailment and has attached a letter from Hoag's chief engineer of record, Peter Moore,Yorke Engineering, which certifies the plant has been operation in accordance with curtailment requirements as feasible. Monthly Cogeneration Plant Reports for the months of November 1, 2014 thru February 24, 2015 are attached for your review. (Attachment 4) 3 12 Mitigation Measures and PC Text Requirements In that no new major construction or additions has occurred over the last year, Hoag's focus has been to fulfill the requirements that were oriented to noise mitigation and aesthetic improvements and required to be completed or are in progress of being complete in this Amended Development Agreement annual review time period. For your reference,the relevant mitigation measures and PC Text requirements are addressed below. Mitigation Measure 3.4-9 Cogeneration Plant Noise Additionally, Hoag has complied with noise regulation compliance assessment. A noise analysis was performed by RS Acoustics on March 23, 2015 which demonstrates compliance with the noise standards in all locations with the exception of one night time interior reading at 210 Paris Lane, Unit 4308.The interior noise at this location was exceeded and will be retested within the next two weeks. RS Acoustics believes this was due to excessive exterior traffic noise. (Attachment 3) Noise—West Hoag Drive Mitigation Measure: PDF 3.4-1—Villa Balboa Window Installation This mitigation measure has been completely satisfied per the 2012 Development Agreement Update. Mitigation Measure: PDF 3.4-2—Sound Wall This mitigation measure has been completely satisfied per the 2012 Development Agreement Update. Mitigation Measure 3.4-5 -Loading Dock Sound Absorption Panels "Sound absorption panels on the east wall of the loading dock shall be installed. Approximately 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 equivalent or better sound rating shall be used." This mitigation measure has been fully complied with and the required data was included in the 2011 annual Amended Development Agreement Update. Mitigation Measure 3.4-6—Relocation of the Trash Compactor "The trash compactor shall be relocated within the loading dock. The trash compactor and baler shall be enclosed in a three-side structure. The walls shall be concrete block or similar masonry construction.The roof shall be lightweight concrete roof or a plywood surface with concrete tiles; a built-up roof with 5'5" of insulation on the inside would be an acceptable alternative.The open side shall face away from residents. Doors may be on the side of the enclosure facing the residents, but must be closed when the baler or compactor are operating. The compactor and baler should only be operated between the hours of 7:00 AM and 7:00 PM." 4 19 The compactor and baler are operated between the hours of 7:00 AM and 7:00 PM. Per the Development Agreement of 2012, Hoag is good faith partial and substantial compliance with this mitigation measure by constructing a trash compactor enclosure and a baler enclosure which include the use of sound absorption panels on both enclosures. 2015 Update: Additionally, in the last year(2014-5) no new structure or structures on the Upper Campus were constructed requiring the transfer of buildable square footage from the Lower Campus. Planned Community Requirements—Landscaping Lower Campus Area 7a—West Parking Area Islands Requirement: 60 days after CDP issuance at Coastal Commission. Hoag received Coastal Commission's "Approval in Concept" of this item on April 81h, 2009 and final permits were received on December 15, 2009. Hoag obtained the required building permits for this project on January 19, 2010. Parking Lot Islands were complete by May, 2010. 2015 Update: Parking Lot Islands and the parking area had major improvements made this year as follows: 13 additional 48" and 6 additional 36"box trees were planted in this area. The planting of these 48" box trees was accommodated by new strip and island planters which provide increased areas for planting. Increasing planting areas is significant in ensuring the long term growth and health of the trees. These planter areas also contain new important top soil, new irrigation systems and additional drought tolerant ground cover.The new planter areas were constructed by the removal of existing asphalt and 6 parking spaces. Final specimen tree selection was approved by both Villa Balboa (Bemus) and Hoag prior to installation and has been approved and permitted by the City. This project is complete. A13—Future Parking Lot at base of Wall behind ATP Building While this area was originally planted with coastal wild flowers and grass hydro seed planting, an alternate proposal had been developed which better achieved Hoag's,Villa Balboa's and City needs.The alternate plan is a grid arrangement of canopy shade trees intermixed with plant squares of drought tolerant shrubs. The planting area covers a large percentage of the site. The areas remaining between the plant squares and canopy trees will be treated with a bark mulch ground cover. Final plant and tree selections were approved by both Villa Balboa (Bemus) and Hoag. The plans propose the use of California Pepper trees. This design is in keeping with current drought tolerant planting and irrigation standards and has received conceptual approval by the City. The existing fencing and east gate will be relocated by shifting it towards the existing retaining wall which minimizes the visual impact as seen by Villa Balboa. Along the base of the existing retaining wall, 5 20 the area will contain a single lane asphalt service road with access gates at both ends for security.The remaining flat area adjacent to the retaining wall will be a gravel staging area.The majority of these fencing improvements will not be visible from above. Permits for this area are pending with the City of Newport Beach and construction is scheduled to be complete by the fall of 2015. Area 9—North Slope above Retaining Wall Requirement: 120 days after Coastal Development Permit Issued by the California Coastal Commission. Hoag received Coastal Commission's "Approval in Concept" of this item on April 8`h, 2009 and final permits were issued by the City of Newport Beach on January 19, 2010. The Slope construction was completed by July, 2010. Hoag has proceeded in good faith and is in full compliance with the completion of construction as noted above. 2015 Update: To demonstrate the on-going maintenance of this area, we have attached photos taken this year. (Attachment 5) Area 12 Pacific Coast Highway Green Screen Requirement: Immediately upon issuance of an Approval in Concept by the City an application shall be submitted for said improvements to the Coastal Commission. Construction of said improvements shall be completed no later than 18 months after Coastal Development Permit Issuance by the Coastal Commission. This mitigation measure has been completely satisfied per the 2012 Development Agreement Update. Cogeneration Plant On-going improvements in the growth and coverage of the vines can be seen, but it will take another couple of years for the vines to reach full maturity and provide optimal coverage.A continued maintenance and monitoring program will be provided as required to ensure the full maturity of the vines. It has been noted that the most southern CoGen wall with the largest surface area has continued to be challenging in terms of vine coverage. This is primarily due to a very limited planting area at the base of the wall. While Hoag has been in good faith compliance with the requirement, we've continued to explore alternative techniques to help soften the views of this area and provide another technique to screen the Cogen from the area above. View simulations of this proposed concept have been provided and illustrate the concept to strategically planting three specimen trees in the foreground to screen the most significant views of the Cogen's southernmost wall from above. 6 21 2015 Update: Photos have been attached of the current conditions of the CoGen screen along with photo simulations of the proposed additional tree screening. (Attachment 5) 7 22 ,LL ! .,,..,.cAm I��:' i� !5`i�fl�y��:rtervniaww w.m.vanrmava a� ana..vwnnmra.�nnwnms:,xnr•mmrmrrnu...c... .. W, x, PLJ0t.JCWORKS tCITY OF NEWPORT BEACH 7r::PnRtrtc:N'r �' cq x r`Ae `s DAVtr) A. WE8B, D1R.t C TC)R ecjj Cyt Ko d /V AVG 12 M4 August 5, 2014 RJJPco Cary Brooks Real Estate Facilities Construction Operations(REFCO) Hoag Memorial Hospital 500 Superior Ave, Suite 300 Newport Beach, CA 92663 Dear Mr. Brooks: As mentioned in an email sent to you on July 30, 2014, the City of Newport Beach will be starting construction on Sunset View Part in late August 2014. The improvements include minor grading and earthwork,hardscaping,and installation of new landscaping, irrigation and drainage systerns..Just as a reminder, Section 8.4 of the Fifth Annual Review of Development Agreement No.5 between Hoag Memorial Hospital Presbyterian and the City of Newport Beach states that Hoag shall reimburse the.City up to$150,000 for installation of groundcover, shrubs, and irrigation systerns for the unimproved portion of Sunset View Park. Enclosed is the Sunset View Park Construction Notice,to serve as reference, as well as the Invoice. If you have any questions, please don't hesitate to ask.Feel free to contact me at.(949) 644-3344 or Andy Tran, Sunset View Park Project Manager,at(949) 644-3315. — Thank you for your time and your assistance! Sincerely, Abby Cooke Public Works Technical Aide Enclosure: Sunset View Park Invoice Sunset View Park Construction Notice Prrar'c7FFrer:.Box 17.66, NFW!ort'r'BI:AC-t,CA 92,658-B01 5 I P (9/49)644-3;31 1 J F(94.9) 644-S3*18 1 wwwNr-.wvORTBEACI1(.:A:c>ov i I BANK OF AMERICA DAG MEMORIAL HOSPITAL PRESBYTERIAN CONTROLLED DISBURSEMENT OPS 46907 ONE HOAG DRIVE 1650 GATEWAY BLVD. nOdly.O.BOX 6100 ° No. 697971 EWPORT BEACH,CALIFORNIA 92658-6100 - "sCHBCK bite .I GHECy(;AI41b0�3T 4 08/28/14 """"$150,000.00 GENERAL FUND VOID AFTER IBD DAYS PAY One hundred fifty thousand and 00/100 Dollars /} CITY OF NEWPORT BEACH TO THE REVENUE DIVISION AP CHECK COPY ORDER OF P O BOX 1768 NEWPORT BEACH CA 92658-8915 - d Do NOt .-Mair PLEASE DETACH AT PERFORATION AND RETAIN FOR YOUR RECORDS HOAG MEMORIAL HOSPITAL PRESBYTERIAN CHECK NUMBER ONE HOAG DRIVE 697971 P.O. BOX 6100 VENDOR NUMBER NEWPORT BEACH, CALIFORNIA 92658.6100 39517 INVOICE NO. INVOICE DATE P.O. NUMBER DISCOUNT AMOUNT NET AMOUNT PBWK000028 07/30/14 150,000.00 I TOTAL PAID $150,000.00 24 nUH� HOAG MEMORIAL HOSPITAL PRESBYTERIAN j HOSPITAL' CHECK REQUEST FORM 1 PAYEE: Vendor Name: Ci!y Of Newport Beach(Revenue Division) DATE: 8/25/2014 Vendor Number: New Vendor(Y/N) N If yes,Tax ID#[11: Vendor Address: 100 Civic Center Drive,PO Box 1768 Newport Beach,CA 92658.8915 Vendor Phone: 949.717.7945 ACCOUNT: Hoag=100 100 8641 669000 $ 150,000.00 or - HPMI=110 ---- ---- ------ --- --- ------ Total $ 150,000.00 PURPOSE: Sunset View Park, Per Agreement 45 See 8.4 Public Works Misc Project Invoice No,PB W K000028, Customer No, 0000000665,NBID:20761tIal SPECIAL l'1ANDLING: -- Due Date:8/29/14 (Do Not Mad REQUESTED BY: Name: DATE: Dept.# Ext. 0 Jennifer Ra ner 8/25/2014 8640 44479 APPROVALS 121: Name: Jennifer Rayner Signature: MANAGER DATE:Aug 25, 2014 Name: Cavy Brooks AnatureV 67 Title: _ SR. PROJECT MANAGER " '8X"1'S DATE: Aug 25, 21114 Name: Jim Rice Signaturc: — Title: - VICE PRESIDENT,REFCO DATE!Aug 26, 20 4 Name: Sanford L. Smith,AIA Signa uiv Title: SR.VICE PRESIDENT,REFCO DATE:Aug 27, 20 4 ADDITIONAL INFORMATION: Mail to payee Next check-write!date needed 8/2912014 Mail w/enclosures ❑ Demand check/date needed Normal handling ❑ Demand authorization(3): / III Federal tax ID number is required bylaw for all vendors. 121 Referto hospital policy regardingsignature limits. 13] Demand checks require signature by Executive Vice President f //�� c./data/Iawson/gl!8641 690000 City of Newport Beach Revenue Division Inv PBWK000028.6150MO.As AUG 2. 78125, 4 12.10 PM { Y8 m 1 REVENUE DIVISION � � 1 G r P.O.BOX 1768, NEWPORT BEACH,CA 92658-8915 Abd 1 �CfFOP.N+P &Mail Address: RevenueHeip@newportbeachca.gov t�lb PUBLIC WORKS MISC PROJECT- INVOICE Rj�jrcO HBWNKJHD CUSTq: 0000000665 _ NAR00000006652q NBID: 20763 HOAG MEMORIAL HOSPITAL PRESBYTERIAN INVOICE: PBWK000028 500 SUPERIOR AVENUE INV DATE: 01/30/14 SUITE 200 DUE UATE: 08/29/14 NEWPORT BEACH, CA 92663 -- Description Qty Unit Price Tax Extension SUNSET VIEW PARK 1.00 150,000.00 0.00 150,000.00 PER AGREEMENT 45 SEC 8.4 TOTAL INVOICE: $ 150,000,00 PAYMENTS/ADJUSTMENTS: $ 0-00 PAST DUE: $ O.DO PEWALTIES/INTEREST: $ 0.00 TOTAL AMOUNT DUE: $ 150,000.00 BILLING QUESTIONS SHOULD BE DIRECTED TO THE FIRE DEPARTMENT AT (949) 644-3106. THANK YCU. PUBLIC WORKS MISC PROJECT -INVOICE HOAG MEMORIAL HOSPITAL PRESBYTERIAN CUST NBR: 0000000665 500 SUPERIOR AVENUE NBID: 20763 SUITE 200 INVOICE: PBWK000028 NEWPORT BEACH, CA 92663 INV DATE: 07/30/14 DUE DATE: 08/29/14 TOTAL AMOUNT DUE $ 150,000.00 AR 0000000665 15000000 20 M� = MSM M��M RS ACOUSTICS INC 25031 Avenue Stanford, Suite 80 Santa Clarita, CA 91355 P: (661) 251-3965 F: (661) 310-3783 HOAG MEMORIAL HOSPITAL PRESBYTERIAN NEWPORT BEACH, CALIFORNIA 2015 ACOUSTICAL MEASUREMENT TEST REPORT Prepared for: Hoag Memorial Hospital Presbyterian One Hoag Road Newport Beach, CA 92658 Prepared by: RS Acoustics Inc. 25031 Avenue Stanford, Suite 80 Santa Clarita, CA 91355 Phone: (661) 251-3965 Fax: (661) 310-3783 Date: 30 March 2015 Report No. 110320 This report presents the results of an acoustical noise measurement program conducted at the Hoag Memorial Hospital Presbyterian campus in Newport Beach, California. This report is part of an annual review to determine the current noise environment and whether implementation of noise mitigation measures have successfully achieved the design criterion for noise sources located within the Hoag Memorial Hospital Presbyterian complex. Consultants in Architectural Acoustics & Noise Control 27 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 2 TABLE OF CONTENTS SECTION 1-GENERAL 1.0 Executive Summary 3 1.1 Project Description 3 1.2 Community Noise Assessment Metrics 4 1.3 Noise Standards 5 1.3.1 City of Newport Beach Noise Standards 5 1.3.2 Hoag Memorial Hospital Planned Community Development Criteria&District Regulations 7 1.4 Test Equipment 9 SECTION 2-ACOUSTICAL MEASUREMENT RESULTS 2.1 Ancillary Building 10 2.1 Ancillary Building Rooftop Mechanical Equipment 10 2.1.1 Test Results 10 2.2 West Tower 10 2.2.1 Test Results 11 2.3 Main Loading Dock(West side of property line) 11 2.3.1 Daytime Measurements 11 2.3.1.A Test Results 13 2.3.2 Nighttime Measurements 14 2.3.2.A Test Results 14 2.4 Main Loading Dock(East side of property line) 16 2.4.1 Daytime Noise Measurements 16 2.4.1.A Test Results 16 2.4.2 Nighttime Noise Measurements 16 2.4.2.A Test Results 2.5 Dietary Loading Dock 18 2.5.1 Daytime Noise Measurements&Activity 18 2.5.1.A Test Results 18 2.5.2 Nighttime Noise Levels&Activity 19 2.5.2.A Test Results 19 2.6 Cogeneration Facility 21 2.6.1 Daytime Noise Measurements and Activity 21 2.6.1.A Test Results 21 2.6.2 Nighttime Noise Measurements and Activity 23 2.6.2.A Test Results 23 2.7 General Ambient Conditions 26 2.7.1 Catalina Drive&Old Newport Blvd. 26 2.7.2 Superior Ave&Sunset View Park 26 2.7.3 Sunset View Park&West Hoag Road 26 SECTION 3—CONCLUSION AND SUMMARY 3.1 Conclusion and Summary of Acoustical Testing Results 28 APPENDIX 29 rHIEDIF:=, Io opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 3 SECTION 1 GENERAL 1.0 EXECUTIVE SUMMARY An acoustical test program was conducted on 3/4 March and 19/20 March 2015 within the Hoag Hospital Memorial Presbyterian campus and nearby community to measure the noise levels generated by the hospital operations to determine compliance with local and specific governing noise ordinances. Noise levels generated by the main loading dock operations, the west tower mechanical room, ancillary building rooftop mechanical equipment, and dietary loading dock all satisfied the requirements set forth in the Planned Community Development Criteria and District Regulations. Noise levels measured at the 200 Paris condominium units generated by the lower campus cogeneration facility satisfied the City of Newport Beach exterior noise standards, however interior noise tests failed to satisfy the interior noise level standard in Unit 308. Cogeneration facility generated noise levels measured on Sunset View Park also satisfied the requirements set forth by the City of Newport Beach Noise Ordinance. 