HomeMy WebLinkAboutS26 - Hoag Memorial Hospital Presbyterian Development Agreement ReviewCITY OF NEWPORT BEACH
CITY COUNCIL STAFF REPORT
Agenda Item No. S26
June 22. 2010
TO: HONORABLE MAYOR AND MEMBERS OF THE CITY COUNCIL
FROM: Planning Department
James Campbell, Principal Planner
(949) 644 -3210 jcampbelll(acity.newport- beach.ca.us
SUBJECT: Hoag Memorial Hospital Presbyterian
Development Agreement Annual Compliance Review
1=4141011LOA111161Z
The City Council conducted a public hearing on April 27, 2010, on Hoag's compliance
with the terms of the Development Agreement. City Council determined that Hoag is in
good faith compliance with the Development Agreement with the exception of their
efforts to implement required noise mitigation at the main loading dock. Questions were
also raised about vapor plume reduction at the cogeneration plant. City Council
continued the public hearing and directed Hoag to submit a plan to address loading
dock noise mitigation within 60 days. Hoag submitted a noise mitigation plan and
information related to plume reduction for City Council review.
RECOMMENDATION
After review of the supplementary material submitted by Hoag, conduct public hearing
and continue this item to July 27, 2010, and direct Hoag to prepare and submit
additional information regarding loading dock noise mitigation and cogeneration plant
plume reduction.
DISCUSSION
1. Noise Compliance Report
Hoag's noise consultant, RS Acoustics, has prepared a comprehensive noise
compliance report with noise readings at several locations near noise generating
activities. The report concludes that Hoag is in compliance with applicable noise
limits within the Hoag Hospital Planned Community Text. Staff sent the report to
Fred Greve of Mestre Greve Associates for an independent review. Mr. Greve's
initial assessment of the report is that it is comprehensive, but there are several
areas that require clarification, and additional noise measurements may be
warranted. The City's review is on -going and staff will direct Hoag to correct any
deficiencies.
Hoag Hoapital Annual DA Compliance Review
June 22, 2010
Page 2 of 3
2. Noise Mitigation — Loading Dock
Mitigation Measure 3.4 -5 of the SEIR requires 450 square feet of sound absorbing
panels to be installed on the west facing wall of the main loading dock area. Hoag
plans to install 650 square feet of sound absorbing panels. Hoag anticipates
submitting the necessary permit applications to the Office of Statewide Health
Planning and Development (OSHPD) by June 17, 2010, with installation to
commence by the end of August 2010. Staff believes Hoag will be in good faith
compliance provided plans are submitted and installation started as anticipated.
Mitigation Measure 3.4 -6 of the SEIR requires relocation of and the construction of a
three -sided enclosure around the existing trash compactor (including a roof). The
existing cardboard bailer is required to be enclosed with a three -sided enclosure as
well. The open sides of each enclosure would face away from residents at Villa
Balboa. Rather than implementing the mitigation measure as stated, Hoag proposes
to leave the trash compactor where it is and to partially enclose it with two walls, one
of which would be comprised of the sound absorbing panels used in the construction
of the newly constructed soundwall. Hoag also proposes to install two walls made of
the same sound absorbing panels around the bailer. As now proposed, neither
enclosure would have a roof. Mr. Greve has reviewed Hoag's alternative proposal
and concluded that Hoag's proposal will not provide a level of mitigation consistent
with that required by Mitigation Measure 3.4 -6. Hoag has been directed to submit
plans that comply with Mitigation Measure 3.4 -6.
3. Noise Mitigation — Villa Balboa Window Replacement Program
Hoag is obligated through approval of the Master Plan Update and a settlement
agreement with Villa Balboa to provide a window replacement program for 18
condominium units located at 260 Cagney Lane. On May 24, 2010, Hoag sent letters
to the owners of the affected units by certified mail informing them of the program
providing owners with 45 days to indicate their desire to participate. Hoag will fund
the window replacement program for those owners who choose to participate. Staff
believes Hoag is acting in good faith and is in compliance.
