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HomeMy WebLinkAbout2016-06-14 - AGENDA REPORTS - HENRY MAYO HOSPTIAL PLAN (2)Agenda Item: I M PUBLIC HEARINGS CITY OF SANTA CLARITA PLANNING COMMISSION AGENDA REPORT PLANNING MANAGER APPROVAL: DATE: May 3, 2016 SUBJECT: Master Case 16-007 - Henry Mayo Newhall Hospital Specific Plan APPLICANT: Henry Mayo Newhall Hospital and HCN G&L Valencia Sub, LLC LOCATION: The project site is located along the west side of McBean Parkway between Orchard Village Road and Avenida Navarre. (APN: 2861-073- 010, 2861-073-011, 2861-073-012, and 2861-073-013) CASEPLANNER: Patrick Leclair RECOMMENDED ACTION Staff recommends the Planning Commission: 1) Open the public hearing; 2) Receive testimony from the public; and 3) Adopt Resolution P16-07, recommending that the City Council adopt an addendum to the certified HMNH Master Plan Final Environmental Impact Report and approve Master Case No. 16-007, including General Plan Amendment 16-001, Zone Change 16-001, Specific Plan 16-001, along with modifications to the approved HMNH Master Plan 04-022 and Development Agreement 06-001. REQUEST The applicant is requesting a Zone Change and General Plan Amendment to change the General Plan land use designation and zoning on the Henry Mayo Newhall Hospital (HN4NH) campus from Public/Institutional (PI) to Specific Plan (SP), to approve a Specific Plan for the HMNH campus, along with a request to modify the approved HN4NH Master Plan and Development Agreement to allow for an increase in the approved building square footage by 30,566 square feet to a total of 698,000 square feet, and allow for the relocation of the Helipad to the northwest corner of the Inpatient Building. The request for the additional square footage and Helipad relocation is a result of the improvements required for all hospitals by the California Building Standards Code and Federal Aviation Administration requirements enacted after the approval of the 2008 Master Plan and Development Agreement. Page I The following is a summary of the physical changes that are proposed to the HMNH Campus as a result of the preparation of the proposed Specific Plan and associated amendments to the 2008 HMNH Master Plan and Development Agreement: A 30,566 square -foot increase in the HMNH campus from 667,434 square feet to a total of 698,000 square feet resulting from the following: * 36,966 square -foot increase in the Inpatient Building from 125,363 square feet to 162,329 square feet. * 6,400 square -foot reduction in the Central Plant area from 10,000 square feet to 3,600 square feet. HNINH anticipates a redistribution of the 368 beds on the HNINH campus. The total number of beds will not exceed 368 as approved in the Master Plan and Development Agreement. While the distribution is anticipated to be as follows, the number of beds in each building may change as the needs of HNINH evolve: o 23 beds to be relocated from the Main Hospital leaving a total of 116 beds in the Main Hospital. • Relocation of 22 beds to the Inpatient Building for a total of 142 beds in the Inpatient Building. • Relocation of I bed to the Nursing Pavilion for a total of I 10 beds in the Nursing Pavilion. • Relocation of the Helipad from the southeast corner of the Inpatient Building roof to the northwest corner of the Inpatient Building roof, • Construction of an additional Caesarian Section operating room for the Obstetrical Services Unit. • No change in the square footage for the approved Medical Office Buildings. • No change in total beds (368 beds) on the HMNH campus. • No change in the 2,231 parking stalls provided on the project site. • No change in the 15 -year term of the Master Plan and Development Agreement is proposed. The Master Plan and Development Agreement will expire in 2023 as originally approved. BACKGROUND On November 19, 2008, the City Council certified the Final Environmental Impact Report (FEIR) and approved Master Case 04-325 including the Master Plan and Development Agreement for the Henry Mayo Newhall Hospital (HMNH). The second reading of the ordinance for the Development Agreement occurred on December 9, 2008. 2008 HM.VH Vlaster Plan Approval The approved HMNMH Master Plan includes the following elements: New Hospital & Medical Office Buildings 1. INPATIENT BUILDING: A 125,363 square -foot, 120 -bed Inpatient Building located in the central portion of the campus. This building would measure 85 feet in height to the Page 2 top of the parapet and 100 feet in height to the top of the windsock and elevator shaft. This building also includes a rooftop Helipad and Loading Dock. (The Loading Dock is currently under construction.) 2. MEDICAL OFFICE BUILDING I (MOB 1): An 80,000 square -foot medical office building measuring 45.5 feet in height to the top of the parapet and 51.5 feet to the top of the screen and roof. (This building has been completed and is occupied) -foot medical office 3 MEDICAL OFFICE BUILDING 2 (MOB2): A 60,000 square building measuring 45.5 feet to the top of the parapet and 51.5 feet to the top of the screen and roof access. (No action taken to date.) 4, MEDICAL OFFICE BUILDING 3 (MOB3): A 60,000 square -foot medical office building measuring 45.5 feet to the top of the parapet and 51.5 feet to the top of the screen and roof access. (No action taken to date.) 5. CENTRAL PLANT: A 10,000 square -foot Central Plant building measuring 26 feet in height to provide support services to the proposed Inpatient Building. (Revisions to the Central Plant have been approved and are under construction.) Parking Structures PARKING STRUCTURE I (PSI): A six -level (five levels above ground with one subterranean level), 750 -space parking structure along the McBean Parkway frontage at Avenida Navarre, measuring 47 feet to the top of the parapet, 49.5 feet to the top of the parking lot lights, and 60.5 feet to the top of the windsock. This parking structure also includes a rooftop Helipad. (This structure has been completed and is currently in use.) 2. PARKING STRUCTURE 2 (PS2): A six -level (five levels above ground with one subterranean level), 579 -space parking structure in the northwestern portion of the campus measuring 47 feet to the top of the parapet and 49.5 feet to the top of the parking lot lights, (No action taken to date.) PARKING STRUCTURE 3 (PS' )): A four -level (three levels above ground with one subterranean level), 278 -space parking structure in the northwestern corner of the campus, measuring 27 feet to the top of the parapet, and 30 feet to the top of the parking lot lights. (No action taken to date.) 4. PARKING STRUCTURE 4 (PS4): A three-level (two subterranean levels and one surface level), 316 -space parking structure is located along McBean Parkway at the intersection of McBean Parkway and Orchard Village Road, (This structure has been completed and is currently in use. Per the Master Plan, parking in this structure was increased to 352 stalls at buildout.) Additional Master Plan Components 1. Add nine new beds in the Nursing Pavilion building. (This component has not been Page 3 completed.) 