1. 1 PROJECT DESCRIPTION Hoag Memorial Hospital Presbyterian is located at One Hoag Drive in Newport Beach, California as shown on the vicinity map on Figure 1. The hospital campus is separated into two distinct planning sections described as the "Upper Campus" to the north, and the "Lower Campus"to the south. The Upper Campus section is bordered by Hospital Road to the north, West Hoag Drive to the west, Newport Boulevard (55) to the east, and a hospital multi-level parking structure extends south to the Newport Blvd. off-ramp connecting Newport Blvd. to Pacific Coast Highway. The Lower Campus section is bordered to the north by Sunset View Park and Villa Balboa condominiums, Superior Avenue to the west, Newport Blvd. to the east, and the southern boundary is Pacific Coast Highway (Highway 1). opo �9 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 4 Vol t HOzvUAL RD. •� f � •y VERS,ULLES CONDOMINIUMS HOAG HOSPUAL UPPER CAMPUS i Z J4 C PUpP 10 x RA hJ • VILLAS L x �� • • . • CONDOMINIUMS SUNSET PARKLN /•' ♦ • • HOAGHOSPIIAI �" �, LUWkRUMVUI PAOEIC COAS(HIGNW4 Y ..•♦ 1 � s FIGURE 1: VICINITY MAP 1.2 COMMUNITY NOISE ASSESSMENT METRICS In general, community noise measurements or assessments refer to descriptions of the exterior noise environment in the vicinity of inhabited areas. Descriptions of noise usually include the time and spatial variations in the outdoor noise environment throughout a specific area so that descriptions are relevant to the effect on people within the specified area. Outdoor noise environments vary greatly in magnitude and character among locations throughout a community — from the quiet suburban areas bordering farmland, to the din of traffic in downtown city streets. They generally vary with time of day, being relatively quiet at night when activities are minimal and noisier in morning and afternoons during peak traffic periods. opo �o Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 5 Noise or unwanted sound is complex and may be comprised of a broad range of sounds often including low and high frequency components, which may also occur at differing decibel levels. To help simplify and quantify the human judgment of relative loudness and provide a simple single-number rating system,the "A-weighting" network was developed. A-weighted sound level "db(A)" is one of the most widely used methods of stating community noise design goals and regulations in terms of a single number rating system. A-weighted sound levels are obtained with a sound level meter incorporating an electronic weighting network that de-emphasizes the low frequency portions of the noise spectrum, to automatically compensate for the lower sensitivity of the human ear to low frequency sounds. High frequency components of sound, 1000Hz and above are relatively unchanged in A-weighting networks as the human ear is fairly equally sensitive to all sounds occurring in this high frequency range. The single A-weighted sound level is the sum of all A-weighted sound energy within the 32Hz to 8000Hz octave bands. The City of Newport Beach, as is typical of other cities, utilizes A-weighted sound levels in their noise ordinance to quantify allowable noise levels which are averaged over a specific time period. This time component is specified to allow for varying noise conditions such as the fluctuating noise levels associated with vehicular traffic stopping or accelerating from an intersection. The resultant level would be the average of all sound levels measured within the stated time period. The noise ordinance of The City of Newport Beach requires that noise measurements be conducted and averaged over a 15 minute period, with a sound level meter set for a slow response averaging time. The result is termed a "15 minute Leq", (Equivalent Noise Level) and is measured and presented in A-weighted decibels levels. By definition, a 15 minute Leq is the A-weighted sound level corresponding to a steady-state sound level containing the same total sound energy as a time-varying signal over the 15 minute period. For short duration or impact sounds, the City of Newport Beach utilizes the L... metric or (Maximum Sound Level). This metric is also expressed in A-weighted decibels, and per the requirements of the ordinance is measured at the slow response averaging time. L",,, noise levels quantify the highest sound level measured or recorded during a designated time interval or event. 1.3 NOISE STANDARDS 1.3.1 CITY OF NEWPORT BEACH NOISE STANDARDS The following noise level standards are excerpted from the City of Newport Beach noise ordinance,which is applicable to the majority of the Hoag campus. 10.26.025 Exterior Noise Standards A. The following noise standards, unless otherwise specifically indicated, shall apply to all property within a designated noise zone: opo �2 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 6 Measuring Daytime Nighttime Noise Allowable Exterior Allowable Exterior Te of Land Use Metri Type c Zone (A wtd) Noise Level(Leq) Noise Level (Leq) 7:00 am-10:00 pm 10:00 pm—7:00 am Single-,two-,or multiple-family 15 minute Leq 55 dB(A) 50 dB(A) residential. Lmax 75 dB(A) 70 d8(A) II Commercial 15 minute Leq 65 dB(A) 60 dB(A) *Lmax 85 dB(A) 80 dB(A) III Mixed Use Residential 15 minute Leq 60 dB(A) 50 dB(A) ** *Lmax 80 dB(A) 70 dB(A) 15 minute Leq 70 dB(A) 70 dB(A) IV Industrial or Manufacturing *Lmax 90 dB(A) 90 dB(A) 10.26.030 Interior Noise Standards Daytime Nighttime Noise Type of Land Use Measuring Metric Allowable Interior Allowable Interior Zone (A-wtd) Noise Level(Leq) Noise Level(Leq) 7:00 am-10:00 pm 10:00 pm—7:00 am I Residential. 15 minute Leq 45 dB(A) 40 dB(A) *Lmax 65 dB(A) 60 dB(A) III Residential portions of mixed 15 minute Leq 45 dB(A) 40 dB(A) use properties** *Lmax 65 dB(A) 60 dB(A) * Lmax levels defined in B.2 below ** Residential properties within 100'of commercial property line defined in D. below. If the ambient noise level exceeds the resulting standard,the ambient shall be the standard. B. It is unlawful for any person at any location within the incorporated area of the City to create any noise, or to allow the creation of any noise on property owned, leased, occupied or otherwise controlled by such person, which causes the noise level when measured on any other property, to exceed either of the following: 1. The noise standard for the applicable zone for any fifteen-minute period; 2. A maximum instantaneous noise level equal to the value of the noise standard plus twenty(20) dB(A)for any period of time(measured using A-weighted slow response). C. In the event the ambient noise level exceeds the noise standard, the maximum allowable noise level under said category shall be increased to reflect the maximum ambient noise level. D. The Noise Zone III standard shall apply to that portion of residential property falling within one hundred (100)feet of a commercial property, if the intruding noise originates from that commercial property. E. If the measurement location is on boundary between two different noise zones, the lower noise level standard applicable to the noise zone shall apply. (Ord.95-53§ 1, 1995; Ord.95-38§11 (part), 1995) As discussed in the following section, the ordinance defines the locations where acoustical measurements are to be made to determine compliance with the noise standard criteria. 10.26.055 Noise Level Measurement A. The location selected for measuring exterior noise levels in a residential area shall be at any part of a private yard, patio, deck or balcony normally used for human activity and identified by the owner of the affected property as suspected of exceeding the noise level standard. This location may be the closest point in the private yard or patio, or on the deck or balcony, to the noise source, but should oma- o oc=�o 32 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 7 not be located in nonhuman activity areas such as trash container storage areas, planter beds, above or contacting a property line fence,or other areas not normally used as part of the yard, patio,deck or balcony. The location selected for measuring exterior noise levels in a nonresidential area shall be at the closest point to the noise source. The measurement microphone height shall be five feet above finish elevation or, in the case of a deck or balcony,the measurement microphone height shall be five feet above the finished floor level. B. The location selected for measuring interior noise levels shall be made within the affected residential unit. The measurements shall be made at a point at least four feet from the wall, ceiling or floor, or within the frame of a window opening, nearest the noise source. The measurements shall be made with windows in an open position. (Ord.95-38§ 11(part), 1995) Special provisions for Heating, Venting and Air Conditioning equipment are provided for in the ordinance as follows: 10.26.045 Heating.Venting and Air Conditioning—Special Provisions A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can be shown by computation, based on the sound rating of the proposed equipment, not to exceed an A-weighted sound pressure level of fifty (50) dB(A) or not to exceed an A-weighted sound pressure level of fifty-five (55) dB(A) and be installed with a timing device that will deactivate the equipment during the hours of ten P.M. to seven a.m. The method of computation used shall be that specified in "Standard Application of Sound Rated Outdoor Unitary Equipment," Standard 275, Air conditioning and Refrigeration Institute, 1984 or latest revision thereof. B. Existing HVAC Equipment. 1. HVAC equipment legally installed prior to April 22, 1981, shall be permitted to operate with an exterior noise limit of sixty-five(65)dB(A)until January 1, 1998. 2. HVAC equipment legally installed prior to April 22, 1981, shall be exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter until January 1, 1998 3. HVAC equipment legally installed after April 22, 1981, and prior to the date of adoption of this chapter shall not exceed a maximum exterior noise limit of fifty-five (55) dB(A) during the ninety- day compliance period set forth in Section 10.26.005. C. In the event that HVAC equipment cannot meet the requirements set forth in this chapter, then the exterior noise limit for such equipment may be raised to sixty-five (65) dBA and exempted from the interior noise level standard as specified in Section 10.26.030 of this chapter, provided that the applicant obtains the written consent of all the owners of the affected properties. (Ord. 95-38 § 11 (part), 1995) 1.3.2 HOAG MEMORIAL HOSPITAL PLANNED COMMUNITY DEVELOPMENT CRITERIA & DISTRICT REGULATIONS The Hoag Planned Community District Regulations and Development Agreement provide a separate noise standard for a portion of the Hoag campus as stated below. Amendment to Restated Development Agreement Paragraph 1.17 Noise Limitation The existing Planned Community (PC Text) provides that noise generated from Hoag Hospital from new mechanical appurtenances shall not exceed 55 dB(A) at the property lines. This noise limitation was established prior to the adoption of the City's Noise Element in the General Plan and Noise Ordinance. It is proposed that noise generated and originating from the Property be governed by the city Noise Ordinance with certain exceptions. rHIEDIF:=, Io opo 33 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 8 Planned Community Development Criteria and District Regulations M. Noise Standards Noise generated at the 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 Hospital property line adjacent to the loading dock area shall be as follows: 7:00am-10:00 pm 10:00pm-7:00am Daytime Nighttime Leq (15 min) 65 dB(A) 55 dB(A) 2. Within the Loading Dock Area during daytime hours, vehicles shall be exempt from applicable noise standards as listed above. Vehicle idling shall be prohibited on West Hoag Drive and within the loading dock areas,except that refrigerated vehicles may idle while at the loading docks when refrigeration is necessary. In addition,the grease pit cleaning which is exempt from the City Noise Ordinance as a maintenance activity shall occur on a Saturday between the hours of 11:00 am and 3:00 pm See the following Figure 1A showing the hospital areas subject to the Planned Community Development Criteria. 1.4 TEST EQUIPMENT Noise levels measurements were conducted with the following equipment. Acoustic calibration was conducted immediately prior to and following the test procedures: • Larson Davis Type 824 Type I integrating one-third octave band sound level meter • Larson Davis Model PRM902 microphone preamplifier • Larson Davis Type CAL200 precision Class I sound level calibrator calibrated to a reference traceable to the National Institute of Standards and Technology. • Larson Davis Type 2560 '/:" microphone accepted to meet the specifications of IEC 60651 and ANSI 51.4-1983 Type 1. • Larson Davis Type EXA010 10' extension microphone cable • Larson Davis Type EXA050 50' extension microphone cable Measurement equipment satisfies the American National Standards Institute (ANSI) Standard 1.4 for Type 1 precision sound level measurements as well as all requirements for testing equipment for the City of Newport Beach. opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 9 Un clmrus ROAD Nowa WIVAP IUKDM rrts11 am Yw Y KD0 t aocxx•LAW f � ' orrwfn�w�Dwa !1 �aess as fOUM nwD OFM 2T CAGWY uu[ MaGWLAW ! �2 s \ I I rj�7i C:!iatu wrtci CENTIN ram VY)VOR�IIF[l2 iIXMin[D IF YCtIDYY 1.p51MC'i RGUUtgFS 161pFG DDCF YfA AS b1.F11lYDMSER1011YI.,DIS111K1 PLWUDOM Note: Buildings labeled for idenbflcatJon purposes only LOADING DOCK AREA HOAG MEMORIAL HOSPITAL PRESBYTERIAN FIGURE 1A: PLANNED COMMUNITY DEVELOPMENT CRITERIA MAP gg 3.� Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 10 SECTION 2 ACOUSTICAL MEASUREMENT RESULTS 2.1 ANCILLARY BUILDING Noise level measurements of the Ancillary building rooftop mechanical equipment were conducted on 20 March 2015 starting at 5:00 am when the influence of offsite noise sources and traffic is minimal. In order to measure the potential worst case noise levels, measurements were conducted utilizing a 30' telescoping microphone stand to elevate the microphone nearer to an elevation having a direct line of site between the rooftop equipment and the upper level condominium residences. Measurements were conducted at the west curb of on Hoag Road nearest the property line. See Figure 2.2 at the end of the following section for test location. Mechanical equipment noise from exhaust fans, condensers, etc., located on the rooftop of the Ancillary building were continuous and the primary contributor to the ambient environment. To a lesser extent, noise events from traffic on Hospital Road as it passed by the intersection of Hoag Road, and traffic on PCH also contributed to the ambient background. To the greatest degree possible, the test sequence was manually paused during these offsite occurrences however the test results presented herein are based on a fully integrated 15 minute sampling. 