4. Cogeneration Plant Energy Curtailment
Section 8.5 of the amended DA requires Hoag to curtail the cogeneration plant's
effective heat rejection by 33% to reduce plume formation during certain
atmospheric conditions between 7:OOAM and 7:OOPM from November 1st to April
30th of each year. Hoag installed a weather station in 2009 that allows them to
identify plume formation conditions as they occur so they can reduce cooling tower
load to reduce the cooling tower plume. As noted in the April 27, 2010, report to the
City Council, several months of weather station data was not provided to staff. Hoag
has supplied staff with the missing data and a letter from the engineer of record that
certifies that the plant has been operated in accordance with the energy curtailment
requirement. Staff has requested additional information in support of this conclusion
Hoag Hoapital Annual DA Compliance Review
June 22, 2010
Page 3 of 3
and anticipates receiving this information in advance of the hearing. An oral update
will be provided at the hearing.
Prepared By: Submitted by:
�w C e
James Campbell, Principal Pla ner David Lepo, Plannin irector
EXHIBITS
1. Hoag Hospital Development Agreement Supplement
NOAG® 0 ne Hoag Drive PO Box -610
Newport Beach (4 92658 -6100
HOSPITAL 949/764 -HOAG (4624)
www.hoaghospital.otg
June 11, 2010
Mr. James Campbell
Senior Planner
City of Newport Beach
3300 Newport Boulevard
Newport Beach, CA 92658 -8915
RECEIVED BY
PLANNING DEPARTMENT
ANN 2010
CITY OF NEWPORT BEACH
RE: Hoag Hospital — 2010 Development Agreement Annual Review Supplement
Dear Mr. Campbell:
Please find attached a supplement to Hoag's April, 2010 DA Update. As you are aware, at the April 27,
City Council hearing, Hoag agreed to provide additional information and updates on compliance with
several mitigation measures. Please let the attached documentation serve as a supplement to our
Project Status Report of March 31, 2009 through March 12, 2010.
jSincerely, I ^,
Debra Legan v
Vice President
Marketing and Corporate Communications
Cc: Sanford (Sandy) Smith
Enclosure
A NOT- FOR - PROFIT COMMUNITY HOSPITAL ACCI=I= BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS
Project Status Report
June, 2010 Supplement to
March 31, 2009 through March 12, 2010
Second Annual Review of the Development Agreement
Between the City of Newport Beach
And Hoag Memorial Hospital Presbyterian
On April 27, 2010, the Newport Beach City Council held a public hearing on Hoag Memorial Hospital
Presbyterian — Development Agreement Annual Compliance Review and determined Hoag Hospital to
be in good faith compliance with the terms of the Development Agreement except for certain conditions
and mitigation measures discussed in the public hearing.
This report has therefore been prepared as a supplement to the March 12, 2010, Second Annual Review
of the Development Agreement to provide further information requested by the staff and City Council.
Cogeneration Plant Energy Curtailment
Monthly Cogeneration Plant Reports for the months of July, August, October, November, December
2009, and January, February 2010, were attached in the March 12`h report. As a supplement to that
report, please find the reports for the months of March and April 2010, in the attached disc.
(Attachment 1)
Additionally, a memo from the Engineer of Record, Michael Trzepacz, P.E. which provides a Period
Summary report has been attached. (Attachment 1)
Mitigation Measures and PC Text Requirements
Noise — West Hoag Drive
Mitigation Measure: PDF 3.4 -1— Villa Balboa Window Installation
Please find attached (Attachment 2), copies of the 18 letters that were sent to Villa Balboa residents
providing notice of their eligibility to have windows and sliding glass door(s) in their condominiums
upgraded as part of the Noise Abatement Program being offered by Hoag. These letters were sent on
May 24, 2010 by certified mail return receipt requested and gave each owner a 45 -day period to
respond with a request to participate in the Noise Abatement Program. The eligible condominium
owners were informed that the windows and sliding glass door(s) noise attenuation improvements will
be installed by a qualified and licensed contractor retained by the Villa Balboa Community Association,
the cost of which shall be reimbursed by Hoag to the Association pursuant to the bid estimate approved
by the City of Newport Beach.
