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Home My WebLink AboutPowerpoint - Cityvcm11Nuo VANTAGE. POINT I EXISTING \ P. 7 F, rowtTT rpcS' K ' - PHOTO VANTAGE. POINTS Pbt.t.1 Tw r Eap... VANTAGE POINT 2 - EXISTING VANTAGE POINT 2 - POTENTIAL BUIID40UT OF TOWER ZONE VANTAGE POINT 3 - EXISTING V�V ISVt Ib Pt �IAI ' Pr�I I]IIAI Ifl I!I��rl I i'�I Il iAtr f -k 1.(nG N 9ca 1• a b6 vv? �\ I 2 2 TOWER KEY MAP - PHOTO VANTAGE POINTS OPotential lvt f Expansion VANTAGE POINT 0 - EXISTING VANTAGE POINT I - POTENTIAL BUILD -OUT OF TOWER ZONE. ower Campus Images from 1991 El Before — x "c _W. ti EXISTING PUBLIC VIEW #6 i rah. ✓-_.. 4:Q_�►1y'� .J y �! rah. ✓-_.. 4:Q_�►1y'� .J . After P- 1 White Water View Of Bike Trail i POTENTIAL BUILD -OUT PUBLIC VIEW #b Srwrce. Model Technics. Inc. 9111Y91(CKBM())) FIGURE 4.9.11 4 90` OCEAN VIEW EXISTING PUBLIC VIEW #6 9 After Lower Campus Images from 1991 El Enhanced View 6 %too = Tnn of FnVPInnPS bike trail POTENTIAL BUILD -OUT PUBLIC VIEW #6 FIGURE 4.9.17 NEWPORT BAY VIEW 6 w y rtv • J1. I E7 7 EXISTING PUBLIC VIEW #6 1 7 Lower Campus Images from 1991 EIR"'" - After Bike Trail POTENTIAL BUILD -OUT PUBLIC VIEW #6 •..•�c. Maud lechnics, Inc. 9/ 1 1 /91(CN BR03 ) FIGURE 4.9.25 8 CATALINA VIEW 1. Approved in 1992 with current Master Plan 2. Executed in 1994 after Coastal Commission approval 3. 25 year term — expires in 2019 4. Annual compliance review required by the City Council a. Public hearing required b. Hearings conducted in 1996, 1998 & 1999 1 Major mvisruns of the Development Agreement 1. Hoag has a vested right to develop 2. Compliance required with... a. Development Agreement provisions b. Planned Community Development Plan (PC Text) C. Mitigation Measures from 1991 EIR 3. Exactions a. Dedicate and grade linear park - completed b. $250,000 for street improvements - completed C. $200,000 to study improvements to Semeniuk Slough — deemed infeasible in 1996 2 (Section 5.4 of the Development Agreement) Mitigation measure compliance of projects Post construction visual analysis a. Compare completed construction to visual impact analysis of 1991 EIR for the Master Plan 3. Wetland mitigation due to Lower Campus development a. 6 acre restoration project in Irvine successful b. Hoag has fulfilled their obligation and no future monitoring unnecessary 3 4. 5. 6. 7. 8. 9. 10 11 12 East Tower Parking Structure — completed in 2002 Original Hospital Building Upgrade — completed in 2003 Women's Pavilion — completed in 2005 James Irvine Surgery Center Addition — completed in 2005 Cogeneration Plant — completed in 2006 West Tower Renovation Project — completed 2006 Lower Campus Site Development — completed in 2008 Employee Child Care Center Relocation — completed 2008 Ancillary Building Renovation including the Emergency Care Unit Expansion - continuing rd 3 Noise - noise from ancillary building, west tower & loading dock - addressed by Master Plan Update project Lower Campus lighting - parking lot lighting to receive a change in bulbs and the lights on child care center to be replaced with shielded fixtures Modular office structure — located atop the south parking structure, exceeds height limit and the unit will be removed within 6 months 4. Tree height — trees are limited to applicable building heights. Hoag has been more aggressive in trimming 5. Cable rail fence — located north of cogeneration building, no effective solution 6. Aesthetics — complaints about insufficient landscaping to screen the Lower Campus, additional landscaping proposed with Master Plan Update project 7. Cogeneration building A Richard Mather Graphic Images 3D Campus Model Lower Campus View Imagery Upper Campus Images 101 Richard Mather Graphic Images 3D Campus Model Lower Campus View Imagery Upper Campus Images View images from 1991 EIR