2, Demolish the 8,000 square -foot Foundation Building to accommodate MOB3. (This component has not been completed) 3. Provide Helipads on the rooftop of PSI and the Inpatient Bu Wing (This component has been partially completed with the construction qf the Helipad on the rooftop of PSI.) 4. Provide right turn pockets and modify traffic signals along the McBean Parkway project frontage. (This component has been completed) 5. Reconfigure 9,770 square feet of current administration space in the existing Main Hospital building to accommodate 18 additional new Intensive Care Unit (ICU) beds. The current hospital administrative functions would move to space within MOB 1. (This component has been completed) 6. Export up to 93,293 cubic yards of dirt associated with subsurface excavation for the Inpatient Building and parking structures 1, 2, 3, and 4 over the life of the project. (This component has been partially completed during the construction of PSI, PS4, and MOB].) 7. Dedicate a minimum of 58 feet of public right-of-way from the centerline along the project frontage, plus additional right-of-way dedication to accommodate a new right - turn lane from eastbound McBean Parkway to southbound Orchard Village Road to address future traffic conditions. (This component has been completed) Additional Development Agreement Components 1. Provide five payments of $50,000 for a total of $250,000 to the City for a future Transitional Care Unit. (This component has been completed.) 2. Provide a direct payment to the City of $500,000 in five years for future McBean Parkway realignment improvements. (This component has been completed) 3. Provide additional right-of-way dedication and specific roadway improvements for the future McBean Parkway realignment. (The dedication is completed and the improvements have been partially completedfor the portion of the property along McBean Parkway northleast of Old Orchard Road to Avenida Navarre.) 4. Provide a number of community healthcare amenities including: • A 50% increase in the number of beds in the ICU, for a total of 18 beds. (This component has been completed) • Establish a Neonatal Intensive Care Unit (NICU) to address the needs of high- risk pregnancies and infants. (This component has been completed) • One large cardiac operating suite was made operational in the existing hospital. This also included an upgrade to the post-surgical care facility. (This component has been completed) Page 4 A new expanded campus educational and training facility, which is utilized by both hospital staff and the community. (This component has been completed and opened with MOBL) 5, A number of healthcare amenities would be incorporated into the Inpatient Building as described in the Proposed Building Expansion section of this report. 2015 Amendments - Withdrawn In July 2015, a public hearing was scheduled before the Planning Commission to discuss possible amendments to the approved 2008 HMNH Master Plan and Development Agreement (Master Case 15-077). The amendments included an increase size of the approved Inpatient Building to be consistent with the requirements of the California Building Standards Code regarding the construction of hospital facilities in California, along with construction of the Loading Dock, and Central Plant improvements approved under the 2008 Master Plan. Subsequent to noticing the project for hearing, a preferred alternative was identified that included the creation of a Specific Plan for the HMNH campus in addition to the modifications to the approved HMNH Master Plan and Development Agreement. The project was withdrawn and no public hearing was conducted. The Loading Dock and revised Central Plant are currently under construction as they comply with the Master Plan and Development Agreement. However, the Inpatient Building has not begun construction pending the action associated with the proposed proj ect. Ownership ofMedical Of ,fice Buildings In 2015, the ownership of the medical office buildings and a portion of surrounding parking areas transferred from G&L Realty to a new entity named HCN G&L Valencia Sub, LLC. This change of ownership was in conformance with the provisions of the Development Agreement and this change is reflected in the proposed amendment to the Master Plan and Development Agreement. PROJECT DESCRIPTION/ENTITLEMENTS On January 21, 2016, an application (Master Case 16-007) was filed by HMNH to allow for the creation of a Specific Plan for the Henry Mayo Newhall Hospital property. The project further included amendments to the 2008 Master Plan and Development Agreement to keep these documents consistent with the proposed Specific Plan. The following entitlements are requested with Master Case 16-007: • General Plan Amendment (GPA) - The applicant is requesting to change the General Plan land use designation from Public/Institutional (PI) to Specific Plan (SP) to allow for the creation of a Specific Plan on the project site. • Zone Change (ZQ - The applicant is requesting to change the zoning of the project site from Public/Institutional (PI) to Specific Plan (SP) to correspond to the General Plan and allow for the creation of a Specific Plan on the project site. • Specific Plan (SP) - The applicant is requesting the approval of a Specific Plan that would allow for minor modifications to the approved Master Plan and Development Page 5 Agreement to keep the HNINH consistent with State requirements adopted after the approval of the HNINH Master Plan in 2008, as well as to facilitate the creation of a new Caesarian Section operating room. In addition, the Helipad is proposed