Once this 45 -day period to respond has run, Hoag will fund the window installations for those residents,
responding to the notice. Hoag is in good faith compliance with this mitigation measure and will fully
meet its obligations by funding the windows and sliding glass door(s).
a
Mitigation Measures 3.4- 2/3.4 -3
Heating, Ventilation and Air Conditioning for Ancillary Building and West Tower.
March 12, 2010 Report:
As of last year's update, Hoag had proceeded in goad faith to complete the requirements of
these mitigation measures in the following manner. The West Tower sound louvers were
installed on January 9, 2009 and were sound tested in February and met noise standards. The
Ancillary Building roof top sound wall was completed in August, 2008. The plans for the
relocation of the kitchen exhaust equipment into a mechanical enclosure for the Ancillary
Building are completed and were submitted to OSHPD on August 22, 2008 and permits were
received on March 17, 2009.
The final permit showing completion of the project by OSHPD is attached.
During this last year, Hoag finished the work required in these mitigation measures and as noted
in the above referenced noise analysis by RS Acoustics (Attachment 1), Hoag has redesigned the
kitchen exhaust fans and penthouse enclosure located on the rooftop of the ancillary building
per the requirements. With the completion of these improvements, Hoag complies with the day
time noise standards and is slightly higher by 1 dBE than the requirement in the nighttime. Once
the Sound Wall is complete, Hoag anticipates it will be in complete compliance with all noise
standards.
June. 2010 Update:
Please find attached, an updated Acoustical Study, completed on April 26, 2010, by RS Acoustics, Inc.
This study was conducted after the new sound wall along West Hoag Drive was complete. Per the study,
(see section 3.1, page 17), Hoag meets or exceeds the noise standards as set forth in the Development
Agreement and is now in full compliance with the noise requirements. (Attachment 3)
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 of the
loading dock area. The Noise -Foil panels by Industrial Acoustics or a panel with an equivalent or
better sound rating shall be used"
Per the attached sketch, labeled "Mitigation Measures, 3.4 -5 and 3.4 -6 ", Sound Panels of approximately
650 square feet ( 200 square feet more than required by the mitigation measure) made with Noise Foil
Panels will be mounted to the building, per the mitigation measure. (Attachment 4)
It is anticipated that the plans will be submitted to OSHPD by June 17, 2010, and construction will
commence by the end of August, 2010.
I
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 -sided structure. The walls shall be concrete block or similar masonry
construction. The roof shall be lightweight concrete roof or a plywood surface with concrete
tiles; a built -up roof with 5'5" of insulation on the inside would be an acceptable alternative. The
open side shall face away from the residents. Doors may be on the side of the enclosure facing
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."
This mitigation measure will be met in the following manner, per the two attached sketches, "Modified
Loading Dock Plan- June 12, 2010 ". The trash compactor area currently has one exterior louvered wall
adjacent to it. Hoag is proposing to install a modified enclosure on the two remaining exterior exposed
areas facing West Hoag Drive as follows; the front gate will be constructed with the Sound Fighter wall
materials, the north wall will be constructed with an exterior grade framed lath and plaster insulated
wall system. The baler will be partially enclosed on two sides with the Sound Fighter panels.
(Attachment 4)
The doors will be closed when the compactor is operating. The compactor and baler will be operated
between the hours of 7:00 AM and 7:00 PM.
Plans will be submitted to both the City and OSHPD within 90 days.
a
ATTACHMENT 1
FN
NOAG®
Newport Hoag Drive A 265 -610
Ncwpwt Beach CA 92658 -6100
*, 94916454600
HOSPITAL www.hoaghospital.org
June 9, 2010
Project: Cogeneration Plant Modifications
Re: 2010 Weather Station Engineering Report
Attached are the following:
1. Cooling Tower Plume Mitigation Operations Protocol
2. Cooling Tower Curtailment Reports: 11/01/09 — 04/30/10
3. Energy Management Control System, CoGen Plume Mitigation Flow Diagram
Period Summary (November 1, 2009 through April 30, 2010):
• Ongoing monitoring, trending and documentation (electronic and hard copy) of local
weather conditions including temperature, humidity, precipitation, wind speed and
direction via a solar powered weather station (installed summer 2008).