Compliance with mitigation measures was determined in 2002 4. Cannot require a subsequent environmental document as it is an existing facility 5. Legal challenge today of action to approve would not be timely 6. Complies with visual impact analysis for buildings prepared for the 1991 EIR — basis for mitigation measure and Development Agreement compliance finding E:3 1. Water vapor from cooling towers a. Varying vapor cloud plume forms when we have higher humidity and lower temperatures b. Common occurrence winter mornings C. Visible from Coast Highway, nearby parks and residents d. Not a significant health risk from Legionella 2. Heat plumes from engine exhaust ports a. Visual distortion when viewing through the plume b. Visible from sunset view park and Villa Balboa C. Not a significant heath risk — meets SCAQMD standards 3. Steam venting from roof of the building a. Manual or emergency pressure relief valve operation — visual issue when the plant was commissioned and does not appear to be an issue today III Option 1 and Option 2 - operational adjustments Reduce plume size and density by 15 -20% Limited effectiveness- plume reduction diminishes over time Might cost $0.5 million and will increase energy costs d. No change to the external physical plant e. Short implementation horizon 2. Option 3A — dry heat exchanger reduces evaporation a. Reduce plume by size and density by at least 50% b. Cost $6 million and will increase energy costs C. Expanded cooling tower yard near Coast Highway d. Implementation will take several years e. Noise mitigation will likely be necessary — feasibility unknown 10 3. a b c d e f. oling Td- wer-P(urme Miti0 -aU6 �cont�nued> Option 3 -1 — replace cooling towers Reduce plume size and density by at least 75 %, the highest level of plume reduction Might cost between $7.9 to $9.3 million and will increase energy costs Implementation will take several years More disruptive to plant & hospital operations Increased height of cooling tower yard near Coast Highway Noise mitigation will likely be necessary — feasibility unknown 11 Mechanical mixing to rapidly cool exhaust with ambient air with or without fan assist — might be possible with architectural and/or mechanical changes — cost unknown 2. Relocate exhaust ports from face of building at top of parapet to a less visible location — appropriate location unknown 3. Exhaust economizers to reclaim waste heat from exhaust before venting to environment — most costly 12 is considering the implementation of other operational options 2. Hoag does not support Option 3A or Option 3 -1 to mitigate the cooling tower plumes 3. Hoag does not support heat plume mitigation 13 Hoag Memorial Hospital Presbyterian Master Plan Update Application Components 1. General Plan Amendment • Transfer up to 225,000 gross square feet of building area from the Lower Campus to the Upper Campus 2. Development Agreement Amendment • Update to reflect modified building program • Provides public benefit 3. Planned Community Text Amendment • Update to reflect transfer • Modify noise standards • Comprehensive update of standards 14 Hoag Memorial Hospital Presbyterian Master Plan Update General Plan Amendment Table LU2 Anomaly .. . Anomaly Statistical Land Use Development Number Area Designation Limit (sq. ft. ) Development Limit Other Additional Information 990,349 sq. ft. Upper In no event shall the total 1,343,238 Campus combined gross floor area of 56 A3 PI both campuses exceed the 765,349 577,889 sq. ft. Lower development limit of Campus 1,343,238 sq. ft. 57 A3 W 577;889 Anomaly 57 (Lower Campus) is combined with Anomaly 56 (Upper Campus) Increases the Upper Campus by 225,000 gross square feet Maintains the existing Lower Campus limit Provides that combined development of both Campuses not exceed