2.1.1 - TEST RESULTS—ANCILLARY BUILDING The ancillary building rooftop mechanical noise levels are regulated by the Hoag Memorial Hospital Planned Community Development Criteria & District Regulations (PC Text) which require that noise levels in this area do not exceed Leq - 55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. Measured noise levels on the ancillary building mechanical equipment were found to be Leq - 51 dB(A) which satisfies the Leq - 55 dB(A) maximum allowable noise level requirement. See Appendix Chart 2.1.1 for sound level/duration charts and further discussion. 2.2 WEST TOWER Noise level measurements of the mechanical equipment within the second floor of the West Tower mechanical equipment room were conducted on 4 March 2015 starting at 5:30 am. As with the ancillary building measurements, a 30' telescoping microphone stand was used to elevate the measuring microphone to an elevation nearer to the mechanical equipment room louvers and the upper level condominium residences. Measurements were conducted at the west curb of on Hoag Road nearest the property line. See Figure 2.2 for test location. opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 11 Mechanical equipment noise from the second floor mechanical room was audible on Hoag Road through the louvered equipment openings in the west wall of the equipment room. These openings have been attenuated with devices such as acoustic louvers and the primary source of noise was from the Ancillary building rooftop mechanical equipment. Noise from the ancillary building rooftop mechanical equipment was also audible. Occasional offsite generated noise from traffic on Hospital Road as it passed the intersection at Hoag Road, and vehicular traffic noise from PCH also occurred during the tests. The test sequence was manually paused during these offsite occurrences however the test results are based on a fully integrated 15 minute sampling. 2.2.1 - TEST RESULTS—WEST TOWER The West Tower mechanical noise levels are regulated by the Hoag Memorial Hospital Planned Community Development Criteria & District Regulations (PC Text) which require that noise levels in this area do not exceed Leq - 55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. The measured noise level of Leq - 50 dB(A) satisfies the Leq - 55 dB(A) maximum allowable noise level requirement. See Appendix Chart 2.2.1 for sound level/duration charts and further discussion. 2.3 MAIN LOADING DOCK MEASUREMENTS AT RESIDENTIAL(WEST)SIDE OF PROPERTY LINE/SOUND WALL 2.3.1 LOADING DOCK DAYTIME MEASUREMENTS Acoustical measurements were conducted on 20 March 2015 at two (2) separate locations, Position 1 and Position 2 on the west side of the sound wall at 5' and 15' elevations. See Figure 2.3 following this section. We understand that a truck is regularly scheduled at the main loading dock to remove, empty offsite, and replace the sanitary compactor bin located at the main loading dock. Acoustical measurements of the compactor bin removal and replacement were conducted on 20 March 2015 at the west side of the sound wall at+15' above grade and at both Positions 1 and 2. The compactor truck arrived at 7:20 am from the south, maneuvered back to the compactor bin, loaded it, and departed. The truck was at the dock slightly over four (4) minutes to load the compactor before departing via the south gate. Measurements were conducted at Position 1,+15' above grade for this event. Returning to the hospital at 7:55 am, the compactor truck arrived from the south, backed the empty compactor bin into location at the dock and then departed. Unloading the bin lasted approximately five (5) minutes prior to departing via the south gate and were actually inaudible. Measurements of this event were conducted at Position 2, +15' above grade. opo 3� Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 12 Two additional measurements were recorded at the west side of the sound wall to quantify the acoustical environment during "typical" hours of dock operation. These were conducted at Positions 1 and 2, both at +5' above grade. Dock activities such as trucks arriving and departing the loading dock were audible at the west side of the sound wall. Automobile traffic on Hoag Road was also audible. During our measurements, offsite noise from commercial and general aviation over-flights, and occasional traffic noise from PCH was audible. The baler located at the loading dock was not operated during our measurements, however a retest in this area to include the baler operation is being scheduled. Measurement position Ancillary Bldg__ for Ancillary building ' rooftop mechanical " equipment. , Measurement position , E for West tower 2nd _ floor mechanical _ 4 A 1 equipment room. t 1 } .� West Tower o ip .- i West tower 1 mechanical i equipment rm. t-0 (2nd floor) • pm I a! 260 Cagney Lane ` Sound wall Villa Balboa ^� FIGURE 2.2: ANCILLARY BUILDING AND WEST TOWER MEASUREMENT LOCATIONS opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 13 2.3.1.A - TEST RESULTS Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the loading dock area do not exceed Leq - 65 dB(A) during the daytime hours of 7:00 am to 10:00 pm. Position 1 was located deep into the condominium side yard approximately 10' from the face of the condominium building as shown in Figure 2.3. At 5' above grade, general loading dock and off-site traffic noise was found to be Leq - 53.1 dB(A). Measurements of the compactor removal were conducted at Position 1 with the microphone elevated to +15 feet. During this operation,the noise levels were found to be Leq-58.4 dB(A). All noise levels measured at Position 1 satisfy the Hoag Hospital PC Text maximum noise level of Leq -65 dB(A) during daytime hours. Position 2 was located midway between the sound wall and the face of the condominium building shown in Figure 2.3. Noise levels of general loading dock and offsite noise were found to be Leq - 52.1 dB(A) at +5' above grade. When the compactor bin truck returned at 7:55 am, the levels at Position 2 were Leq -52.1 dB(A) measured at 15' above grade. All noise levels measured at Position 2 satisfy the Hoag Hospital PC Text maximum noise level of Leq -65 dB(A) during daytime hours. See Appendix Chart 2.3.1.A for sound level/duration charts and further discussion. 2.3.2 LOADING DOCK NIGHTTIME MEASUREMENTS Acoustical measurements were conducted during the nighttime hours at Positions 1 and 2 at the west side of the acoustical barrier at an elevation of +5' above grade. During our measurements, mechanical equipment noise from the temporary refrigerated container at the loading dock, minor offsite noise from commercial aviation, and occasional traffic noise from PCH was audible. Hoag Road is closed during these hours and no activity occurred at the loading dock. See Figure 2.3 for acoustical testing location. 2.3.2.A - TEST RESULTS Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the loading dock area do not exceed Leq - 55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. Noise level measurements at the west side of the acoustical barrier were found to be Leq - 46.7 dB(A) at position 1 and Leq - 48.2 dB(A) at position 2. All measurements at Position 1 and Position 2 satisfy the Leq-55 dB(A) maximum allowable noise levels of the Planned Community text for nighttime hours. See Appendix Chart 2.3.2.A for sound level/duration charts and further discussion. opo 39 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 14 i Sound wall. Measurement �r Position #1 Loading Dock +goo t Measuremen +2 280 Cagney Lane Villa Balboa , Y FIGURE 2.3: MAIN LOADING DOCK MEASUREMENT LOCATIONS AT (RESIDENTIAL) WEST SIDE OF SOUND WALL gg -�o Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 15 2.4 MAIN LOADING DOCK MEASUREMENTS AT HOSPITAL(EAST) SIDE OF PROPERTY LINE SOUND WALL 2.4.1 DAYTIME MEASUREMENTS Acoustical measurements were conducted at the east side of the barrier at the curb of Hoag Road directly across from the loading dock. Measurements were conducted between 8:30 am and 9:00 am on 4 March 2015 with the measuring microphone located at an elevation of 5' above the road bed for the entirety of this measurement sequence. See Figure 2.4 for measurement location. During the measurements, dock-related noise and activity included general deliveries, and occasional hospital staff conversations. Two (2) medium trucks and three (3) large trucks entered the dock from the north along Hoag Road. Throughout the measurements, a refrigeration unit attached to a container located at the north curb of the loading dock lot operated continuously. 2.4.1.A - TEST RESULTS Noise levels in this area are regulated by the Planned Community Text which require that noise levels from the loading dock area do not exceed Leq - 65 dB(A) during the daytime hours of 7:00 am to 10:00 pm. Noise levels due to dock and truck activity were found to be Leq - 62 dB(A) which satisfies the Leq 65 dB(A) maximum allowable noise levels of the Planned Community text for daytime hours. See Appendix Chart 2.4.1.A for sound level/duration charts and further discussion. 2.4.2 NIGHTTIME MEASUREMENTS Acoustical measurements were conducted at the east side of the barrier at the curb of Hoag Road directly across from the loading dock. Measurements were conducted between 11:30 pm and 12:00 am on 3 March 2015 with the measuring microphone located at an elevation of 5' above the road bed for the entirety of this measurement sequence The loading dock is closed during the nighttime hours. During our measurement, minor offsite traffic noise from PCH was audible, along with a mechanical fan located in the south side of the West Tower. A refrigeration unit attached to a container located at the north curb of the loading dock lot also ran continuously. As the gates to Hoag Road are closed at nighttime, no traffic on Hoag Road or deliveries to the loading dock occurred during our tests. See Figure 2.4 for measurement locations. 2.4.2.A - TEST RESULTS Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the loading dock area do not exceed Leq - 55 dB(A) during the nighttime hours of 10:00 pm to 7:00 am. Measurements conducted in the nighttime hours resulted in noise levels of Leq - 55 dB(A) which satisfies the Leq- 55 dB(A) maximum allowable noise levels of the Planned Community text for nighttime hours. See Appendix Chart 2.4.2.A for sound level/duration charts and further discussion. opo �-2 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 16 S West Tower Temporary Sound wal refrigerated container `2 _ Measurement Position f / Loading IF 280 Cagney Lane � Villa Balboa FIGURE 2.4: MAIN LOADING DOCK MEASUREMENT LOCATIONS AT EAST(HOSPITAL) SIDE OF SOUND WALL rHIEDIF:=, Io opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 17 2.5 DIETARY LOADING DOCK 2.5.1 DAYTIME NOISE MEASUREMENTS & ACTIVITY Measurements were conducted on 4 March 2015 starting at approximately 10:15 am. Measurements of the dietary dock were conducted at two (2) locations, noted Position 1 and Position 2 in Figure 2.5 following this section. Measurement Position 1 location was at the west curb of Hoag Road directly across from the dietary loading dock entrance. The measuring microphone was located at an elevation of 5' above the road bed for the entirety of the test. Measurement Position 2 was at the west curb of Hoag Road between the dietary dock entrance and the condominium residence closest to the dietary loading dock entrance. The measuring microphone was located at an elevation of +15' above the road bed for these tests. Two measurements were conducted at Position 1. The first test included continuous activity within the dietary dock with trucks arriving and departing, unloading cargo, and staff conversations within the highly reverberant loading dock. During the second measurement at Position 1, dock activity was minor, with only one truck in the dietary dock. At Position 2, near the closest condominium building, activity within the dock was minor. Dock activity when occurred was audible at this position, along with minor off-site traffic on Hospital Road. During the dietary dock tests, automobile traffic passing directly in front of the dietary dock on Hoag Road was not included in the measurements. Additionally, noise from loaded carts with hard wheels impacting the dock from the truck ramps occurred often during the daytime tests. 2.5.1.A - TEST RESULTS Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the Dietary loading dock do not exceed Leq - 65 dB(A) during the daytime hours of 7:00 am to 10:00 pm. Measurements of noise levels at the curb across from the Dietary dock at Position 1 resulted in Leq - 64.8 dB(A) during the time of high activity within the dock. With minimal activity in the dietary dock, the daytime noise levels were found to be Leq -54.5 dB(A). At Position 2, noise levels from minimal dock activity and offsite noises were found to be L,Q -55.2 dB(A). All tests conducted at Position 1 and Position 2 of dietary dock generated noise levels satisfy the L,Q - 65 dB(A) maximum allowable noise level requirement of the Planned Community text. See Appendix Chart 2.5.1.A for sound level/duration charts and further discussion. opo -4.3 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 18 2.5.2 Nighttime Noise Measurements & Activity Nighttime noise level measurements were conducted on 4 March 2015 beginning at 12:30 am. Measurements of the dietary dock were conducted at two (2) locations, noted Position 1 and Position 2 as shown in Figure 2.5 following this section. Measurement Position 1 location was at the west curb of Hoag Road directly across from the dietary loading dock entrance. The measuring microphone was located at an elevation of 5' above the road bed for the entirety of the test. Measurement Position 2 was at the west curb of Hoag Road between the dietary dock entrance and the condominium residence closest to the dietary loading dock entrance. The measuring microphone was located at an elevation of +15' above the road bed for these tests. Predominant background noise levels observed near the dietary dock were primarily from off-site traffic on Hospital Road and Newport Blvd. via propagation through the ambulance emergency access road immediately to the north of the dock. Mechanical equipment noise from the ancillary building roof was also audible. 2.5.2.A - TEST RESULTS Noise levels in this area are regulated by the Hoag Hospital PC Text which require that noise levels from the Dietary loading dock do not exceed Leg 55 dB(A) during the nighttime hours. At Position 1, noise levels were found to be Leg 50.2 dB(A). At Position 2, noise levels were found to be Leg 50.6 dB(A). All noise levels measured at the Dietary loading dock satisfied the Leg - 55 dB(A) maximum allowable noise level requirement. See Appendix Chart 2.5.2.A for sound level/duration charts and further discussion. opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 19 Dietary Loading Dock Measuremen Position #1 Measuremen i Position #2 i 1t West Tower y \ - r \ 260 Cagney Lane Via Balboa FIGURE 2.5: DIETARY LOADING DOCK MEASUREMENT LOCATIONS 45 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 20 2.6 COGENERATION FACILITY To determine the noise levels and impact of the noise levels generated by the Hoag hospital cogeneration facility and cooling towers, daytime acoustical measurements were conducted on Sunset View Park at the south elevation of the residential building closest to the cooling towers. Nighttime measurements were conducted within various units of the 200 Paris Lane condominium. 