• Based on monitored weather conditions — ongoing 24/7 advance notification of operators
of pending weather conditions that may cause a plume to form.
• Ongoing Cogeneration Plant and cooling tower load curtailment and shifting in
accordance with Section 8.5 of the amended DA.
• Scheduling of Cogeneration Plant equipment maintenance periods to coincide with
November 1, 2009 through April 30, 2010 curtailment period.
• For the period of November 1, 2009 through April 30, 2010, the Cogeneration Plant's
effective heat rejection was reduced by 33 percent minimum to curtail plume formation.
Path Forward:
1. Simplify reporting and documentation to roll up into a Period Executive
Summary.
2. November 1, 2010 — April 30, 2011 period monitoring, trending and
documentation.
In conclusion the Cogeneration Plant operation is in compliance with Section 8.5 of the amended
DA for the period.
pG.
Gr -tr,>
Michael Trzepaa, P.E.
Engineer of Record
A NOT - FOR - PROFIT COMMUNITY HOSPITAL ACCREDITED BY THE JOINT COMMISSION ON ACCREDITATION OF HEALTHCARE ORGANIZATIONS
HDAG6
HOSPITAL
I E F C 0
Date: June 9, 2010
Subject: Hoag Hospital Cogeneration Plant (Co -Gen) Mitigation
Cooling Tower Plume Mitigation Operations Protocol
The procedure to react to weather condition that could result in a cooling tower plume will
include the following steps by the programmed Energy Management Control System (EMS):
1. When the EMS records and reports conditions at the Co -Gen weather station where the
Temperature (T) is less that 55 OF and Relative Humidity (RH) is greater that 55 %, the
EMS determines if the time is between 7 a.m. (07:00) and 7 p.m. (19:00).
2. If the time is outside 7 and 7, then continue monitoring T and RH.
3. If the time is inside 7 and 7 then the EMS automatically calculates heat rejection load.
4. The EMS determines if the calculated heat rejection is greater than 46.2 M BTU /hr.
5. If heat rejection is less than 46.2 M BTU /hr. then the EMS continues monitoring T and
RH.
6. If the calculated heat rejection is greater than 46.2 M BTU /hr., then the EMS
automatically alerts the operator with audible and visual alarms for heat reduction
operations.
7. The EMS automatically logs the event for auditing and reporting.
8. The EMS starts a delay timer for 15 minutes to confirm the T and RH conditions.
9. If the conditions continue then the EMS automatically alerts the operator to commence
heat rejections reduction procedures.
10. The EMS automatically calculates the reduction requirements and recommends one or a
combination of the following:
Secure steam chiller /absorber equipment.
• Redirect Chill Water (CHW) to other equipment and /or locations.
• Secure generation equipment.
11. The EMS automatically logs or trends the event and all Co -Gen equipment operations.
12. The EMS will automatically alert the operator when Co-Gen operations can return to
normal.
13. At all times the EMS continues to monitor T and RH.
Page 1 of 1
6/11/2010
R
Hoag Memorial Hospital Lower Campus Central Utility Plant
` Monitor Temp Is less than
Temp 55 degrees and RH
and RH is greater than 55M
W
N time Y
between 7
Calc Heat
am and 7
Rejection
pmt
Y
Heat
Alert
reject
46M
BTU /hR
Log event
N
Monitor
Temp
Time 15
and RH
minutes
Neat N>N
reject>
46M
t'1
REDUCE
LOAD
og
Reduction
until event
passes
Energy Management Control System
Co -Gen Plume Mitigation Flow Diagram
N
ATTACHMENT 2
m
HOAG One Hoag Drive " Boz-roo
Newpos Bea-h C.A 9zGy8 -6roo
HOSPITAL 949!'64 "0146 �4
www.lioughospiml.org
NOISE ABATEMENT PROGRAM NOTICE
MAY 24, 2010
To: Robert Pranin, No. 307
260 Cagney Lane
Newport Beach, CA 92663
PLEASE TAKE NOTICE that you, as owner of condominium unit No. 307 in the 260
Cagney Lane building, are eligible to have the windows and sliding glass door(s) in your
condominium upgraded as part of the Noise Abatement Program offered by Hoag Memorial
Hospital Presbyterian ("Hoag ").