to be relocated from the southeast corner, to the northwest corner of the roof of the Inpatient Building to comply with Federal Aviation Administration and State required airspace obstruction clearance criteria in order to allow for the direct elevator transport from the Helipad to the emergency room. The Master Plan and Development Agreement have been incorporated into the proposed Specific Plan as Appendices, along with the associated modifications relative to the allowances under the Specific Plan, to ensure the development parameters previously approved by the City Council remain in full effect. Amendment to the 2008 HMNH Master Plan (MP# 04-022) - The first amendment to the 2008 HMNH Master Plan is proposed with this project to ensure the Master Plan is consistent with the development parameters associated with the proposed Specific Plan. No modification is proposed to the timeline approved by the City Council, giving the Master Plan a 15 -year life through 2023 as originally approved and executed. Amendment to the 2008 HMNH Development Agreement (DA# 06-001) - The first amendment to the 2008 HMNH Development Agreement is proposed with this project to ensure the Development Agreement is consistent with the development parameters associated with the proposed Specific Plan. No modification is proposed to the timeline approved by the City Council, giving the Development Agreement a 15 -year life through 2023 as originally approved and executed. GENERAL PLANNING AND ZONING CONSISTENCY The Zoning and General Plan land use designation for the project site is Public/Institutional (PI). The P/I designation "...identifies lands in the Planning Area that are used for various types of public or/and community serving facilities owned and operated by public agencies, special districts, non-profit organizations and other entities. Allowable uses include: civic and governmental offices, public works yards, public or private schools, libraries, day care centers, hospitals, airports and supporting medical facilities, museums, fire stations, police stations, landfills, and prisons" (Santa Clarita General Plan). The applicant is proposing to change the Zoning and General Plan land use designation to Specific Plan (SP), to correspond with the Specific Plan proposed for adoption at this time. The Henry Mayo Newhall Hospital Specific Plan will allow for the development of the Master Plan and Development Agreement approved by the City Council in 2008, along with the proposed increase in building square -footage as a result of new California Building Standards Codes that apply to all hospitals and the proposed addition of a new Caesarian Section operating room. Appendix C of the attached HNINH Specific Plan details the consistency of the proposed project with the General Plan, including a detailed discussion of the provisions of various elements of the General Plan including the Land Use Element, Circulation Element, Noise Element, Open Space and Conservation Element, and Safety Element. ANALYSIS ,�pec�fic Plan Design Page 6 The Specific Plan establishes the development plans, infrastructure plans, development regulations, design guidelines, and implementation program for the development of the HNINH campus. The Specific Plan is broken down into six sections as follows: 1. Introduction - This section provides background information on the purpose of the Specific Plan, the current setting and site characteristics, and the compliance with the Unified Development Code, General Plan, and California Environmental Quality Act (CEQA). 2. Development Plan - This section provides the development parameters for the buildout of the HNINH campus, incorporating the proposed site plan, circulation plan, and landscape plan for the HNINH campus. This section provides information on the proposed increase in square -footage, as well as providing justification for the proposed increase. 3. Infrastructure Development Plan - This section provides information on the infrastructure needs for the campus and identifies how the needs for drainage/water quality will be addressed, along with the water, wastewater, and utilities will service the proj ect. 4. Development Reaulations - This section provides development parameters for development within the proposed Specific Plan zone. It prescribes the development regulations, permitted uses, signage requirements, as well as the parameters for the construction of walls within the Specific Plan. 5. Design Guidelines - This section provides the architectural style for all buildings, signs, and fences and walls within the Specific Plan. This section also provides landscape guidelines within the plan area. 6. Implementation - This section provides information on how the plan will be implemented and how any amendments will occur under the Specific Plan. Proposed Building Expansion In 2008, when the Master Plan was prepared, HMNH included a request for a 125,363 square - foot Inpatient Building. Since actual plans had yet to be prepared for the Inpatient Building, the applicant's architect included a best -educated estimate on the amount of square footage needed. Subsequent to the approval of the 2008 Master Plan, a number of issues have come up that require an adjustment to the square footage from the originally envisioned Inpatient Building by 3 30,566 square feet. First, an update to the California Building Standards Code required changes to accommodate additional eight -foot wide exiting corridors, and upgrades to the food handling and storage facilities. In addition, healthcare amenities incorporated into the Inpatient Building include: 1) a new Obstetric Services Unit that will replace the existing Women's Services Unit will include seven labor, delivery, and recovery rooms, two Caesarian section surgical suites, and 22 post-partum/ante parturn private patient rooms; 2) one additional Caesarian Section operating room to increase the total operating rooms to seven; and 3) new post-surgical care facilities will be provided as part of the new surgical suites but no new beds over and above that previously approved. Lastly, a portion of the mechanical equipment originally anticipated to be located within the Central Plant area has been shifted to the Inpatient Building. This allows the Central Plant to be downsized from 10,000 square feet to 3,600 square feet, a 