the current limit of 1,343,238 approved in 1992 15 Hoag Memorial Hospital Presbyterian Master Plan Update Development Agreement Amendment 1. Change reference updated Planned Community Text 2. Provides additional public benefit a. $3 million dollars $1.5 million for street /intersection improvement reimbursement ii. $1.5 million for public facility improvements b. Newport Beach to become a "point of sale" for equipment or construction materials — increases sales taxes 3. Eliminates outdated language and references 4. Maintains prohibition of amendments to General Plan to increase entitlement or building heights on the Lower Campus 16 Hoag Memorial Hospital Presbyterian Master Plan Update Planned Community Text Amendment 1. Update to reflect building area transfer consistent with the General Plan Hoag desires a change of entitlement gross floor area from Planning Commission recommendation 2. Modify noise standards a. Eliminates 55 dBA standard for rooftop mechanical b. Provides an achievable noise standard for loading dock area. 3. Soundwall between Villa Balboa and Hoag proposed 4. Comprehensive update of standards a. Uses, landscaping, signs, parking landscaping.ppt b. No change to setbacks or building heights C. Maintains closure of West Hoag Drive after 8:OOPM and before 7:OOAM except for emergency supplies 17 1 E 3 0 Hoag Memorial Hospital Presbyterian Master Plan Update Changed Noise Standard Existing 55 dBA limit is applicable to rooftop mechanical equipment or utility vaults — proposed to be eliminated Loading Dock Area (interface between Villa Balboa and Hoag) would have the following standard: Leq (15 min) 7AM -10 PM Daytime 65 dBA 10 PM -7AM Nighttime 55 dBA (5 dBA higher than the daytime & nighttime Noise Ordinance limits) This standard is achievable Noise Ordinance would apply in every other respect to the Hoag Campus IR Hoag Memorial Hospital Presbyterian Master Plan Update Noise Mitigation - Reduction 1. Mechanical upgrades to Ancillary Building and West Tower a. Rooftop parapet wall to surround equipment b. Equipment replacement /upgrades C. "Doghouse" fan relocation d. Acoustical louvers on West Tower to be installed 2. Loading dock area - enclosure of compactor, bailer and sanitizer 3. Soundwall a. 470 feet of sound absorbing wall b. Height ranges from 14 to 23 feet C. Hoag will install and maintain landscaping to buffer the wall (Villa Balboa to participate) 4. Building upgrades to 260 Cagney Ln. - window /slider upgrades, balcony barriers, wall upgrades for Cedar sided units 19 Hoag Memorial Hospital Presbyterian Master Plan Update Supplemental Environmental Impact Report Prepared ropics evaluated: — Land Use — Transportation & Circulation — Air Quality — Noise — Aesthetics 0 — Growth inducing impacts Conclusions: Impacts to Land Use, Noise and Air Quality remain or will be significant Impacts related to other topical areas are not exacerbated I we] Hoag Memorial Hospital Presbyterian Master Plan Update Conclusion 1. Application provides flexibility for Hoag to meet ever changing healthcare industry and community needs 2. Hoag believes that an additional inpatient tower in the Upper Campus is necessary, approval will allow such a project. 3. General community support for transfer of entitlement 4. Reduction in noise experienced by Villa Balboa 5. Additional public benefit through Amended DA 21 Hoag Memorial Hospital Presbyterian Master Plan Update 22 LaoYm Na pwNMptlM L�tlpMByY11 fcIWUM ��Y � �� Ouzo I EIM1a .�. �°,.`°° �.��w�= ear s� `�"'r� �m -.a �� ^s�� y� �. ��[s,M1A�� 1 /6Y Ww� M+e�.ceY ��9r ..� sb k � �pa � MY�I prY�Mn�M� .�.wr: �, .. ow e��.e rY�eO .:�� i ..� uow ...d.^.. r_....ra..Y.n.. �� ... d �.�..e.�Y.+.e i4 i �� ......,.�.. .��.�. T"`�.m. 3 �...... �..... � — —. Y..a.�, .. �„ ..�..A....