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HomeMy WebLinkAbout2016-06-14 - RESOLUTIONS - HENRY MAYO MASTER PLAN (2)RESOLUTION NO. 16-35 A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, ADOPTING AN ADDENDUM TO THE CERTIFIED HENRY MAYO NEWHALL HOSPITAL MASTER PLAN FINAL ENVIRONMENTAL IMPACT REPORT AND APPROVING MASTER CASE 16-007 TO CHANGE THE GENERAL PLAN LAND USE DESIGNATION ON THE PROJECT SITE FROM PUBLICIINSTITUTIONAL TO SPECIFIC PLAN, AND APPROVING THE HENRY MAYO NEWHALL HOSPITAL SPECIFIC PLAN, ALONG WITH A FIRST AMENDMENT TO THE 2008 HENRY MAYO NEWHALL HOSPITAL MASTER PLAN WHEREAS, 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 (HMNH) 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 Office 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 1 (MOB 1) -AN 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 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 1 (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 MOB 1. The construction of PS4 would occur as part of the future Master Plan improvements to meet on-site parking requirements. Other HHNH Campus Modifications • Add nine new beds in the Nursing Pavilion building • Demolish the 8,000 square -foot Foundation Building • Provide Helipads on the rooftops of both PSI and the Inpatient Building • Provide right turn pockets and modify traffic signals along the McBean Parkway project frontage • Reconfigure 9,770 square feet of current administration space in the existing Main Hospital building to accommodate 18 additional new Intensive Care Unit beds; current hospital administrative functions would move to space within MOB 1 • 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 • 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; and WHEREAS, 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; and WHEREAS, 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; and WHEREAS, since the approval of the 2008 HMNH Master Plan, MOBl, 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, and a cardiac operating suite with a post-surgical care facility; and 5) a new expanded campus educational and training facility; and WHEREAS, on April 20, 2015, HMNH filed an application (Master Case 15-077) for a revision to the approved 2008 HMNH 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; and WHEREAS, 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 HMNH Master Plan and Development Agreement. Amendments to the 2008 HMNH Master Plan and Development Agreement 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 the Inpatient Building to provide direct elevator access between the Helipad and the Emergency Room in compliance with mandatory airport obstruction clearance; criteria; and WHEREAS, an Addendum to the certified FEIR (Addendum) for Master Case 04-325 was prepared for Master Case 16-007, in accordance with Section 15164 of the California Environmental Quality Act (CEQA); and WHEREAS, land uses surrounding the existing HMNH 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; and WHEREAS, the application was deemed complete on February 20, 2016; and WHEREAS, the Planning Commission held a duly noticed public hearing on Master Case 16-007 on May 3, 2016. At the close of the public hearing, the Planning Commission recommended the adoption of the Addendum and unanimously recommended that the City Council approve Master Case 16-007 for the HMNH Specific Plan; and WHEREAS, the City Council held a duly noticed public hearing on Master Case 16-007 on June 14, 2016; and WHEREAS, the City Council of the City of Santa Clarita has considered all evidence, oral and documentary, and is advised of the foregoing. NOW, THEREFORE, BE IT RESOLVED, that the City Council of the City of Santa Clarita, California, does hereby determine and find as follows: SECTION 1. This Resolution is hereby adopted by the City Council, adopting an Addendum to the Final Environmental Impact Report (FEIR) prepared for the 2008 HMNH Master Plan and approving Master Case 16-007 for the General Plan Amendment to change the land use designation on the project site from PI to SP, approving the HMNH Specific Plan, as well as amending the 2008 HMNH Master Plan and Development Agreement. SECTION 2. CALIFORNIA ENVIRONMENTAL QUALITY ACT FINDINGS. Based on the foregoing facts and findings, the City Council finds as follows: a. The 2008 HMNH 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 2008 HMNH Master Plan FEIR identified unavoidable significant project -specific and cumulative impacts in the four areas summarized below: 1. Air Quality: Generates significant and unavoidable short-term construction -related air quality impacts for PM 10 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. 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. C. Statement of Overriding Considerations (SOCs) were adopted by the City Council as part of the 2008 HMNH 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 as follows: The approved 2008 HMNH 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 2008 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 2008 HMNH 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 2008 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 HMNH, creating a positive economic benefit to the community and improving the City's jobs/housing balance. The approved 2008 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 proj ect. 6. The approved 2008 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 2008 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. 