6,400 square -foot reduction. Page 7 The majority of the increased square footage (35,147 square feet) would occur within the basement, first and second floors with a minimal increase on the top three floors, The increased square footage would be in an infill area and located adjacent to the enclosed corridor that connects the nursing pavilion to the main hospital. In conformance with the approved Master Plan and Development Agreement, the Inpatient Building would include an additional 120 new beds, as well as the relocation of 22 additional beds from the HMNH building to the Inpatient Building. The total number of beds will not exceed the '168 beds approved under the 2008 Master Plan for the campus. In addition, this proposal does not include an increase to the overall height of the Inpatient Building of 100 feet, as approved in the Master Plan. In summary, incorporating the above improvements into the Inpatient Building resulted in a 3 36,966 square -foot expansion to the Inpatient Building over the originally envisioned building. With the decrease in the Central Plant by 6,400 square feet, the total increase in the building square footage under the HNINH Specific Plan is 30,566 square feet. Therefore, the HNINH campus will total 698,000 square feet with the approval and buildout of the Specific Plan. With the approval of the Specific Plan, along with the revisions to the Master Plan and Development Agreement, the proposed building expansion will be consistent with the City's General Plan and Unified Development Code. Changes to the buildout of the HMNH campus would need to be evaluated to determine consistency with the Specific Plan, Master Plan, and Development Agreement, and could require revisions to each of these documents to be approved by the City Council. Helipad The approved 2008 Master Plan included a Helipad on the southeasterly portion of the roof of the Inpatient Building. This was intended to be the ultimate location of the Helipad and the existing Helipad on PSI would only be used in times of a City -declared emergency or in the event that the primary Helipad was out of commission. The FEIR analyzed the noise impacts for the Inpatient Building Helipad at a location of 240 feet from the nearest residential unit. This measurement corresponds to the location of the closest exterior wall of the Inpatient Building to the nearest residential unit since the ultimate location of the Helipad on the rooftop had not been finalized. By using the 240 -foot measurement in the FEIR noise analysis, a worst-case scenario was utilized to determine that impacts of the project. The Helipad is proposed to be relocated to the northwesterly portion of the roof of the Inpatient Building. it would be approximately 100 feet northwest from its location on the approved Master Plan. This relocation is being requested to allow for the functionality of getting the patient from the Helipad to the emergency room via an elevator in the most direct route while still maintaining compliance with the accessibility requirements of the building code. The original location of the Helipad placed the elevator shaft in the flight path for the old Helipad location. In order to keep the flightpath the same as approved in the Master Plan and the associated FEIR, the Helipad is proposed for relocation. The relocation of the Helipad will not encroach into the �,worst-case" scenario analyzed in the certified FEIR as the relocation of the Helipad will remain beyond the 240 feet from the nearest residential unit. No further modifications to the Helipad are proposed at this time that will increase the frequency of flights to or from the HMNH. Page 8 Parking The 2008 HNINH Master Plan and Development Agreement identified code required parking totaling 2,204 parking stalls, while 2,231 parking stalls were provided on the approved site plan. The required parking stalls were based on the number of beds in the hospital being expanded to a total of 368 beds, along with the anticipated buildout of the individual medical office buildings. The proposed expansion due to State requirements and the added health care amenities will not result in additional parking demand as the changes do not impact the number of beds in the hospital, nor does it increase the overall medical office space on the HNINH campus. The expansion of 30,566 square feet is for accessory building areas to the Inpatient Building that does not impact code required parking, Further, the parking provided on the project site is unchanged with the Specific Plan at 2,231 stalls. MASTER PLAN AND DEVELOPMENT AGREEMENT AMENDMENTS Based on the increase in building area required by the State, as well as the additional Caesarian Section room, the Master Plan and Development Agreement have been revised as follows: • The Master Plan site plan is modified to include the larger Inpatient Building, the reduced Central Plant, and the relocation of the Helipad. • The Master Plan Conditions of Approval are modified to reflect the change in square footage, including the requirement for additional Bridge and Thoroughfare fees. • The Development Agreement is modified to include the larger Inpatient Building and reduced Central Plant. • The Master Plan and Development Agreement has been revised to recognize the new party to the development agreement, HCN G&L Valencia Sub, LLC, who recently purchased the medical office property. With the approval of the Specific Plan, along with the proposed amendments to the Master Plan and Development Agreement, the buildout of the HNINH campus will be consistent with the entitlements issued for the HMNH campus. While these modifications address the total buildout of the HMNH campus, no modification to the duration of the Master Plan and Development Agreement is approved with this request. The Master Plan and Development Agreement will expire in 2023, unless an extension to the Master Plan and Development Agreement is approved prior to expiration. ENVIRONMENTAL A Final Environmental Impact Report (FEIR) was certified by the City Council in November of 2008 for the HNINH Master Plan project (Master Case 04-325) in accordance with the California Environmental Quality Act (CEQA). In compliance with CEQA, an addendum was prepared for the proposed HMNH Specific Plan project. The addendum prepared for the project included an