2.6.1 Daytime Noise Measurements & Activity Daytime measurements were conducted on 20 March 2015 between the hours of 8:30 am to 9:15 am. We observed the majority of ambient noise was due to traffic on the nearby Superior Avenue and from traffic on Pacific Coast Highway. Except during the quietest moments when traffic flow on Superior was controlled by the signal at Pacific Coast Highway, noise from the cooling towers and cogeneration facility became slightly audible at the listener's position. Daytime measurements were conducted at 10' from the south elevation of the 200 Paris Lane building with the measuring microphone at an elevation of 5' above the road bed and also at 20' above the road bed. See Figure 2.6.1 for test locations. Measurements conducted at the 5' elevation determine the noise level exposure at the lower first floor condominium units which do not have a direct line of sight to the cooling towers due to the acoustic shielding provided by the hospital cogeneration building and existing topography. The noise levels measured at 20' determine the noise levels experienced at the upper floor of the condominiums which may have a direct line-of-sight to the hospital cooling towers and minimal acoustical shielding effects. These upper floor units would experience the greatest noise impact from the cooling towers. During the measurements noise from the cooling towers was audible along with traffic noise on PCH and Superior Avenue. Occasional noise was also audible from maintenance crews mowing the Villa Balboa lawns however the microphone was paused to the greatest degree possible during these events. 2.6.1.A Test Results Noise levels in this area are regulated by the City of Newport Beach Noise Ordinance which require that noise levels from the cogeneration facility do not exceed Leq -55 dB(A) during the daytime and that maximum short duration levels not exceed Lm,x-75 dB(A). With the microphone located at a 5' elevation above the roadbed, noise levels were found to be Leq - 53.1 dB(A) for a 15 minute duration and the maximum level recorded was Lm,x - 57.8 dB(A) due to an offsite traffic noise event. With the microphone raised to the 20' elevation, noise levels were found to be LeQ - 54.0 dB(A) with a maximum recorded level of Lm„ - 62.3 dB(A). Daytime measurements conducted at both 5' and 20' elevations satisfy the Leq - 55 dB(A) and Lm„ - 75 dB(A) maximum allowable noise levels set forth in the City of Newport Beach Noise Ordinance. See Appendix Chart 2.6.1.A for sound level/duration charts and further discussion. opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 21 t!�- nio •�ws. wr . ' e • Daytime measurement position and +20' above roadbed. s , III ' � 1111 Q Cogeneration facility Cooling towers FIGURE 2.6.1: COGENERATION/COOLING TOWERS DAYTIME MEASUREMENT LOCATIONS AT CONDOMINIUM L� uL�u 0�� Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 22 2.6.2 NIGHTTIME NOISE MEASUREMENTS & ACTIVITY Acoustical measurements were conducted during the nighttime within various units of the 200 Paris Lane condominiums. Tests included measurements with the cooling towers off, with three (3)towers operating and with four(4) cooling towers operating. Measurements of exterior noise levels were conducted at the balcony of Unit 114 with four (4) cooling towers operating. Access to the unit was unavailable so measurements were conducted at the edge of the balcony from Sunset View Park using an extension microphone pole. Access was made available to Unit 308 and exterior noise level measurements were conducted on the balcony of Unit 308 with all cooling towers off, with three (3) cooling towers operating, and again with four(4) cooling towers operating. Interior noise levels were also measured in the living room of Unit 308 with the sliding door open consistent with the measurement protocols provided by the municipal code, with four(4) cooling towers operating. Access was also made available to Unit 214. Exterior noise levels were measured at the balcony of Unit 314 above from the balcony of Unit 214 below using an extension microphone pole and all cooling towers off. We were unable to conduct measurements on the balcony of Unit 214 due to excessive noise from the transformer vault located in the landscaped parkway on Superior Avenue immediately adjacent to the condominium. With the cooling towers off, noise from traffic on PCH and Superior Avenue were audible, as well as noise from waves breaking on the beach. When operating, the cooling towers were audible along with traffic noise and waves breaking. 2.6.2.A Test Results - Nighttime Noise levels in this area are regulated by the City of Newport Beach Noise Ordinance which require that noise levels from the cogeneration facility do not exceed Leq -50 dB(A) during the nighttime and that maximum short duration levels not exceed Lma, -70 dB(A). Interior noise levels should not exceed Leq - 40 dB(A) during the nighttime and short duration noise should not exceed Lma,-60 dB(A). Unit 114 Balcony Exterior Noise Levels Noise levels were measured at the balcony of Unit 114 with four (4) cooling towers operating. Noise levels at the balcony were found to be Leq -47.6 dB(A) and the maximum level was Lmax- 51.3 dB(A) which both satisfy the City of Newport Beach nighttime noise standards. Unit 308 Balcony Exterior Noise Levels Noise levels were measured at the balcony of Unit 308 with three (3) cooling towers operating and also with four (4) cooling towers operating. With three cooling towers operating, noise levels at the balcony were found to be Leq -46.1 dB(A) and the maximum level was Lma,- 62.8 dB(A). With four cooling towers operating,the exterior noise levels on the balcony were found to be L,, -47.4 dB(A) and the maximum level was Lma,-53.9 dB(A). Noise levels at Unit 308 balcony with three (3) and four(4) cooling towers operating satisfy the City of Newport Beach Noise Ordinance which require that noise levels from the cogeneration facility do not exceed Leq - 50 dB(A) during the nighttime and that maximum short duration levels not exceed Lma,-70 dB(A). rHIEDIF:=, Io opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 23 Unit 308 Balcony Exterior Noise Levels Cooling Towers Off Noise levels on Unit 308 balcony with the cooling towers off were found to be Leq -48.9 dB(A) and the maximum level was Ln,,, - 55.3 dB(A). Due to offsite varying traffic conditions, the noise levels with all cooling towers off were actually higher than the noise levels measured with all cooling towers operating. Unit 308 Living Room Interior Noise Levels Interior noise levels were measured at 4:40 am in the living room of Unit 308 with four (4) cooling towers operating. The measurement position was located 4' from a sliding glass door which was fully open during the measurement consistent with the measurement protocols provided by the municipal code. The unit was fully furnished. Noise from traffic, ocean waves and the cogeneration facility were audible within the residence. It has been our experience that interior noise levels due to exterior noise sources when measured through an open window or typical entrance door are typically 8dB(A) to 10 dB(A) less than the noise levels measured directly outside. This is in concurrence with the City of Newport Beach Noise Ordinance which allows for 50 dB(A) exterior levels along with 40 dB(A) interior levels. Interior noise levels measured in the living room of Unit 308 slightly exceeded the LeQ 40 dB(A) noise standard. Exterior noise levels measured on the balcony of Unit 308 with four cooling towers along with offsite traffic noise were found to be approximately Leq-47 dB(A) which satisfies the Leq - 50 dB(A) exterior standards of the noise ordinance. We would expect that noise levels measured within the interior to be 8 dB(A) to 10 dB(A) less than the exterior levels, or Leq-37 dB(A) to Leq-39 dB(A) which would satisfy the interior noise standard. However interior levels were found to slightly exceed the Leq-40 dB(A) maximum allowable noise standards and the anticipated 8 dB(A)to 10 dB(A) of noise reduction is not realized. We surmise this may be due to an increase in traffic noise due to an increase in traffic on PCH which was visibly heavier from people beginning to travel to work in the morning. Noise from mechanical equipment however is typically constant and would not change between the measurement periods. To this, we recommend that a second set of tests be conducted in the interior of Unit 308, early in the morning between 2:00 am and 3:00 am before traffic levels increase from people traveling to work. Interior levels would be measured with all cooling towers off and immediately tested again with all cooling towers operating. This retest is tentatively scheduled to occur in the middle of April pending approval of the homeowner of unit 308. From these tests, we could determine if the interior noise levels within the residence are due primarily to offsite traffic noise, or to the cooling tower noise. If offsite traffic noise is found to equal or exceed the interior Leq-40 dB(A) standard, the construction elements of the building exterior wall would become suspect in their ability to reduce exterior noise levels per the minimum requirements of the building code. Unit 314 Balcony Exterior Noise Levels-Cooling Towers Off Noise levels were measured at approximately 2:30 am on the balcony of Unit 314 with all cooling towers off. Noise levels at the balcony were found to be Leq - 47.6 dB(A) and the maximum level was Lm„ - 56.6 dB(A) which both satisfy the City of Newport Beach nighttime noise standards. See Appendix Chart 2.6.2.A for sound level/duration charts and further discussion. opo �9 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 24 r Measurement position @unit 308 balcony Measurement position and living room. @ unit 314 balcony. Measurement position @ unit 114 balcony. "y Transformer �,:• "�� vault 16, fill a _�■ a • 1 .n VL J a i Cooling towers 0 15 Goog le FIGURE 2.6.2: COGENERATION/COOLING TOWERS NIGHTTIME MEASUREMENT LOCATIONS AT CONDOMINIUM lHIEDIF:=, Io opo so Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 25 2.7 GENERAL AMBIENT CONDITIONS COMMUNITY NOISE LEVEL MEASUREMENTS To quantify the general noise environment in and around the hospital campus, daytime and nighttime ambient noise measurements were conducted on 3 March and 4 March 2015 at the locations described below. The noise levels measured in these locations are primarily from traffic sources and aircraft operations only. Specific hospital equipment and on-site operations were of too great a distance and were not contributory to these measurements. See Figure 2.7 for measurement locations. 2.7.1 Catalina Drive & Old Newport Blvd. Measurements were conducted at the intersection of Catalina Drive and Old Newport Blvd. This environment consisted of small residences and businesses. The primary noise source was traffic along Newport Blvd., and to a lesser extent Pacific Coast Highway. Traffic on Catalina Drive and Old Newport Blvd. were not major contributors to the ambient noise environment. During the daytime measurements, an average noise level of L,Q -66 dB(A) was recorded with a maximum level of Lma, - 74 dB(A). During the nighttime measurements, an average noise level of Leq-60 dB(A)was recorded with a maximum measured level of Lmax-73 dB(A). See Appendix Chart 2.7.1 for sound level/duration charts and further discussion. 2.7.2 Superior Avenue & Sunset View Park Measurements were conducted at Superior Avenue &Sunset Park Lane. Ambient noise levels were due to traffic passing by the measurement position on Superior Avenue and Pacific Coast Highway. During the daytime measurements, an average noise level of Leq - 64 dB(A) was recorded and a maximum level of Lmax - 74 dB(A) was measured. During the nighttime measurements, an average noise level of Leq- 54 dB(A) was recorded with a maximum measured level of Lmax- 65 dB(A). See Appendix Chart 2.7.2 for sound level/duration charts and further discussion. 2.7.3 Sunset View Park & West Hoag Road Measurements were conducted at Sunset Park Lane & Hoag Road. Ambient noise levels were from traffic on Pacific Coast Highway, minor traffic along Hoag Road, and vehicles within the nearby parking garage. During the daytime measurements, an average noise level of Leq - 62 dB(A) was recorded and a maximum level of Lma, - 83 dB(A) was measured. During the nighttime measurements, an average noise level of Leq- 52 dB(A) was recorded with a maximum measured level of Lma,- 68 dB(A). The maximum Lm„ - 83 dB(A) was recorded when a delivery truck passed nearby the measuring position. See Appendix Chart 2.7.3 for sound level/duration charts and further discussion. opo ss Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 26 1� Catalina Drive & Old 17 Newport measuremen position Hoag Road & Sunset View Park C' _ easurement position �. CrJ • _ i' ri MV ao Superior Ave. & Sunset r View Park measurement position ,• FIGURE 2.7: COMMUNITY MEASUREMENT LOCATIONS OCA -'iL� 62 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 27 SECTION 3 CONCLUSION & SUMMARY 3.1 CONCLUSION AND SUMMARY OF ACOUSTICAL TESTING The results of all acoustical measurements included the noise reduction mitigation measures installed to date at the hospital complex. While not an exhaustive list, visible noise control devices installed at the hospital are as follows: • Noise control penthouse constructed on the ancillary building roof to control noise of kitchen exhaust fans sufficiently controls noise at property line. • Acoustical barrier wall constructed at perimeter of ancillary building to acoustically shield the nearby residential condominiums. • Acoustical louvers and other noise control devices installed within the West Tower second floor mechanical room sufficiently control noise levels. • Sound absorbing panels installed at the wall surfaces of the loading dock. • Acoustical barrier wall approximately 20' ± tall constructed along West Hoag Road to shield residential condominiums from noise generated by hospital operations. • Noise control enclosure at the cardboard compactor located in the loading dock parking lot. Except for the interior noise measurement conducted in Unit 308 of building 200 Paris Lane, the mitigation measures currently installed have sufficiently reduced hospital-generated noise to satisfy the applicable City of Newport Beach Noise Ordinance, and the Hoag Memorial Hospital Planned Community Development Criteria & District Regulations. C:\Users\Public\Documents\Projects\Hoag Hospital\2015 Annual test\Report\150402 2015 Msmt Rpt.docx rHIEDIF:=, Io opo s� Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 28 APPENDIX CHART 2.1.1 TEST RESULTS—ANCILLARY BUILDING The following duration/sound pressure level (SPL) chart shows that the majority of the measured noise levels occurred at 51 dB(A). Noise from ancillary building rooftop equipment measured at Hoag property line. (nighttime) a 800 v C 600 v d rn 400 0 200 .4 0 1A1 IL ILI 12 0 <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Ancillary Bldg.rooftop mech equip.measured+30'above roadbed(nighttime) 15-minute Leq =51 dB(A) CHART 2.2.1 TEST RESULTS—WEST TOWER As shown in the following chart, the majority of measured noise levels ranged between 48 dB(A) and 51 dB(A). Noise from 2nd floor mechanical equipment room measured at Hoag property line. (nighttime) m 600 500 400 n 300 c 200 0 100 0 0 9 � <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) West Tower mechanical equipment room measured+30'above roadbed(nighttime) 15-minute Leq = 50 dB(A) Leq rHIEDIF:=, Io opo s-� Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 29 CHART 2.3.1.A MAIN LOADING DOCK TEST RESULTS— DAYTIME MEASUREMENTS RESIDENTIAL SIDE As shown in the following chart, the majority of measured sound pressure levels ranged between 49 dB(A) and 55 dB(A) during the daytime measurements. Noise levels of general loading dock noise measured at Position 1. (daytime) a 250 o zoo y 150 N 100 0 50 m 0 42 45 48 51 54 57 60 63 Sound Pressure Level-dB(A) Condominium sideyard Position 1 +5'elev (daytime) 15-minute Leq-53 dB(A) Noise levels of loading dock noise and compactor service measured at Position 1. (daytime) 200 c 150 U N 100 50 o O 45 48 51 54 57 60 63 66 69 t7 o d Pressure Level-dB(A Condominium sideyard Position 1 +1 en -compactor removed(4aytime) 15-minute Leq-58 dB(A) Noise levels of general loading dock noise measured at Position 2. (daytime) v 250 c 200 015 0 150 Ul1OO c 50 0 ilL L 0 45 48 51 54 57 60 63 Sound Pressure Level-dB(A) Condominium sideyard Position 2+5'elev(daytime) 15-minute Leq-52 dB(A) Noise levels of loading dock noise and compactor service measured at Position 2. (daytime) w200 0150 u N 1OO 0 50 0 p 45 48 51 54 57 60 63 Sound Pressure Level-dB(A) Condominium sideyard Position 2+15'elev-compactor returned(daytime) 15-minute Leq-52 dB(A) rHIEDIF:=, Io opo s.� Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 30 CHART 2.3.2.A MAIN LOADING DOCK TEST RESULTS— NIGHTTIME MEASUREMENTS RESIDENTIAL SIDE As shown in the following chart, the majority of measured sound pressure levels at Positions 1 and 2 ranged between 45 dB(A) and 47 dB(A) during the nighttime measurements. Noise levels measured at Position 1 between condominium and sound wall. (nighttime) m 350 c 300 v 250 io 200 150 0 100 m 50 p 0 42 45 48 51 54 57 60 Sound Pressure Level-dB(A) Condominium sideyard Position 1 (nighttime) 15-minute Leq-47 dB(A) Noise levels measured at Position 2 between condominium and sound wall. (nighttime) v 300 0 250 v 200 y 150 0 100 a 50 O 0 42 45 48 51 54 57 60 Sound Pressure Level-dB(A) Condominium sideyard Position 2 (nighttime) 15-minute Leq-48 dB(A) CHART 2.4.1.A TEST RESULTS—DAYTIME MEASUREMENTS MAIN LOADING DOCK EAST SIDE As shown in the following chart, the majority of measured sound pressure levels were found to be 56 dB(A) during the daytime measurements. The measured Leq - 62 dB(A) is generated by the higher noise levels which occur during the shorter duration events of truck deliveries. Main loading dock measured at+5'above Hoag Rd. (daytime) 0400 a o300 U d 020 0 C 100 A 0 0 49 51 53 55 57 59 61 63 65 67 69 71 73 75 77 79 Sound Pressure Level-dB(A) Main loading dock-hospital side of sound wall(daytime) 15-minute Leq =62.0 rHIEDIF:=, Io opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 31 CHART 2.4.2.A TEST RESULTS—NIGHTTIME MEASUREMENTS MAIN LOADING DOCK EAST SIDE As shown in the following chart, the majority of measured sound pressure levels ranged between 54 dB(A) and 56 dB(A) during the nighttime measurements. Main loading dock measured at+5' above Hoag Rd. (nighttime) m 500 v cc 400 U in 300 c 200 0 100 p 0 <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Main loading dock near property line sound wall (nighttime) 15-minute Leq = 55 dB(A) CHART 2.5.1.A DIETARY DOCK TEST RESULTS - DAYTIME As shown in the following charts,the majority of the noise experienced at the property line near the dietary dock ranged between 50 dB(A) to 56 dB(A) during the daytime hours. Dietary loading dock measured at Hoag property line with continuous activity in dock. (daytime) 300 c 200 d N c 100 0 w 0 1�i <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Dietary dock measured at property line (daytime) 15-minute Leq = 65 dB(A) Dietary loading dock measured at Hoag property line with little activity in dock. (daytime) m 300 v c 0 200 d N c 100 0 A 0 p <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Dietary dock measured at property line(daytime) 15-minute Leq = 55 dB(A) rHIEDIF:=, Io opo Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 32 Dietary loading dock measured at Hoag property line between dock and closest residence with little activity in dock. (daytime) m300 c 0 200 v N 100 0 1° 0 <45.0 47 50 53 56 59 65 68 71 74 77 Sound Pressure Level-dB(A) Dietary dock measured at property line near residence(daytime) 15-minute Leq=55 dB(A) CHART 2.5.2.A DIETARY DOCK TEST RESULTS - NIGHTTIME Dietary loading dock measured at Hoag property line. (nighttime) y 800 a 0 600 u v N 400 0200 ts 0 <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Dietary Dock @ Property Line (nighttime) 15-minute Leq =50 dB(A) Dietary loading dock measured at Hoag property line between dock and closest residence. (nighttime) , Soo c 400 300 N • 200 c 100 6 0 9 D 145.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) West property line of Hoag Rd.between dietary dock and Villa Balboa residence(nighttime) 15-minute Leq = 51 dB(A) rHIEDIF:=, Io opo sg Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 33 CHART 2.6.1.A COGEN TEST RESULTS - DAYTIME As shown in the following charts, the majority of sound pressure levels measured at + 5' above the roadbed occurred within the 49 dB(A) to 54 dB(A) range. At the higher 20' elevation, the majority of noise levels occurred within the 51 dB(A)to 55 dB(A) range Cogeneration facility measured at+5' above Sunset Park Lane. (daytime) v 250 0 200 au 150 N . 100 0 50 m 0 ILL ILL 0 45 48 51 54 57 60 63 Sound Pressure Level-dB(A) Congeneration facility+5'elev (daytime) 15-minute Leq-53 dB(A) Cogeneration facility measured at+20'above Sunset Park Lane. (daytime) v 200 c 150 d N 100 c c 50 0 45 48 51 54 57 60 63 Sound Pressure Level-dB(A) Cogeneratoin facility +20'elev(daytime) 15-minute Leq-54 dB(A) CHART 2.6.2.A COGEN TEST RESULTS - NIGHTTIME Noise levels measured on unit 114 balcony with four(4)cooling towers operating. (nighttime) 0 400 0 300 u m N 200 o` 100 0 99 40 43 46 49 52 55 58 Sound Pressure Level-dB(A) 200 Paris unit 114 balcony-(4)cooling towers operating (nighttime) 15-minute Leq-48 dB(A) rHIEDIF:=, Io opo �9 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 34 Noise levels measured on unit 308 balcony with three coaling towers operating. (nighttime) m3 300 250 m 200 N 150 c 100 50 6 0 O <45.0 47 50 53 56 59 62 65. Sound Pressure Level-dB(A) 200 Paris unit 308 balcony-(3)cooling towers operating (nighttime) 15-minute Leq-46 dB(A) Noise levels measured on unit 308 balcony with four cooling towers operating. (nighttime) 250 0 200 m m 150 c 00 4 50 m 0 � <45.0 47 50 53 56 59 62 65 Sound Pressure Level-dB(A) 200 Paris unit 308 balcony-(4)cooling towers operating (nighttime) 15-minute Leq-47 dB(A) Noise levels measured on unit 308 balcony with all cooling towers off. (nighttime) 0 250 Co 200 C0 150 C too 50 N � Q <45.0 47 50 53 56 59 62 65 Sound Pressure Level-dB(A) 200 Paris unit 308 balcony-cogen facility off (nighttime) 15-minute Leq-49 dB(A) Noise levels measured in unit 308 living room with four(4) cooling towers operating. (nighttime) m 400 c 350 300 m 250 ul 200 c 150 ..m- too 50 � 0 0 40 43 46 49 52 55 58 Sound Pressure Level-dB(A) 200 Paris unit 308 interior living room-(4)cooling towers operating (nighttime) 15-minute Leq-42 dB(A) rHIEDIF:=, Io opo �o Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 35 Noise levels measured at unit 314 balcony with all cooling towers off. (nighttime) a 200 c 150 d ul 100 c .to° 50 D 0 <45.0 47 50 53 56 59 62 Sound Pressure Level-dB(A) 200 Paris unit 314 balcony-cogen facility off (nighttime) 15-minute Leq-48 dB(A) CHART 2.7.1 Catalina Drive& Old Newport Blvd. As shown in the following chart, the majority of measured sound pressure levels ranged broadly between 50 dB(A) and 74 dB(A) during the daytime measurements however the majority of measured noise levels were found between 57 dB(A) and 70 dB(A). a 75 v c u 50 w U) 25 0 W 0 p 50 53 56 59 62 65 68 71 74 77 80 Sound Pressure Level-dB(A) Intersection of Catalina Drive and Old Newport Blvd. (daytime) 15-minute Leq-66 dB(A) Referring to the chart below, the peak duration at 50 dB(A) occurred when traffic was lightest, however the general sound pressure levels during the nighttime hours ranged between 49 dB(A) and 58 dB(A). ,200 O c 150 u can 100 F-1 EFFN c 50 0 m 0 0 <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Intersection of Catalina Drive and Old Newport Blvd. (nighttime) 15-minute Leq = 60 dB(A) rHIEDIF:=, Io opo �2 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 36 CHART 2.7.2 Superior Avenue &Sunset View Park The majority of background noise from PCH ranged between approximately 56 dB(A) to 63 dB(A). Traffic on Superior Avenue ranged between 64 dB(A) and 70 dB(A) as vehicles passed directly past the measurement position as shown in the chart below. 150 w a 0100 ° N 50 c 0 0 m <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Intersection of Sunset View Park and Superior Ave. (daytime) 15-minute Leq =64 dB(A) As shown in the following chart, the majority of measured sound pressure levels measured tightly ranged between 50 dB(A) and 53 dB(A) from traffic on PCH during the nighttime measurements. Little traffic was present on Superior Avenue during the nighttime measurements. zoo V ' 150 ° N 100 0 50 .2 0 <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Sunset View Park at Superior Ave. (nighttime) 15-minute Leq =54 dB(A) CHART 2.7.3 Sunset View Park &West Hoag Road As shown in the following chart, the majority of measured sound pressure levels measured tightly ranged between 50 dB(A) and 54 dB(A) from traffic on PCH during the daytime measurements. The balance of higher noise levels were generated by traffic on Hoag Road and vehicles entering or leaving the nearby parking structure. 200 0 150 m N too ° 50 0 1. 2k IL LL <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Intersection of Sunset View Park and Hoag Road(daytime) 15-minute Leq — 62 dB(A) rHIEDIF=, Io opo 02 Hoag Memorial Hospital Presbyterian Acoustical Test Report Page 37 Very little traffic occurred at this area of the hospital campus during the test as the gates across Hoag were closed at this time of night. The majority of noise measured was generated by hospital mechanical equipment and offsite noise from PCH. 400 N O 0 300 U y 200 0 100 2 0 p <45.0 46 48 50 52 54 56 58 60 62 64 66 68 70 72 74 Sound Pressure Level-dB(A) Sunset View Park at West Hoag Road(nighttime) 15-minute Leq = 52 dB(A)Leq rHIEDIF:=, Io opo Y4Prkuh ENGINEERING, LLC www.Yorl(eEngr.com March 31, 2015 Cary Brooks Senior Project Manager Hoag Memorial Hospital Presbyterian One Hoag Drive Newport Beach, CA E-mail: cary.brooks@hoag.org Subject: City Mitigation Measure—Cogen Plume Review Monitoring Period: November 1, 2014—February 28, 2015 Hoag Memorial Hospital Presbyterian, Newport Beach, CA Dear Mr. Brooks: Yorke Engineering reviewed the meteorological data and cooling tower operating data for the subject period to evaluate Hoag's compliance with Section 8.5 of the Development Agreement (DA). SUMMARY Meteorological data was collected from two weather stations: one located at the cogeneration plant and another located at the main plant. Complete temperature and humidity data during the reporting period was composed of data from the main plant station during November 1, 2014 - February 24, 2015, and from the cogen plant station during February 25 -28, 2015. Cooling tower operating data is available for the period January 16—February 28, 2015. The data for this period shows that whenever the ambient temperature was less than or equal to 55 °F, and humidity was greater than or equal to 60%, cooling tower heat rejection was reduced at least 33% from the maximum heat rejection capacity. Per Hoag Hospital, the cooling tower operating data was unavailable from November 1, 2014 — January 16, 2015. The first data point is around 11:00 AM on January 16. Based on the review of the available data, Hoag complied with the DA. BACKGROUND Hoag is party to a Development Agreement with the City of Newport Beach entitled Cogeneration Plant Energy Curtailment in which it agrees to curtail cogeneration plant operations when certain meteorological conditions exist that may result in the formation of a visible plume from the cooling towers. Section 8.5 of the agreement requires Hoag to install a weather station and monitor temperature and humidity. Between November 1 and April 30,between the hours of 7:00 AM and 7:00 PM,whenever the relative humidity is greater than or equal to 60%, and ambient temperature is less than or equal to 55 °F, Hoag shall reduce the effective heat rejection at the cooling towers by 33% from maximum design capacity. LOS ANGELES/ORANGE COUNTY/RIVERSIDE/VENTURA/FRESNO/OAKLAND/BAKERS FIELD 31726 Rancho Viejo Road, Suite 218 ♦ San Juan Capistrano, CA 92675 ♦ Tel: (949) 248-8490 ♦ Fax: (949) 248-8499 04 Cary Brooks, Hoag Hospital March 31, 2015 Page 2 of 3 Cooling Tower Heat Rejection Calculation Heat rejection for the cooling towers is calculated as follows: Q= 500 x (Flow I 1 +Flow 12 +Flow 13 +Flow 14)x (Temperature In—Temperature Out) Where: • Flows 1 I — 14 are the water pump flow rates (gal/hour) for each of the four cooling towers; • Temperature In is the water inlet temperature (°F) to the cooling towers; • Temperature Out is the water outlet temperature (°F) from the cooling towers. Cooling Tower Maximum Capacity Maximum cooling capacity is calculated assuming that all four water pumps operate at 3150 gallons per minute, and the maximum difference between inlet and outlet temperatures is I I °F. Q.=500 (3150 + 3150 +3150+ 3150) (11)/1,000,000= 69.3 mmBtu/hour Heat Rejection Percentage Heat rejection is calculated on an ongoing basis as the combined heat rejection of the four cooling towers. The percentage reduction from maximum is calculated as: Q%reduction=(Q - Qmax)/Qmax CONCLUSION 1. Hoag operated weather stations that collected temperature and humidity data for the period November 1, 2014—February 28, 2015. 2. Temperature and humidity data were provided to the cogeneration system operators who are directed to reduce heat rejection from the cooling towers by at least 33% from maximum capacity during the hours of 7:00 AM to 7:00 PM whenever temperature is less than or equal to 55 °F, and humidity is greater than or equal to 60%. 3. For the period of available cooling tower data, January 16—February 28, 2015, there were no incidents in which the cooling tower heat rejection was less than 33% reduced from maximum when temperature and humidity both exceeded their trigger thresholds. Should you have any questions or concerns, please contact me at (949)248-8490 x224. Sincerely, Peter Moore Principal Engineer Yorke Engineering, LLC Pmoore@YorkeEngr.com cc: Rick Hodgson, Jacobs 1 orke Engineering,LLC Cary Brooks, Hoag Hospital March 31, 2015 Page 3 of 3 Attachments: 1) Section 8.5, Restated Development Agreement, Cogeneration Plant Energy Curtailment 2) Daily Reports: Temperature &Humidity(Nov. 1, 2014—Feb. 28, 2015) 3) Daily Reports: Cooling Tower Heat Rejection (Jan. 16—Feb. 28, 2015) 1 orkc Engineering,LLC 16. A new section,Section 8.5,shall be added to the Restated Development Agreement entitled Cogeneration P ant Energy Curtailment, to read as follows: "8.5 Hoag shall install a weather station capable of e 'ng ambient conditions necessary in documenting cogeneration plant and cooling tower operations. The weather station shall be tied into the cogeneration plant controls in order to maximize automatic responses to prevailing weather conditions, assisting in managing the operational changes and load shifting,as well as to provide periodic reports on plant operations. Hoag shall not construct or erect additional cooling towers within the Hoag Lower Campus. Hoag shall reduce the effective heat rejection by 33% at the existing cooling towers and such reduction shall be measured from a baseline(to be measured at the cooling towers)of operating three existing generators and absorption chillers at 100%of design capacity. This reduced capacity operation shall be implemented daily between November I" and April 3dh, between the hours of 7:00 AM and 7:00 PM when the relative humidity is equal to or above 60%and when ambient temperatures are equal to or less than 55 degrees Fahrenheit. 17. Section 11.1(c) of the Restated Development Agreement entitled Notices is hereby amended to delete: ,.with a copy to: Tim Paone Paone, Callahan, McHolm&Winton 19100 Von Karrnan, 8`"Floor P.O. Box 19613 Irvine, CA 92713-9613" and to add: "with a copy to: Dennis D. 