�.... ♦Oev�up l�eO ^.w�� ^M��es�Y� �-A�nmR �A wa '+� MWti�� A O�wO e1 XA•V WVF `a• yT �m - t_- � ti�� +aa�pea�OO:ehlday a �� u 1�4 `� *m#e4Y w r� �O�.x.n.n m ^.�� O� �� peon �viY 'lOa��OeyYOSAWO �wn � CoIw COY 1N COnO� �YdO � �w�ee�/�as! .n I �A��Y�AU . - _. i i err � TO�- n�a�A � b Hoag Memorial Hospital Presbyterian Master Plan Update Iq• • u • • ••• •.; = .• -- V J / J fa 4%` ft HOAG LOWER CAMPUS IMPROVEMENT PLAN Hoag Memorial Hospital Presbyterian Modalar ces PACIFIC COAST HIGHWAY Background ft..M uning Watt y ,� > 8 Tall Hedge Screen Along Top of Eaislong Slope 1 d M5 Celld Cam Cmrtee F I� arc PARTIAL ELEVATION - PCH LANDSCAPE SCREEN (DRAFT) Hoag Memorial Hospital Presbyterian a..weeea. u 9 Hnan nnPmnrial Hospital Presbyterian an Update \ LEGEND \ — Falsfing Fence — Properh lMe \ * Easement Lim 18.5 High Wall \ - - - - - 28 Nigh Wall \ - - - 11'Nlgh Well G IA'Nlgh Wall \ OP XOR'. YnmO wxulmEri mexu¢'.�'mm � a:PS*.r�aaugsurle[c P ptl 1g \ aS C T65 U SOUND WALL SECTION LOCATION PLAN NGAG MEMORIAL HOSPITAL PRESBI'IEGWI 8.111, aM e N r Hoag Memorial Hospital Presbyterian Master Plan Update Concept Sketch Section Away „wrsj Wall r1. Maximum distance from Face of Curb to Centerline of Wall HOAG MEMORIAL HOSPITAL PRESBYTERIAN March 11, 2008 litabber/Herinwin d000 office 1 `e 8 1s Hoag Memorial Hospital Presbyterian Master Plan Update Proposed Replacement Trees qP 6' -6" 20'•8" Wall p Maximum distance from Face of Curb to Centerline of Wall Concept Sketch Section HOAG MEMORIAL HOSPITAL PRESBYTERIAN March 11, 2008 Rabben /Rermande goomce 1 r I ,rorr . "i "rs 0 8 16 Existing Tree Ht. Per City of Newport Beach Survey i y1 ^. I I r (\ I x.62.0 qP 6' -6" 20'•8" Wall p Maximum distance from Face of Curb to Centerline of Wall Concept Sketch Section HOAG MEMORIAL HOSPITAL PRESBYTERIAN March 11, 2008 Rabben /Rermande goomce 1 r I ,rorr . "i "rs 0 8 16 Hoag Memorial Hospital Presbyterian Master Plan Update Wall F Maximum distance from Face of Curb to Centerline of Wall Concept Sketch Section rees HOAG MEMORIAL HOSPITAL PRESBYTERIAN March 11, 2008 Rabben /1,1ermand.V011.I r1 I uxosu r nac.nmm 0 8 16 Hoag Memorial Hospital Presbyterian Master Plan Update Concept Sketch Section HOAG MEMORIAL HOSPITAL PRESBYTERIAN x( Wall Maximum distance hom Face of 1_ Q. Curb to Centerline of Wall March 11. 2008 Rabben/ Herman aes;;.ue -:e U 16 Hoag Memorial Hospital Presbyterian iWL Master Plan Update \ R' s � p) I y )0 Y Pte, 11 �1 �aa1 June 21 at 8:00 am �S Sa k June 21 at WOO am Shadow Study for Sound Wall(Summer) 6 Hoag Memorial Hospital Presbyterian Master Plan Update mad \• �L 11... p�,.., . January 21 at 0:00 am 4 Vgym,, 1 �5 January 21 at 10:00 am Shadow Study for Sound Wall(Winter) �fe x alyr 7 January 21 at 12:00 noon x alyr 7 Hoag Memorial Hospital Presbyterian Master Plan Update k .w. Apn� 1: � "t- t 1} , lid i EXISTING CONDITION n ngcNUm� o �m POTENTIAL BUILD -OUT CONDITION LEGEND F-1 sh.,. F..K.o, Shadow Analysis from ElR 142 FIGURE 4.9.25 UPPER CAMPUS SHADOW ANALYSIS EXISTING AND POTENTIAL BUILD-OUT CONDITION} EQUINOX (MARCH/SEFnEMBER 21) Hoag Memorial Hospital Presbyterian Master Plan Update T El ffl Cwrsx 1 i � Verwilkx _ �,s �, Ary+rsmenss i -s Condominiums EXISTING CONDITION 41U @CMMnI LEGEND VF-1 Shadow Emclope LSAn vn im I i 1 POTENTIAL BUILD -OUT CONDITION I FIGURE 4.9.31 Shadow Analysis from EIR 142 UPFERcAMPUssDADOWANALYsTs EXISTING AND POTENTIAL 1301 "Ur CONDITION: WINTER SOMME (DECEMBER 21) C17 Hoag Memorial Hospital Presbyterian Alk Master Plan Update 1AMW Cars YNWIW t / . La.i..ri.. lIJ�'A' �`.— CaBis. -I r EXISTING CONDITION � i irvNCN&wq f NA Sork in . mn I 1 U X,. 1- POTENTIAL BUILD-OUT CONDITION LEGEND Shadow Envelope Shadow Analysis from EIR 142 ■ FIGURE 1.9.2 UPPER CAMPUS SHADOW ANALYSIS EXIS M G AND POTENTIAL BUILD -OUT CONDITION SUMMER SOLSTICE. ()TINE 21)