update to the FEIR's traffic study as a result of the changes to the project. The addendum found that there are no new impacts as a result of the proposed HMNH Specific Plan. The addendum is attached to this report as Appendix D to the Specific Plan. Page 9 NQTlCfNG All notices required by law were completed which consisted of a legal notice in The Signal newspaper on April 12, 2016, a mailing to all property owners within 1,000 feet of the project site, as well as two signs placed on the project site: one at the Old Orchard Road entrance to the I IMNI-I campus, and one at the Avenida Navarre entrance to tile HMNI I campus. As ofthe writing of this staff report, staff has received no correspondence from the community. ATTACHMENTS Vicinity Map Resolution P 16-07 "DRAFT" Henry Mayo Newhall Specific Plan with Appendices Planning Commission Notice of Public Hearing Page 10 RESOLUTION NO. P16-07 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA RECOMMENDING THE CITY COUNCIL ADOPT AN ADDENDUM TO THE CERTIFIED HENRY MAYO NEWHALL HOSPITAL MASTER PLAN FINAL ENVIRONMENTAL IMPACT REPORT AND APPROVE MASTER CASE 16-007 TO ALLOW FOR A ZONE CHANGE AND GENERAL PLAN AMENDMENT TO CHANGE THE ZONING ON THE PROJECT SITE FROM PUBLICANSTITUTIONAL (PI) TO SPECIFIC PLAN (SP), TO ADOPT A SPECIFIC PLAN, AND APPROVE AMENDMENTS TO THE HENRY MAYO NEWHALL HOSPITAL MASTER PLAN AND DEVELOPMENT AGREEMENT LOCATED AT THE INTERSECTION OF MCBEAN PARKWAY AND ORCHARD VILLAGE ROAD IN THE VALENCIA COMMUNITY IN THE CITY OF SANTA CLARITA. THE PLANNING COMMISSION OF THE CITY OF SANTA CLARITA DOES HEREBY RESOLVE AS FOLLOWS: SECTION 1. FINDINGS OF FACT. The Planning Commission recommends that the City Council hereby make the following findings of fact: a. On November 19, 2008, the City Council adopted Resolution 08-101, certifying the Final Environmental Impact Report (FEIR) prepared for Master Case 04-325 (SCH#2004111149) for the Henry Mayo Newhall Hospital (HNINH) Master Plan project. The certified FEIR evaluated the development of the Master Plan which included an increase of existing square footage of the hospital campus from 340,071 square feet to 667,434 square feet, a 327,363 net square -foot increase that incorporated the following components: New Hospital & Medical Qf ,fice Buildings INPATIENT BUILDING - A 125,363 square -foot, 120 -bed Inpatient Building located in the central portion of the campus. This building would be 85 feet in height to the top of the parapet and 100 feet in height to the top of the wind sock and elevator shaft. This building would also include a rooftop helipad. MEDICAL OFFICE BUILDING I (MOBI) - A 80,000 square -foot medical office building along the McBean Parkway frontage, east of the main hospital entrance from McBean Parkway. This building would be 45.5 feet in height to the top of the parapet and 51.5 feet to the top of the screen and roof access. MEDICAL OFFICE BUILDING 2 (MOB2) - A 60,000 square -foot medical office building along the western portion of the campus along the existing ring road. This building would be 45.5 feet to the top of the parapet and 51.5 feet to the top of the screen and roof access. MEDICAL OFFICE BUILDING 3 (MOB3) - A 60,000 square -foot medical office Resolution P 16-07 Master Case 16-007 May 3, 2016 Page 2 of 10 building along the westerly portion of the campus along the existing ring road. This building would be 45.5 feet to the top of the parapet and 51.5 feet to the top of the screen and roof access, CENTRAL PLANT — A 10,000 square -foot Central Plant facility located within the central portion of the campus adjacent to the Inpatient Building. This building would be 26 feet in height. Parking Structures PARKING STRUCTURE I (PSI) - A 750 -space parking structure along the McBean Parkway frontage at Avenida Navarre. The structure height would be 47 feet to the top of the parapet, 49.5 feet to the top of the parking lot lights, and 60,5 feet to the top of the wind sock. This parking structure would also include a rooftop helipad. PARKING STRUCTURE 2 (PS2) - A 579 -space parking structure in the northwestern portion of the campus. The structure height would be 47 feet to the top of the parapet and 49.5 feet to the top of the parking lot lights PARKING STRUCTURE 3) (PS3) - A 278 -space parking structure in the northwestern corner of the campus. The structure height would be 27 feet to the top of the parapet, and 30 feet to the top of the parking lot lights PARKING STRUCTURE 4 (PS4) - A 316 -space parking structure to be located along McBean Parkway just east of the main campus entry. The structure would be fully subterranean, with at -grade parking at the top level of the structure and an elevator/stairwell projection for pedestrian access at the surface. Initially, the area proposed for PS4 would be improved as a 71 -space surface parking lot as part of the construction of MOBI. The construction of PS4 would occur as part of the future Master Plan improvements to meet on-site parking requirements. Other HMNH Campus Modifications 1. Add nine new beds in the Nursing Pavilion building. 2. Demolish the 8,000 square -foot Foundation Building. 3. Provide a helipad on the rooftop of both PSI and the Inpatient Building. 4. Provide right turn pockets and modify traffic signals along the McBean Parkway project frontage. 5. Reconfigure 9,770 square feet of current administration space in the existing Hospital Building to accommodate 18 additional new intensive care unit beds. The current hospital administrative functions would move to space within MOB I. Resolution P 16-07 Master Case 16-007 May 3, 2016 Page 3 of 10 6. Export up to 93,293 cubic yards of dirt associated with subsurface excavation for the Inpatient Building and Parking Structures 1, 2, 3, and 4. 