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(:;7'�f T 4 • ,t` J ' '�v �• .n ` .L. ,i,' Simulation - 72" Box Attachment No. ZA 3 Versailles Noise Study TmpIt:10-15-13 q �Q V� QP �P go M� = M��M M�wM RS ACOUSTICS INC 25031 Avenue Stanford, Suite 80 Santa Clarita, CA 91355 P: (661) 251-3965 F: (661) 310-3783 24 March 2015 Cary Brooks, Senior Project Manager REFCO - Hoag Memorial Hospital Presbyterian 500 Superior Ave., Suite 300 Newport Beach, CA 92663 SUBJECT: Noise Study Summary Report for Hoag Hospital/Versailles Condominium Hoag Memorial Hospital Presbyterian RSA Project No. 1570614 Dear Cary: This report summarily presents the noise data gathered, our study and analysis, and recom- mendations prepared for Hoag Memorial Hospital to date with respect to the noise environment at the northwest corner of the hospital campus and adjacent Versailles condominium. During our site visits and measurement programs at the hospital, if any noise levels were found to ex- ceed the noise ordinance, preliminary mitigation measures are provided for immediate imple- mentation or further analysis. Our studies to date have concentrated primarily on the noise levels experienced at the upper levels of the Versailles condominium and at the hospital property line directly across Hoag Road from the central plant driveway. Mechanical equipment noise levels in this area are governed by the Special Provisions para- graph of the City of Newport Beach Noise Ordinance as follows: 10.26.045 Heating, Venting and Air Conditioning—Special Provisions. A. New HVAC Equipment. New permits for heating, venting and air conditioning (HVAC) equipment in or adjacent to residential areas shall be issued only where installations can be shown by computa- tion, based on the sound rating of the proposed equipment, not to exceed an A-weighted sound pressure level of fifty (50) DBA or not to exceed an A-weighted sound pressure level of fifty-five (55) dBA and be installed with a timing device that will deactivate the equipment during the hours of ten p.m.to seven a.m. The method of computation used shall be that specified in "Standard Application of Sound Rated Outdoor Unitary Equipment," Standard 275, Air conditioning and Refrigeration Insti- tute, 1984 or latest revision thereof. Consultants in Architectural Acoustics & Noise Control 21 Cary Brooks REFCC-Hoag Memorial Hospital Presbyterian Page 2 NOISE AT HOSPITAL PROPERTY LINE Several site visits have been conducted to perform acoustical measurements at the west curb of Hoag Road directly across from and in the vicinity of the hospital central plant. The summa- tion of these measurements is provided in Figure 1. Acoustical tests conducted at the property line directly across from the central plant driveway resulted in the greatest noise levels nominal- ly ranging from ±56 dB(A) to 57 dB(A) during the nighttime hours. x 50.0 dB(A) x ' 49.5 dB(A)� x x °� e X .. a Versailles � x ling iEmer. Gen. O 49.4 dB(A)�$ 49.6 dB(A)�$ ro\ P\AGt 51.3 dB(A) 54.4 dB(A) x 55.5 dB(A) - Boiler Rm. 56.5 dB(A) -----� x r ' Central plant $ entrance/driveway 53.1 dB(A) x 51.7 dB(A) ° ACOUSTICAL MEASUREMENT POSITIONS a HOAO RD. CENTRAL PLANT NOISE SOURCE FIGURE 1 oEX =:=o 22 Cary Brooks REFCC-Hoag Memorial Hospital Presbyterian Page 3 The measured levels exceed the City noise ordinance of 50 dB(A) for nighttime operation by 6 dB(A) to 7 dB(A). Tests at the Hoag Road curb (assumed approximately to be property line) were conducted with all central plant equipment operating. Tests were also conducted with the boiler room roll-up door in the open and closed positions resulting in an average difference of 0.5 dB(A) to 1.0 dB(A) between the two conditions. Tests at the curb were also tested with insulation installed in the cooling tower equipment well which is discussed further in this report. Closing off the wall opening at the driveway entrance to the central plant would sufficiently re- duce the noise levels at the curb position, however it is problematic to the everyday use and service required within the central plant. Additionally, this would not provide noise reduction to the noise levels experienced at the Versailles condominium which is due at least in part to noise propagating through the open roof of the central plant directly towards the condominium. NOISE AT VERSAILLES CONDOMINIUM Nighttime and daytime acoustical measurements were conducted from an open window within upper level Unit 217 of the Versailles building which has a direct line of sight to the hospital central plant. Nighttime measurements were conducted on 18 & 19 August 2014, and daytime measurements were conducted on 25 August. This measurement program was conducted to determine if the existing noise levels generated by Hoag Hospital mechanical equipment are in compliance of the City of Newport Beach Noise Ordinance. During the nighttime measurements which were conducted at 12:00 am midnight, offsite noise from traffic on Newport Blvd., Hospital Road, and to a lesser degree Pacific Coast Highway were audible. Noise from the continual operation of mechanical equipment serving the hospital was constant and audible during the entire test duration. Daytime measurements were conducted in the afternoon at 2:00 pm. The primary source of noise was from traffic on Newport Blvd. and the adjacent Hospital Road. Noise from hospital mechanical equipment was audible but less apparent due to higher offsite noise sources. Noise levels measured during the nighttime hours at the Versailles condominium were found to be Laq - 56.0 dB(A) which exceeds the Laq - 50 dB(A) allowable noise levels set forth in the City of Newport Beach Noise Ordinance by 6.0 dB(A). The maximum levels recorded during the nighttime measurements were found to be Lmax - 57.9 dB(A) which satisfies the Lma. - 70 dB(A) allowable levels set forth by the ordinance. During daytime hours, noise levels were found to be Laq - 56.5 dB(A) and Lmax - 59.3 dB(A) measured at the face of the upper level Versailles condominium which exceeds the Laq - 55 rHIEDIF:=, Io opo g� Cary Brooks REFCC-Hoag Memorial Hospital Presbyterian Page 4 dB(A) allowable noise levels set forth in the City of Newport Beach Noise Ordinance by 1.5 dB(A). HOSPITAL MEASUREMENTS We observed that the noise at the Versailles condominium window seemed to be originating from across the entire hospital campus and not one specific area or piece of equipment. Based on this, an acoustical test was conducted on 10 October 2014 to measure multiple loca- tions across the Hoag hospital campus rooftops to establish if the noise generated from any particular piece of equipment is directly contributing to the noise levels at Versailles. We found that the noise levels generated by rooftop equipment on the hospital buildings were too low to be directly contributing to - or affecting the levels experienced at the Versailles con- dominium. It was therefore determined that the noise levels measured at the Versailles con- dominium building was due to noise from the central plant. The noise at Versailles which sub- jectively seemed to be originating from the entire Hoag hospital campus was due in large part to central plant noise reflecting off the vertical wall surfaces of the hospital buildings and back towards the condominium. Therefore, noise generated in the central plant traversing directly toward the condominium building, and noise generated in the central plant traversing towards the hospital and being re- flected back towards the condominium must be controlled. Within the central plant are several items which generate noise including the cooling towers and associated pumps, rooftop-located mechanical air handlers, exhaust and supply fans, the exhaust stacks serving the boiler room, and noise propagating through the fresh air louvers of the boiler room. Any one of these or all of them combined may be the cause of the noise levels experienced at the condominium. MITIGATION MEASURES & MOCK-UP TEST RESULTS While conducting measurements on the rooftop of the emergency generator building we no- ticed that there is a direct line of site between the cooling tower well and upper northeast cor- ner of the Versailles condominium building. A direct line of sight does not occur between any of the windows in the Versailles condominium and the cooling tower well. Noise levels of 73 dB(A) were measured on the rooftop of the emergency generator building approximately 65' from the cooling towers. Extrapolating this level to the face of the Versailles condominium results in 13 dB(A) noise reduction, with resultant cooling tower noise of 60 dB(A) at the area of the condominium building having a direct line of sight to the towers. The rHIEDIF:=, Io opo g� Cary Brooks REFCC-Hoag Memorial Hospital Presbyterian Page 5 windows of the Versailles building however do not have a direct line of sight to the cooling tow- ers due to acoustical shielding provided by the hospital emergency generator room. There are two distinct noise sources associated with cooling towers; the first being the air in- takes at the lower sides of the towers, and the second is noise generated by the large propeller discharge fans at the top surface of the tower. As the cooling tower is located deep within a highly reverberant well with concrete walls and floor, the discharge noise levels become built- up before propagating into the environment via the open top of the equipment well. The chal- lenge is that as currently installed, it's not possible to accurately determine if the excessive noise is generated by the cooling tower intake grilles at the sides, discharge fans at the top, or both. Based on this, to determine if the intake louvers or discharge fan were the actual highest source of noise from the cooling tower, sound absorbing material was installed at all available surfaces of the concrete well walls, and at the sides of the cooling tower. The sound absorbing material serves to reduce the noise associated with the intake grilles at the lower sides of the cooling tower however does not affect the discharge fan noise at the top of the towers. Due to the high costs of installing finished sound absorbing panels to the cool- ing tower and equipment well, a mockup with typical glass fiber insulation was constructed as follows: R-19 glass fiber insulation was installed directly to the wall surfaces from 3' AFF to the top of the walls of the central plant in the vicinity of the cooling towers. Where the wall surfaces were not directly accessible, temporary steel framing was installed, in front of any obstructions and subsequently filled with glass fiber insulation. (See plan and section/elevations in Figures A, B, and C in the appendix.) Following this mock-up installation, acoustical tests were conducted on 13 February 2015 at the exterior face of the west elevation of the Versailles building using an extension pole to ele- vate the microphone to near the upper level windows of the building. With the insulation in- stalled, and all central plant equipment operating, 53.5 dB(A) was measured at this location. The overall noise reduction provided by the insulation in the cooling tower well was approxi- mately 2.5 dB(A) to 3.0 dB(A). Note that as the mechanical equipment noise is very close to the varying background noise that the noise reduction is approximate. See Figure 2 for meas- urement location. Measurements at the curb of Hoag Rd. directly across the central plant entrance driveway was reduced from 56/57 dB(A) before the insulation was installed to 53 dB(A) following. opo g� Cary Brooks REFCO-Hoag Memorial Hospital Presbyterian Page 6 Nighttime 16Aug14 Leq-56.1 dB(A) Lmax-59.5 dI Measured from unit window. (all hospital equipment operating) Daytime 25Aug14 Leq-56.1 dB(A) Lmax-59.5 dI Measured from unit window (all hospital equipment operating) Nighttime 13Feb15 Leq-53.5 dB(A) (All hospital equipment operating, insulation in cooling tower well) Night 4Mar15 Leq-53.6 dB(A) -�Measurements conducted nT—saion in�ng tofrom ground using Cooling towers r+ 100% telescoping microphone Pumps on stand. All CP roof equip off (EI on) Night 4Mar15 Leg-51.3 dB(A) nu a it on in coo ng town Cooling towers @ 10% Pumps on All CP roof equip off (EI on) Nght 4Marl5 Le -51.5 dB(A) lnsu alio—T'n in cooing tower well Cooling towers off Pumps off All CP roof equip off (EF-4 off) EAST ELEVATION - VERSAILLES CONDOMINIUM ACOUSTICAL MEASUREMENT POSITIONS/RESULTS FIGURE 2 H�0 g(O Cary Brooks REFCC-Hoag Memorial Hospital Presbyterian Page 7 To determine the source of the remaining excessive noise levels, tests were again conducted at the exterior face of the Versailles condominium on 4 March 2015 which included shutting off the central plant mechanical equipment independently. (See Figure 2 for measurement results and test configurations). Note that some equipment simply cannot be shut off. Tests were conducted at nighttime and the results are as follows: 4 March 2014 Test Configuration All tests conducted with insulation installed at sidewalls of Results equipment well and sides of cooling tower. Earlier test results conducted 13 Feb 2014 with all equipment operat- 53.5 dB(A) ing. Central plant equipment operating as follows: Cooling towers operating at 100% Tower pumps operating 53.6 dB(A) Boiler room operating normally Rooftop equipment turned off (EF-4 inadvertently left operating) Central plant equipment operating as follows: Cooling towers operating at 10% Tower pumps operating 51.3 dB(A) Boiler room operating normally Rooftop equipment turned off (EF-4 inadvertently left operating) Central plant equipment operating as follows: Cooling towers turned off Tower pumps off 51.5 dB(A) Boiler room operating normally Rooftop equipment turned off (EF-4 discovered and turned off) DISCUSSION OF TEST RESULTS 1. There was no change in measured noise levels between tests conducted 13Feb14 with all equipment operating [53.5 dB(A)], and tests conducted 4Mar14 [53.6 dB(A)] with rooftop equipment off. Conclusion: Rooftop equipment non-contributory to excessive noise levels at Ver- sailles condominium. 