The windows and sliding glass door(s) noise attenuation improvements will be installed
by a qualified and licensed contractor retained by the Villa Balboa Community Association, the
cost of which shall be reimbursed by Hoag to the Association pursuant to a bid estimate
approved by the City of Newport Beach. Further information concerning the implementation of
the Noise Abatement Program can be obtained from:
Pam Cooper
Villageway Management, Inc.
2 Venture, Suite 500
Irvine, CA 92618
(949) 450 -1515 ext. 209
In order to participate in the Noise Abatement Program, Owner must sign and return a
copy of this NOTICE within 45 days of receipt to:
Debra Legan
V.P., Marketing & Corporate Communications
Hoag Memorial Hospital Presbyterian
One Hoag Drive
P.O. Box 6100
Newport Beach, CA 92658 -6100.
Failure to respond to this NOTICE within said 45 -day period shall mean that Owner desires not
to participate in the Noise Abatement Program and Owner's condominium shall be eliminated.
RESPONSE TO NOTICE
Owner , No. 260 Cagney Lane hereby
elects to participate in the Noise Abatement Program.
Date: 2010
Print Name 95AM mr
Signature
f
ATTACHMENT 3
0
RS ACOUSTICS inc
15751 Beaver Run Rd., Canyon Country. CA 91387 P (661) 251 -3965 F (661) 310-3783
Consultants in Architectural Acoustics and Noise Control
ACOUSTICAL MEASUREMENT PROGRAM
TEST REPORT
HOAG MEMORIAL HOSPITAL PRESBYTERIAN
NEWPORT BEACH, CALIFORNIA
Prepared for: Hoag Memorial Hospital Presbyterian
One Hoag Road
Newport Beach, CA 92658
Prepared by: RS Acoustics Inc.
15751 Beaver Run Rd.
Canyon Country, CA 91387
Phone: (661) 251 -3965
Fax: (661) 310 -3783
Date: 26 April 2010
Report No. 010410R1
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.
CoVex P*'e...
or+.lr Is
ATTACHMENT 4
m
Mitigation Measures 3.4 -5 and 3.4-6
new sound
wall material
new sound
wall material
new sound panels
mounted to bldg.
1
U
e
Modified Loading Dock Plan
June 12, 2010
Mitigation Measures 3.4 -5 and 3.4 -6
NOW n e Ploag Drive PO Sox -610
Newport Beach G1 9265 &GI00
HOSPITAL J4917G4HOAG l.or
r��rtie.hoaghospital.nrg
r �
June 21, 2010
VIA E -MAIL
Honorable Mayor and Members of the City Council
City of Newport Beach
City Hall
3300 Newport Blvd.
Newport Beach, CA 92663 -3884
Re:
Dear Mayor and Members of the City Council:
' °RECE6U D Al-[ER AGENDA
�
PWNTED.°' Z
In accordance with the recommendation contained in the June 22, 2010 staff report
from the Planning Department to the City Council, Hoag Hospital agrees with the
recommendation to continue the hearing on the annual compliance review of the
Hoag Hospital Development Agreement to the City Council meeting on Tuesday,
July 27, 2010.
The staff report, which was not received by Hoag Hospital until late in the day on
Friday, June 18, indicates there are a number of unresolved issues which need to be
addressed as part of the annual compliance review of the Hoag Hospital
Development Agreement. The continuance of this matter to July 27 will afford the
time required by Hoag Hospital to provide the information and meet with the City
staff to resolve any outstanding issues.
Your acceptance and granting of this request for a continuance is appreciated.
Thank you,
Deb o'
Debra Legan
Vice President
Marketing & Corporate Communications
Hoag Hospital
cc: David Kiff, City Manager
Leilani Brown, City Clerk
Sanford Smith, Floag Rhl-00
A NO'I'-POWPROFn COMA(uN1'IY HOSPI'T'AL ACCRED(IT13 BY'THl JOIN COMMISSION ON ACCREDITATION OI' HF'ALTHCIRE ORGaNIZAT'.ONS