7. Dedicate a minimum of 58 feet of public right-of-way from the centerline along the project frontage plus additional right-of-way dedication to accommodate a new right - turn lane from eastbound McBean Parkway to southbound Orchard Village Road to address future traffic conditions. b, On November 19, 2008, the City Council adopted Resolution 08-102, which approved Master Plan 04-022 of Master Case 04-325 for the project described above; C. On November 19, 2008, the City Council introduced Ordinance 08-17 for the approval of Development Agreement 06-001 to allow for a 15 -year build -out of the Master Plan. The second reading and adoption of Ordinance 08-17 occurred on December 9, 2008; d. Since the approval of the Master Plan, MOBI, PSI, PS4, and their associated infrastructure improvements have been built and completed. In addition, HMNH obligations required under the Development Agreement have been completed including: 1) $250,000 to the City for a future Transitional Care Unit (TCU); 2) $500,000 payment to the City for the future McBean Parkway realignment improvements; 3 )) Right-of-way dedications for the realignment of McBean Parkway; 4) Community amenities including an increase in the Intensive Care Unit beds to 18, the creation of a Neonatal Intensive Care Unit, a cardiac operating suite with a post-surgical care facility; and 5) A new expanded campus educational and training facility; e. On April 20, 2015, HMNH filed an application (Master Case 15-077) for a revision to the approved Master Plan and Development Agreement to allow for an expansion to the Inpatient Building. The project was agendized for the July 21, 2015, Planning Commission meeting. Following the notices being made for the project, an alternative process was identified and the project was withdrawn by the applicant prior to the Planning Commission meeting; f. On January 21, 2016, HMNH and HCN G&L Valencia, LLC, filed an application (Master Case 16-007) requesting a Zone Change and General Plan Amendment to change the zoning and General Plan land use designation from Public/Institutional (PI) to Specific Plan (SP), along with the approval of a Specific Plan for the HMNH campus, and amendments to the approved 2008 Master Plan and Development Agreement. Amendments to the 2008 HMNH Master Plan and Development proposed under the Specific Plan include: 1) the increase of the Inpatient Building by 36,966 square feet to accommodate revisions to the California Building Standards Code; 2) a reduction in the size of the Central Plant by 6,400 square feet by relocating services within the Inpatient Building; 3) the addition of an additional Caesarian Section operating room to accommodate the demands of the Women's Services Unit; and 4) the relocation of the approved Helipad from the front portion of the Inpatient Building to the rear portion of Resolution P 16-07 Master Case 16-007 May 3, 2016 Page 4 of 10 the Inpatient Building to provide direct elevator access between the Helipad and the emergency room in compliance with mandatory airport obstruction clearance criteria; 9. An addendum to the certified FEIR for Master Case 04-325 was prepared for Master Case 16-007 in accordance with Section 15164 of the California Environmental Quality Act (CEQA); h, Land uses surrounding the existing HNINH campus include established single-family residential neighborhoods, a church, and additional medical care facilities along McBean Parkway, a major highway in the City's Circulation Element; The application was deemed complete on February 20, 2016; j. The Planning Commission held a duly noticed public hearing on this project commencing on May 3, 2016, at, or after, 7:00 p.m. at City Hall, 23920 Valencia Boulevard, Santa Clarita; and k. At the hearing described above, the Planning Commission considered the staff report, staff presentation, applicant presentation, and public testimony on the proposal. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based on the foregoing facts and findings, the Planning Commission recommends that the City Council find as follows: a. The HNINH Master Plan project was considered under the FEIR prepared for Master Case 04-325 which was certified by the City Council on November 19, 2008; b. The HMNH Master Plan FEIR identified unavoidable significant project -specific and cumulative impacts in four areas and are summarized below: I . Air Quality: Generates significant and unavoidable short-term construction -related air quality impacts for PMIO and PM2.5 for both the project and cumulative development. 2. Global Climate Change: Contributes to a significant and unavoidable impact on global climate change due to cumulative greenhouse gas emissions from vehicle exhaust. 3. Noise: Short-term impacts during construction associated with excavation, grading and erecting of buildings onsite during construction of the project. 4. Solid Waste: Project -level and cumulative impacts for both construction and operations associated with sending more solid waste to Los Angeles County landfills, further limiting their finite capacities. Resolution P 16-07 Master Case 16-007 May 3, 2016 Page 5 of 10 C. Statement of Overriding Considerations (SOCs) were adopted by the City Council as part of the HNINH Master Plan project based upon the environmental impacts identified within the certified FEIR. The SOCs provided clear and substantial benefits that were cited by the City Council in approving Development Agreement 06-001. They are summarized below: The approved HNINH Master Plan project will provide needed hospital facilities, including both inpatient and outpatient services to help meet medical service needs of the Santa Clarita Valley as the population continues to increase. The expansion would allow for additional hospital beds, additional technologies and medical service capabilities and specialties such as Centers of Excellence, as defined in Section 4.7.3 of the Development Agreement, and would accommodate an increase in the number of physician offices available onsite. 2. The approved HMNH Master Plan would allow the development of new, needed medical services in cardiac care, neonatal and high risk pregnancy care, intensive care, and surgical care. 3. The approved HN4NH Master Plan would improve the community's readiness for disaster by adding two rooftop Helipads and adding capability for support of other first responder agencies, increasing safety and accessibility for emergency and air transport operations. 4. The approved HMNH Master Plan project will create 571 new long-term employment opportunities in a range of professional health care employment positions, such as doctors, technicians, nurses and aides that will add to the 1,200 people currently employed by HM ­NH, creating a positive economic benefit to the community and improving the City's jobs/housing balance. 