2. No significant change in noise levels between cooling towers operating at 10%, pumps and EF-4 operating, and levels measured with cooling towers, pumps, and EF-4 com- pletely off. Conclusion: Tower pumps and EF-4 non-contributory to excessive noise levels at Versailles condominium. opo Cary Brooks REFCC-Hoag Memorial Hospital Presbyterian Page 8 Subtracting the noise levels measured with the cooling towers off [51.5 dB(A)] from the levels measured with the cooling tower operating [53.6 dB(A)] shows that the cooling towers contrib- ute ±49.4 dB(A) to the noise environment at the face of the condominium. This by itself satis- fies the City of Newport Beach maximum allowable 50 dB(A) during nighttime hours. From the discussion above, noise from rooftop mechanical equipment and tower pumps do not contribute to the noise levels experienced at the Versailles condominium. The remaining equipment which remained operating (boiler room equipment) when the cooling towers were off generates noise levels of ± 51.5 dB(A) which exceed the 50 dB(A) noise ordinance. The walls of the boiler room are louvered which provide only negligible noise reduction of any noise generated in the boiler room. In conclusion of the test results and data analysis conducted to date, the noise levels generat- ed by the central plant with insulation installed in the cooling tower well have been reduced to ±53.5 dB(A) at the elevated position adjacent to the Versailles condominium. This satisfies the Newport Beach noise ordinance for daytime hours however still exceeds the nighttime allowa- ble noise level by ±3.5 dB(A). NEXT STEPS Currently, the acoustic environment found at the Versailles condominium is due primarily to the noise levels generated from the hospital central plant equipment. However, the balance of hospital rooftop mechanical equipment and offsite traffic noise are also contributory and addi- tive to the central plant noise. We must therefore be mindful that reducing all central plant equipment noise to 50 dB(A) or less does not necessarily mean that the actual measured levels at the condominium will be 50 dB(A) or less due to these extra contributory noise sources. We determined by measurements that the noise levels at the condominium with only the cen- tral plant boiler room equipment operating is 51.5 dB(A), and by calculation that the cooling towers generate 49.4 dB(A). Excluding the offsite and other hospital equipment sources, noise from the boiler room must be reduced to at least 44 dB(A) in order to meet the 50 dB(A) noise level criteria. The next step is to verify that controlling boiler room noise will sufficiently reduce the Versailles condominium noise levels. We recommend that a second series of mock-up tests be conduct- ed. The first test would be measuring the levels with all central plant equipment operating at the Versailles condominium to establish a current baseline condition. Immediately following, a sol- id and impervious sheet(s) of plywood or gypsum board would momentarily be placed and sealed over all boiler room louvered openings and tests conducted again. The length of time that the louvers are covered need only be long enough to conduct the tests. HILD1`1 o opo 22 Cary Brooks REFCC-Hoag Memorial Hospital Presbyterian Page 9 If these tests show that sufficient noise reduction will be provided by controlling boiler room noise levels, recommendations will be provided for permanent corrective measures. Recom- mendations could include increasing the noise reduction provided by the boiler room walls or roof, or treating any equipment within the boiler room which is excessively noisy. With the boiler room louvers sealed, if the noise levels measured or calculated at the condo- minium still exceed the 50 dB(A) ordinance, we recommend that the cooling towers be turned off and the measurements conducted again with the boiler room sealed. At this point the only source of noise at the Versailles condominium will be from other hospital equipment and offsite traffic. This concludes our report. Please feel free to call with any questions or comments regarding the above. Sincerely yours, RS Acoustics Inc. Robert Schmidt, Principal C:\Users\Public\Documents\Projects\Hoag Hospital\Pwr plant_Versailles measurements\Documents\150320 Recs Rpt\150324 CP_Versaills rpt.docx rHIEDIF:=, :Io opo g9 Cary Brooks REFCO-Hoag Memorial Hospital Presbyterian Page 10 APPENDIX Sound absorbing material. Apply to all4 r Sound absorbing material available wall surfaces ! applied to sides of cooling where shown. / tower above intake grilles. A D B ® ® B C C O O D O Sound absorbing material applied to sides of cooling I tower above intake grilles. Sound absorbing material. Apply to all available wall surfaces where shown. RECOMMENDED LOCATIONS FOR SOUND ABSORBING MATERIAL _ FIGURE A 9� Cary Brooks REFCO-Hoag Memorial Hospital Presbyterian Page 11 Cooling tower SECTION AT A-A Sound absorbing material.Apply to OWEST ELEVATION sall hownilable watt surfaces where fooling tower SECTION AT B-B I ®NORTH ELEVATION Sound absorbing material.Apply to all available wall surfaces where shown. FIGURE B 9� Cary Brooks REFCO-Hoag Memorial Hospital Presbyterian Page 12 7-7 Cooling tower SECTION AT C-C 0 0 e 3 Sound absorbin material.Apply to OSOUTH ELEVATION sall how ilabte wa�surfaces wnere shown. Cooling tower SECTION AT D-D EASTELEVATIONSound absorbmgmatenalApply to all available wall''surfaces where shown. FIGURE C 9� Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Develo me 1greertEx g Memorial Hos_pital Presbyterian PA2009 064) LBALB April 28,2015 V r,OM11UNtiY Brenda Wisneski,Zoning Administrator 11`J Rosalinh Ung,Associate Planner APR 2 9 City of Newport Beach, Community Development 100 Civic Center Drive Newport Beach,CA 92660 rOFME`NC Dear Ms.Wisneski and Ms. Ung, On behalf of the Villa Balboa Community Association we submit the enclosed report to present evidence that Hoag Memorial Hospital Presbyterian(Hoag)has not demonstrated good faith compliance with the terms of Development Agreement No. 5 (DA). Enclosed you will find documentation that demonstrates Hoag has not complied with the terms of the DA as required and set forth in the 2008 Planned Community Development Criteria(PCDC) This is evidenced in its continuing failure to achieve substantive coverage with flowering ivy of the east wall of the cogeneration plant. Photographs in the 2015 report prepared by Hoag again do not accurately depict the extent to which the east wall remains exposed,a problem which has continued for seven years since 2008. Hoag has also failed to conduct all the required and promised sound level tests as shown in its report submitted covering the period March 1,2014 through March 2,2015. Further, in the tests that were conducted,Hoag was found to be out of compliance with the interior noise levels prescribed by Newport Beach Noise Ordinance. This Villa Balboa report also calls into question the manner in which lower campus tree height limitations appear to have been modified without proper notice and procedures. Villa Balboa requests The City of Newport Beach provide information regarding the manner in which this change occurred. Villa Balboa also shows evidence that Hoag has been out of compliance with PCDC requirements by virtue of its inappropriate use(non-code)of the area surrounding the Advanced Technology Pavilion during six of the past seven years, complying for a period of one year,2009. The use of the area has been without proper Newport Beach permits and is in violation of the PCDC prescribed allowable use since the removal of the designated Hydroseed and irrigation. And, finally, Hoag has recently(March 2015)completed the mandated PCDC landscaping requirements on the lower campus parking following five years of noncompliance. Unfortunately,Hoag's description in its report of the reasons for doing so are grossly misleading and fail to acknowledge its noncompliance for a period of five years. In light of the above,Villa Balboa requests a finding that Hoag has not demonstrated good faith compliance with the terms of the DA during this review period. Alternatively,Villa Balboa would accept a continuation of this hearing,to be reconvened in six months,to allow Hoag an opportunity to remedy its continuing compliance failures and amend its report to correctly demonstrate good faith compliance. To continuously find otherwise is to make a mockery of this hearing process. Villa Balboa will amplify the claims made herein at the hearing on April 30,2015 Best Regar1ds, Nancy Knight Vice-President,Villa Balboa Homeowners Association Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) VILLA BALBOA Response to HOAG MEMORIAL HOSPITAL DEVELOPMENT AGREEMENT ANNUAL REVIEW March 1,2014 through March 2, 2015 Prepared for The City of Newport Beach 100 Civic Center Drive Newport Beach, CA 92660 Prepared by Villa Balboa 900 Cagney Lane Newport Beach, CA 92663 Zoning Administrator- April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) HOAG'S SEVEN YEAR FAILURE (2008.2015) TO MEET THE REQUIREMENT OF THE DEVELOPMENT AGREEMENT AS SET FORTH IN THE 2008 PLANNED COMMUNITY DEVELOPMENT CRITERIA: "COVERAGE.OF THE EAST WALL OF THE COGENERATION PLANT WITH FLOWERING IVY" For a period of seven years Hoag has failed to meet this requirement of the Development Agreement(DA) as set forth in the 2008 Planned Community Development Criteria: REQUIREMENT-2008 PCDC,Page 31,Area 3 - Co Gen This directive requires Hoag to "Attach metal green screen lattice structure to cover east building elevation. Plant flowering vines to cover green screen(to) screen/soften specific views of Co Gen Building." Hoag's minimal efforts to fulfill this requirement have failed during the course of the seven year period,2008 -2015. Hoag's routine excuse for its failure to perform has been consistent with this year's statement, "...it will take another couple of years for the vines to reach full maturity and provide optimal coverage." (Hoag Report,page 6,Cogeneration Plant) Hoag has recently admitted (2015)that it will NEVER be able to achieve flowering ivy coverage of-the-east-wall-of th"o-generation-plant-utilizing-the-current planting-con iguration-Hmg's-past- attempts to address this issue have consisted of"more water and more fertilizer" with the realization that this minimal effort could not possibly achieve successful coverage of the south portion of the east wall with flowering ivy vines. Hoag's efforts to conceal its failures have included the use of pictures in the 2014 Annual Review to deceptively distort views of the cogeneration plant. (See pictures#1 and#2 below.) This year in its 2015 Annual Report Hoag has resorted to the use of photo shopped pictures, taken at a point approximately 15 feet below the level of Sunset View Park where there is no public access, strategically placing trees in an attempt to project a hypothetical resolution of this problem. (See pictures#3 and#4 below.) However,this too fails to provide a viable solution and misleads readers of the report. Hoag has been informed that its proposed "solution" offers no meaningful cogeneration plant screening potential and does not conform to requirements of the PCDC. There has been,and remains,NO SUBSTANTIVE EVIDENCE OF GOOD FAITH in Hoag's efforts to meet this requirement. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) h � :r A M �q Picture#1 - Hoag's 2014 Annual Report picture depicting progress on growth of ivy on the north potion of the east facing wall of the cogen plant. Note the bush on the left which hides the south portion of the wall. MME 2' �FQ d d y 61 ' y Picture#2 -This is the south portion of the wall (2014)that is hidden by the bush in Hoag's picture. Note the very sparse growth on this much larger wall segment. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) BlmWatlonN"Bm OLO&Ili Picture#3 -Hoag's 2015 Annual Report picture showing proposed solution of trees (photo shopped)that would allegedly "hide" the view of the cogen plant wall. Note the light pole in the center of the picture. (Picture taken approximately 15'below level of park-no public access.) ■ 1 Picture#4 -This is a picture of the wall of the cogen plant standing on the Sunset Park grass. Note the light pole to the left. The photo shopped trees are to the LEFT of the light pole and thus provide no solution to "hiding" the cogen plant wall. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) HOAG'S CONSISTENT FAILURES TO PROPERLY ADMINISTER SOUND LEVEL TESTS TO DETERMINE ITS COMPLIANCE WITH THE DEVELOPMENT AGREEMENT AS SET FORTH IN THE 2008 PLANNED COMMUNITY DEVELOPMENT CRITERIA During the past seven years residents of the building closest to the cogeneration plant(200 Paris Lane)have requested that sound level tests be conducted at locations which could reasonably be expected to be subject to noise levels that are not within the parameters prescribed by the PCDC and Newport Beach Noise Ordinance. Further, when sound level tests have been conducted in the past they have been performed under conditions that are not representative of the maximum noise levels which could reasonably be expected,i.e., all three generators and all four cooling towers running at full capacity. These tests are to be administered both inside and immediately outside of Villa Balboa residential units. There continue to be inadequacies in the sound level tests conducted in 2015. Specifically, additional testing was planned for Unit 214(see comments which follow), but this testing has not been scheduled by Ho% Also, close reading of the Newport Beach Noise Code subsequent to the testing on March 24� indicates that interior noise testing be conducted within the window frames of affected units. Testing done on the 20 was conducted 4 feet inside of Unit 308. Further,interior sound level measurements at Unit 308 that were conducted in 2015 indicate violations of noise level thresholds as prescribed by the Newport Beach Noise Ordinance. We note that sound level tests conducted for Hoag's Annual Reviews are arranged by Hoag and performed by a firm paid by Hoag. It is our understanding that the methodology to identify violations-of-the-noise-ordinance-include-at least-some-subjective-judgments-about-how d-a--- - - — samples are analyzed. It would seem far more appropriate for either the City of Newport Beach, or some objective third party,to be designated to conduct the prescribed testing. This would serve the public interest in attempting to ensure that there are no potential conflicts of interest. Also, sound level tests at the cogeneration plant must be conducted while all generators and cooling towers are running at full capacity. The goals of objectivity and transparency could be greatly enhanced with coincident third party verification that all mechanical systems are indeed running at full capacity during the conduct of sound level testing. Hoag was notified at 2014 Annual Review Hearing that it must conduct sound level tests under the conditions,times and locations specified,to which it agreed. As noted above,not all the required testing has been completed or even scheduled. Further,testing conducted in the interior of Unit 308 shows a violation of the City's noise ordinance. Hoag should not be found to be "in good faith compliance" until all sound level testing has been completed and reviewed and accepted by all parties,and measures adopted to correct violations of the City's noise ordinance. The following narrative sets forth Villa Balboa's observations regarding the sound level tests and the descriptive narrative set forth in Hoag's 2015 Annual Review. Zoning Administrator- April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) COMMENTS ON COGENERATION PLANT NOISE TESTING As part of the Annual Development Agreement Review,Hoag Hospital contracted with RAS Acoustics to conduct early morning noise measurements on March 24th at several locations around the 200 Paris Lane building at Villa Balboa,which is adjacent to the cogeneration plant on the hospital lower campus. For the record, we would like to offer the following comments on the noise testing conducted on the exterior balcony and in the interior at Unit 214, and the exterior and in the interior testing at Unit 308 at 200 Paris Lane. With regard to the noise sampling at Unit 214,it was our understanding that additional testing was to be conducted in both the interior and exterior with the cogeneration plant running at full power with all four cooling tower fans in operation(this was not possible during the first part of the testing period on the morning of March 201) With regard to the exterior and interior testing at Unit 308, comments are directed specifically to the write up on page 23, Section 2.6.2.A of the Development Agreement Annual Review for the period March 1,2014 through March 2,2015,prepared for Hoag by Government Solutions, Inc. First,the report acknowledges that interior noise levels at Unit 308 exceeded the levels allowable under the Newport Beach Noise Ordinance. The supporting graph and accompanying text at the bottom of page 34 of the report indicate the 15 minute Leq was 42 dB(A), versus a maximum --allowable-interier-level-under-the-Ordinanee-of 40dB(-A) &5fl/6-exceedance—T-he-write-up-orr page 23 further explains that the interior noise measure was conducted four feet inside the unit with the sliding glass door fully open,which It states is"consistent with the measurement protocols provided by the municipal code." While the report acknowledges the conduct of the test was consistent with the Noise Ordinance, the write up also calls into question the results of the interior test in Unit 308. It does this primarily on the basis of a general observation that the typical differential between interior and exterior noise testing is about 8 dB(A)to 10 dB(A). That is,interior noise measurements tend to be below exterior measurements of the same noise source by this amount"when measured through an open window or typical entrance door." According to the write up, since the noise measured on the exterior balcony was 47 dB(A),the interior noise levels were expected to have been in the range of 37 dB(A)to 39 dB(A). Because the interior measurement did not follow this pattern,a conclusion is drawn that the results may not be valid. We disagree with this assertion. The primary reason offered for why the actual interior test results varied from the "typical' pattern is that background noise from traffic on nearby PCH may have been higher than during the interior test sampling period, which was conducted starting around 4:00 AM,just after the completion of the test sample period on the exterior balcony. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) We do not believe this argument is correct for two reasons. First, as a part of the testing protocol,the sound measuring equipment was tamed off by the acoustical engineer as soon as any vehicle could be even faintly heard to be approaching the test area on PCH. This should have eliminated the impact of any background traffic during all phases of both the exterior balcony and interior testing periods. Also,we estimate that the mid-point of the noise sampling periods for the exterior balcony and the interior were approximately 3:15 AM and 4:15 AM respectively. The level of traffic at these two time points is unlikely in our view to have been substantially different. However, even if it were,the fact that the sound equipment was turned off whenever a vehicle approached should have eliminated the impact of any modest difference in noise levels. While an 8 dB(A)to 10 dB(A)reduction in interior versus exterior noise levels may not be "typical,"this does not invalidate the test. As one would expect with any type of test involving sampling,a range of outcomes is likely,with the average or typical pattern being the most common,but not the only valid outcome. We would also like to point out that Part B of Section 10.26.055 (Noise Ordinance) suggests that a microphone for noise testing can be placed"within the frame of the window opening." The microphone for the interior tests at Unit 308 was located four feet from the open sliding glass door. Had it been placed in the slider window frame,it is likely that it would have caused the amount of noise measured to be higher than it was during the test conducted on March 20, and therefore further out of compliance. We request that future interior testing include a measurement within the window frame in units 308 and 214. Lastly,the write up of the interior testing results concludes by noting that if the exceedance of —the-interior-noise limits were-attributable-to-offsitetraffia-on PCH,—then"ffiu mstrutfori elements of the building exterior wall would become suspect in their ability to reduce exterior noise levels per the minimal requirements of the building code." Since noise testing is to be conducted"with windows in an open position"(Noise Level Measurement 10.26.055),the building code and the sound mitigation of the exterior walls of the building are not at issue here, and this statement has no bearing on the test results or compliance with City code. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) DISAPPEARANCE OF THE TREE HEIGHT LIMITATION IN THE 2008 PLANNED COMMUNITY DEVELOPMENT CRITERIA A matter of serious concern to Villa Balboa is the height of trees on the lower campus. Section VIII A of the Planning Community Development Criteria(PCDC), originally approved by the City in 1992,provided that"all landscaping shall conform to the building height limits established in this text." That requirement was apparently deleted from the text of the PCDC in 2008 but we find no evidence that the deletion was ever disclosed to the public or approved by the City. When the City adopted the amendments to the PCDC in 2008,the staff report included a strike outtunderline version of the PCDC showing the revisions but the removal of the limitation on tree height was not included. In fact,the City acknowledged in its 2008 staff reports that tree height was a key concern for Villa Balboa residents. Hoag also represented in 2008 that it would maintain tree heights in compliance with the PCDC restriction during the timeframe that the PCDC amendments were being considered. See City Planning Staff Report dated 1/31/08 at page 12,noting that 20 trees were removed and 50 trees trimmed to comply with the required height limits of the lower campus. See also the City Council Staff Report dated 4/16/08,p. 4,noting the trees are not to exceed the building heights and that Hoag had not been diligent in the past but stepped up the tree trimming program and expressed a commitment to staff that they will monitor heights and trim accordingly. --Without-notice to-Villa-Baibea or-the-generalpublic-regarding the-removal-of the-condition limiting tree height and with no evidence that the removal was approved by the City or the Coastal Commission,there appears to be no valid reason for the City not to require Hoag to meet the height limit requirements which affect not only the views of Villa Balboa residents but also of the members of the public using Sunset View Park. Villa Balboa respectfully requests that the City of Newport Beach provide a detailed and fully documented description of the process,including dates, times, procedures and the parties involved,by which the tree height limitation was removed from the 2008 Planned Community Development Criteria. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) HOAG'S MULTI YEAR FAILURE TO MEET THE REQUIREMENTS OF THE DEVELOPMENT AGREEMENT AS SET FORTH IN THE 2008 PLANNED COMMMUNITY DEVELOPMENT CRTITERIA: HYDROSEED WITH NATIVE GROUND COVER PLANTING,WILD FLOWERS, GRASS,AND IRRIGATION,IN AREA ADJACENT TO THE ATP BUILDING (Hoag has stated that it did Hydroseed as directed the area adjacent to the ATP Building for a period of approximately one year at which time it removed the seeding and irrigation to arrange for a large stone gravel driveway leading to the rear of the ATP Building which was and remains utilized for storage and trash purposes. This was done without any permitting by the City of Newport Beach while also in violation of the provisions of the Development Agreement as set forth in the 2008 PCDC.) REQUIREMENT-2008 PCDC,PAGE 31,AREA 13 This directive requires Hoag to Hydroseed the area adjacent to the ATP Building utilizing Hydroseed native ground cover planting with coastal wild flower and grass and irrigation. The purpose of this directive was to provide erosion/dust control and enhanced visual quality. Hoag has finally(2015)admitted that it acted improperly and has proposed a plan to address its failed compliance. The picture presented in its annual report(See picture#5 below.) shows grading that has been completed with approximately the previous six weeks. However,the picture is both deceptive and misleading in that it fails to depict the condition of the area behind --theA-T-P-Building-€or-the-past several-years-following-removalofthe-required-irrigated-------- _ --_-_. . -...------ Hydroseed. (See pictures#6 and#7 below.) Hoag's failure to follow the directives of the 2008 PCDC resulted in conditions diametrically opposed to those that were to occur utilizing the required Hydroseed. The area around the ATP Building was unattractive and unpleasant,demonstrating the appearance of an ongoing fenced construction zone. It was unsightly,partially covered with black plastic sheeting. The large gravel rock surface and vast areas of raw dirt created constant dusty conditions, blowing dirt into adjacent residential areas. Substantially elevated noise levels as trucks proceeded daily over the large gravel stone roadway that led to the area adjacent to and behind the ATP Building have been a constant source of irritation to residents of Villa Balboa and visitors to Sunset View Park. In the spirit of cooperation Villa Balboa has worked with Hoag to accommodate Hoag's request to utilize the area behind the ATP Building,immediately adjacent to the retaining wall,for storage purposes utilizing fully enclosed self-contained storage units. Hoag has agreed to blacktop a path leading to the storage area and the area adjacent to the proposed storage area. Hoag has also presented an acceptable landscape plan to Villa Balboa. Villa Balboa has agreed to this arrangement pending approval of appropriate permits from the City of Newport Beach, assuming final plans are as those shown to Villa Balboa. Villa Balboa is pleased to be able to assist Hoag in accommodating the facilitation of Hoag's ease of operations. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) c :4 Picture 45 -Hoag's 2015 Annual Report picture showing "progress" (grading) as it awaits approval of plans submitted to the City of Newport Beach to resolve compliance failures during the past approximately five years. (The grading was performed approximately six weeks ago.) Wft - Picture #6 -This is a picture that shows the appearance of the area above during the past approximately five years. Note the black plastic tarp paper that is in disarray, as well as the large areas of dirt, large gravel rocks and wood chips. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) 4 w Ii r I Picture #7 - This picture shows the area to the left of the previous two pictures. This shows the vast areas of no landscaping, multiple levels of construction-like fencing the surrounding the entire site with vast areas of large gravel work over which construction trucks drove resulting in noisy, dirty conditions for the adjacent residents immediately behind this area. Zoning Administrator— April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) THE HOAG REPORT IS INACCURATE AND MISLEADING IN ITS STATEMENTS REGARDING LOWER CAMPUS PARKING LOT LANDSCAPING-AREA 7a See-Hoag 2015 Development Agreement Annual Review,page 5, "Area 7a" (Hoag's statements wrongly narrow the scope of this issue to Area 7a,rather than including Area 7 and Area 2, as well as Area 7a, all of which are within the lower campus parking area to the west of the new Child Care Center. This parking area encompasses approximately 117,000 square feet.) The Hoag Report states, "Parking Lot Islands were complete by May,2010" This statement is false. While some parking lot islands were in place there were too few islands to accommodate the required number of trees and the islands that were installed were too small to provide space for the specified amount of plantings required(5%of the 117,000 square feet) by the PCDC. The Hoag Report also states: "Parking lot islands and the parking area had major improvements made this year as follows:" The attempt to convey benevolence is deceptive and misleading. Hoag's lower campus parking area actions were necessary to become compliant with the requirements of the _PCDC-and-to-address-its-noncompliance-dur-ing-the-previous-five-year-period,-20-10 as shown below. REFERENCE: Area 7,Area 7a and Area 2 tree requirements (2008 PCDC,p. 31,32) Number of Trees Required,Area 7, 12 flowering trees,Area 7a,23 flowering trees, Area 2, 3 trees,total required=38 flowering trees,within islands, on lower campus west parking area During the period 2010 through 2014 the total number of in island trees in this area=27 For the five year period Hoag was out of compliance with this PCDC requirement. Further,the PCDC(A6;p.24)requires that trees should be allowed to "grow and maintain their mature size without restriction. Many of the trees during the period 2010 through 2014 died and had to be replaced due to the failure to provide adequately sized surface cut-outs for the trees. For the five year period Hoag was out of compliance with this PCDC maintenance requirement(PCDC,p.24,A6). Zoning Administrator- April 30, 2015 Item No. 2a: Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) The Hoag Report also states: "6 additional 36"box trees were planted" (p. 5) False statement-the six trees were replacement trees,not additional trees. The existing trees were previously placed in cut outs that were too small to "grow and maintain their mature size without restriction,"were not fit to survive transplanting, and thus were removed and subsequently replaced. Hoag was out of compliance with PCDC requirement for a period of five years. REFERENCE: Parking areas,(2008 PCDC,page 26,E.) Required: "A minimum of 5% of the surface parking area shall be devoted to planting areas." The Hoag Report also fails to set forth the fact that the amount of plantings required in the lower campus parking area(4%of the 117,000 square feet)was significantly less than that established in the PCDC (5%)thus necessitating the addition of approximately 1,200 square feet of additional plantings or a required increase of 25%. Both Hoag and Villa Balboa consultant,Bemus Landscape, Inc.measurements were in agreement that the planting areas within the 117,000 square foot lower campus west parking area comprised approximately 4%of the area,requiring a 25%increase to reach the minimum requirement for an adequate level of plantings as specified in the PCDC. Eor-the-fivey-ear--period,X-0---2014,-Hoagwas-ont-of-compliance-with-this-PCDC----- -" --"—" requirement. Hoag's portrayal of its new construction activities in the lower campus parking area as a gracious act of.installing"major improvements" is deceptive and non transparent as it fails to fully disclose that it was required to do so by virtue of the PCDC and that it had previously been noncompliant. Preceding the implementation of the required expansion of the number of trees, additional plantings and larger cut outs in the lower campus parking areas Villa Balboa,with its landscape consultant,Bemus Landscape, Inc.,met with Hoag and its landscape consultant, Bill Rabben,to explore plans for the remediation of the 117,000 square foot lower campus parking area During the course of several meetings Villa Balboa and Hoag were able to reach an agreement in a mostly harmonious manner that resulted in the completion of the landscaping project to the reasonable satisfaction of Villa Balboa and Hoag. Villa Balboa was pleased to be able to work with Hoag on this project resulting in a significant upgrade of the landscaped lower campus parking area. To: ZONING ADMINISTRATOR Subject: ADDITIONAL MATERIALS RECEIVED Zoning Administrator—April 30, 2015 Item No. 2b:Additional Materials Received Annual Review of Development Agreement for Hoag Memorial Hospital Presbyterian (PA2009-064) From: Brooks, Cary rmailto:cary.brooks@hoaa.oral Sent: Wednesday, April 29, 2015 4:53 PM To: Ung, Rosalinh Cc: Smith, Sandy; cora@aovsol.com Subject: Annual Review of Development Agreement for Hoag Memorial Presbyterian (PA 2009-064) - scheduled for 4/30/15 Rosalinh, Hoag respectfully requests a continuance of this hearing to Thursday, May 14th. Cary Brooks Sr. Project Manager Real Estate Facilities Construction Operations (REFCO) Hoag Memorial Hospital Presbyterian 510 Superior Ave., Ste. 290 Newport Beach, CA 92663 949-7644496 (direct) 949-254-1933 (cell) 949-7644466 (fax) cary.brooksCa)hoaa.ora Please note that the information contained in this message and any files transmitted with it are privileged and confidential and are protected from disclosure under the law, including the Health Insurance Portability and Accountability Act (HIPAA). If the reader of this message is not the intended recipient, or an employee or agent responsible for delivering this message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited and may subject you to criminal or civil penalties. If you have received this communication in error,please notify the sender by replying to the message and delete the material from any computer. Thank you, Hoag Memorial Hospital Presbyterian and its Affiliates 1