5. The approved HMMH Master Plan project will provide the City with additional right- of-way and street improvements to portions of McBean Parkway, a major highway designated in the City's Master Plan of Highway and Roadway System Map, sufficient to accommodate future intersection improvements needed to address traffic impacts beyond the 15 -year buildout timeline associated with development of the project. 6. The approved HMNH Master Plan project will provide employment opportunities and increased medical service capabilities in close proximity to Interstate 5, a major Southern California transportation corridor. 7. The approved HMNH Master Plan project would make monetary contributions for: a) the feasibility, siting and construction of a transitional care unit facility or other senior health care needs; and b) future construction of the McBean Parkway Realignment. Monetary contributions shall be paid in accordance with the project Development Agreement. Resolution P16-07 Master Case 16-007 May 3, 2016 Page 6 of 10 8. The approved HMNH Master Plan project provides enhanced landscaping along McBean Parkway and between the hospital campus and existing residential neighborhoods to further buffer residential units from the proposed hospital campus buildings. 9. The approved HMNH Master Plan project provides architecturally enhanced building elevations and parking structure designs compatible with the established Valencia community while upgrading the architectural quality of the existing hospital campus. 10. The approved HMI*�H Master Plan project promotes environmental sustainability in that expansion of an existing hospital campus in proximity to the people served, close to public transportation, utilizing existing infrastructure systems, locating employment opportunities and community services within walking distance of a range of housing types, adhering to energy-efficient and standard building codes, recycling, and minimizing vehicle idling through appropriate site design which are all components of sustainable development and build value in a community. d. The creation of the Specific Plan, along with the Zone Change and General Plan amendment from PI to SP, as well as the Master Plan and Development Agreement amendments were considered in the preparation of the Addendum to the certified FEIR. The Addendum to the certified FEIR determined that no additional impacts will occur as a result of the project revisions proposed under Master Case 16-007. As such, there would be no need for additional, or a modification to, the existing SOC previously adopted for the approved project by the City Council. The addendum was considered as a part of the decision making process; e. The location of the documents and other materials which constitute the record of proceedings upon which the decision of the Planning Commission is made is the Master Case 16-007 project file located within the project files within the Community Development Department is in the custody of the Director of Community Development; and f. The Planning Commission, based upon the findings set forth above, hereby recommends the City Council find the addendum proposed for this project has been prepared in compliance with CEQA. SECTION 3. GENERAL FINDINGS FOR A ZONE CHANGE, GENERAL PLAN AMENDMENT, APPROVAL OF A SPECIFIC PLAN, AND AMENDMENT TO THE MASTER PLAN AND DEVELOPMENT. Based on the foregoing facts and findings for Master Case 16-007, the Planning Commission recommends that the City Council find as follows: a, The proposal is consistent with the General Plan; The proposed project will be consistent with the General Plan as the Specific Plan would Resolution P16-07 Master Case 16-007 May 3, 2016 Page 7 of 10 allow for the historical use of the property to continue in accordance with the provisions of the Specific Plan, as well as the modification to HNINH Master Plan and Development Agreement. Appendix C of the attached IJMNH Specific Plan details the consistency of the proposed project with the General Plan, including a detailed discussion of the provisions of various elements of the General Plan including the Land Use Element, Circulation Element, Noise Element, Open Space and Conservation Element, and Safety Element. Therefore, with the approval of a modification to the Development Agreement and Master Plan, the project will be consistent with the General Plan. b, The proposal is allowed within the applicable underlying zone and complies with all other applicable provisions of this code; The adoption of the Specific Plan will codify the development of the HNINH campus and the in accordance with the approved HMNH Master Plan and Development Agreement and associated amendments. Under the Specific Plan, the campus will be permitted to build to a maximum of 698,000 square feet of hospital, medical office, and support facilities and services, or a 30,566 square -foot increase in the building area originally approved under the HMNH Master Plan and Development Agreement. The expansion is required due to the changes to the California Buildings Standards Code adopted subsequent to the 2008 approval for the HMNH Master Plan and Development Agreement, as well as for the addition of a new Caesarian section operating room to keep up with community needs. In addition, the Specific Plan relocates the Helipad from the front (southeast corner), to the rear (northwest corner) of the Inpatient Building to comply with Federal Aviation Administration (FAA) and State required airspace obstruction clearance criteria and allow for direct access to the elevator between the Helipad and the emergency room. While the Helipad will be relocating, it will not be moving closer than the 240 -foot distance to the nearest residential unit analyzed in the EIR prepared for the HMNH Master Plan project and is therefore not anticipated to have any further impact to neighboring residences. With the approval of the Specific Plan, the project will comply with the zoning and codes in place on the project site. C. The proposal will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare, or be materially detrimental or injurious to the improvements, persons, property, or uses in the vicinity and zone in which the property is located; and The creation of the HNINH Specific Plan, along with the associated modifications to the HMNH Master Plan and Development Agreement would allow the addition of up to 36,966 square feet of additional building area in the Inpatient Building and a reduction in the previously approved Central Plant by up to 6,400 square feet of building area. The total addition to the building area approved under the Master Plan on the project site would be 30,566 square feet and would provide much needed services to the community. The additional building area is for compliance with the newly adopted California Building Standards code for all hospitals in California, along with an additional Caesarian section operating room to provide additional services to the Women's Services Resolution P 16-07 Master Case 16-007 May 3, 2016 Page 8 of 10 Unit. The majority of the increase in building area will be limited to the basement, and first, and second floors (35,147 square feet). These improvements are for the benefit of the community and will therefore not create a hazard or be detrimental to the surrounding community. As previously discussed, the Helipad is proposed to be relocated in closer proximity to the elevator on the roof of the Inpatient Building in keeping with requirements of the FAA and the State regarding required airspace obstruction criteria. However, the proposed location would not locate the Helipad any closer to residences than was originally analyzed in the EIR prepared for the 2008 HMNH Master Plan. Further, the relocation will not create any need for additional helicopter trips and will facilitate the trips originally analyzed in the EIR. Therefore, the proposed modifications are not anticipated to be hazardous or detrimental to the surrounding community. d. The proposal is physically suitable for the site. The fiactors related to the proposal's physical suitabilityfor the site shall include, but are not limited to, thefollowing.- 1, The design, location, shape, size, and operating characteristics are suitable for the proposed use; 2. The highways or streets that provide access to the site are of suf ficient width and are improved as necessary to carry the kind and quantity qf traffic such proposal would generate; 3. Public protection services (e.g., Fire protection, Sher f protection, etc.) are readily available; and 4. The provision of*ulilities (e.g,, potable water, schools, solid waste collection and disposal, storm drainage, wastewater collection, treatment, and disposal, etc.) is adequate to serve the site. The expansion to the Inpatient Building in the HMNH Specific Plan, along with the modifications to the HMNH Master Plan and Development Agreement will use a portion of the site previously approved for development of the Inpatient Building. Further, the project will use the existing infrastructure in accordance with the approval of the MHNH Master Plan and will only require minor grading for the expansion areas. All parking required to facilitate the Inpatient Building has been built as prescribed in the HMNH Master Plan and all site access requirements have been constructed. Further, the Specific Plan and revised HMNH Master Plan and Development agreement project is located within an area of the City that has been developed and is connected with City services including Fire and Sheriff protection, and is further connected to all necessary utilities to accommodate the proposed amendments to the HMNH Master Plan and Development Agreement. SECTION 4. ADDITIONAL FINDINGS FOR A MODIFICATION TO A DEVELOPMENT AGREEMENT. Based on the foregoing facts and findings for revisions to Development Agreement 06-001, the Planning Commission recommends that the City Council find as follows: a. The proposed development agreement complies with City zoning, subdivision, and other applicable ordinances and regulations; Resolution P 16-07 Master Case 16-007 May 3, 2016 Page 9 of 10 The modification to Development Agreement 06-001 containing the addition of 36,966 square feet to the Inpatient Building, the reduction of 6,400 square feet to the Central Plant facility, and relocation of the Helipad is in conformance with all applicable ordinances and regulations as indicated in Section 3 above. b. That the proposed development agreement provides,for clear and substantial public benefit to the City andlor residents along with a schedule for the benefit; and The proposed Specific Plan and associated modifications do not reduce any of the clear and substantial benefits that were cited by the City Council in approving Development Agreement 06-001. The additional hospital square footage, including the additional operating room dedicated for Cesarean section births, is considered an additional level of public benefit. C. Any development agreement that contains a subdivision shall comply with the provisions of Government Code Section 66473.7. The proposed modifications to Development Agreement 06-001 do not contain a subdivision of land. NOW, THEREFORE, BE IT RESOLVED, by the Planning Commission of the City of Santa Clarita, California, as follows: The Planning Commission of the City of Santa Clarita recommends the City Council adopt an addendum to the certified Henry Mayo Newhall Hospital Final Environmental Impact Report and approve Master Case 16-007 to change the Zoning and General Plan land use designation from Public/Institutional (PI) to Specific Plan (SP), to approve a Specific Plan for the HN/INH hospital campus, and approve modifications to the previously approved Master Plan 04-022 and Development Agreement 06-001 to ensure consistency with the Specific Plan on the project site in the City of Santa Clarita, subject to the attached Henry Mayo Newhall Hospital Specific Plan (Exhibit "A") and the associated attachments, Resolution P16-07 Master Case 16-007 May 3, 2016 Page 10 of 10 PASSED, APPROVED, AND ADOPTED this 3 d day of May, 2016. DENNIS OSTROM PLANNING COMMISSION ATTEST: JASON CRAWFORD, SECRETARY PLANNING COMMISSION STATE OF CALIFORNIA COUNTY OF LOS ANGELES ss CITY OF SANTA CLARITA 1, Jason Crawford, Planning Commission Secretary of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the Planning Commission of the City of Santa Clarita at a regular meeting thereof, held on the 3 d day of May, 2016, by the following vote of the Planning Commission: AYES: COMMISSIONERS: NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: PLANNING COMMISSION SECRETARY SACWPLANNING DIVISION\CURREN,r\!2016\MC16-007 (HMNMI-I Specific Plan)\Planning Commission\ 16-007 PC Resolution.doc