8. The approved 2008 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 2008 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 2008 HMNH 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 are all components of sustainable development and build value in a community. d. The creation of the HMNH Specific Plan, along with the Zone Change and General Plan amendment from PI to SP and the 2008 HMNH Master Plan and Development Agreement amendments, were considered in the preparation of the Addendum to the certified FEIR. The Addendum to the certified FEIR included an update to the traffic study prepared for the FEIR, as well as a thorough evaluation of each environmental category under CEQA, and 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; The documents and other materials which constitute the record of proceedings upon which the decision of the City Council is made is the Master Case 16-007 project file, and is located within the Community Development Department in the custody of the Director of Community Development; and f. The City Council, based upon the findings set forth above, finds the Addendum proposed for this project has been prepared in compliance with CEQA. SECTION 3. GENERAL FINDINGS FOR A GENERAL PLAN AMENDMENT AND AMENDMENT TO THE 2008 HMNH MASTER PLAN AND DEVELOPMENT AGREEMENT. Based on the foregoing facts and findings for Master Case 16-007, the City Council finds as follows: a. The proposal is consistent with the General Plan; The project proposes to change the General Plan land use designation from PI to SP as shown on the attached Exhibit A to the Resolution, as well as adopt the Specific Plan for the buildout of the HMNH campus. The project will be consistent with the General Plan, and would allow for the historical use of the property to continue in accordance with the provisions of the HMNH Specific Plan, as well as the modification to 2008 HMNH Master Plan and Development Agreement. Appendix C of the attached HMNH Specific Plan (attached as Exhibit B to the Resolution) 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 2008 HMNH Master Plan and Development Agreement, 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 HMNH Specific Plan will codify the development of the HMNH campus, and is in accordance with the approved 2008 HMNH Master Plan and Development Agreement and associated amendments. Under the HMNH 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 2008 HMNH Master Plan and Development Agreement. The expansion is required due to the changes to the California Buildings Standards Code, adopted subsequent to the approval for the 2008 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 HMNH 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 lielipad 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 2008 HMNH Master Plan project and is therefore not anticipated to have any further impact to neighboring residences. With the approval of the HMNH 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 HMNH Specific Plan, along with the associated modifications to the 2008 HMNH Master Plan and Development Agreement, would allow 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 2008 HMNH 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 Unit. The majority of the increase in building area will be limited to the basement and the first and second floors (35,147 square feet). These improvements are for the benefit of the community and will not create a hazard or be detrimental to the surrounding community. 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. 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. 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 factors related to the proposal's physical suitability for the site shall include, but are not limited to, the following: 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 sufficient width and are improved as necessary to carry the kind and quantity of traffic such proposal would generate; 3. Public protection services (e. g., Fire protection, Sheriffprotection, etc.) are readily available; and 4. The provision of utilities (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 2008 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 2008 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 2008 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 2008 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 City Council finds as follows: a. The proposed development agreement complies with City zoning, subdivision, and other applicable ordinances and regulations; 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. The proposed Development Agreement provides for clear and substantial public benefit to the City and/or residents along with a schedule for the benefit; and The proposed HMNH 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. SECTION 5. The City Clerk shall certify to the adoption of this resolution and certify this record to be a full, true, correct copy of the action taken. ATTEST: I � 7�c (P 1�'q I / (' CITY CLERK STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) ss. CITY OF SANTA CLARITA ) I, Kevin Tonoian, City Clerk of the City of Santa Clarita, do hereby certify that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita at a regular meeting thereof, held on the 14th day of June 2016, by the following vote: AYES: COUNCILMEMBERS: McLean, Boydston, Weste, Acosta, Kellar NOES: COUNCILMEMBERS: None ABSENT: COUNCILMEMBERS: None CIT CLERK 1 J 1 I _SPO .aCO `\1 U y' tea,..✓ _ o googo9 w 0 2?~W2-Ne Y Wzy �OQ 1, �� a � iR W - ! - 20 zz2 C' 2� AWN �0 C Wuj - cq IWC ctQ i n '815 _ QZ �` zZOQ ZN� r W ' ' Q ;` cI I t+ 10 jc WO O Uj - I LL7 '0 I � 3 1 ��//1 �� ," m 00 0 v z L vacs° nen w C LU Lu co �' 0 2 CL as 2{ O no02 o/ 1 ¢ O z Ui 2f CM I � W a CO �. 0- W za O O O/Q Q �` o �o a r L11 m cr ;da I H0 -0501 Wy z z W s, J VOLUME 1 OF 11 noAcm- v...r%m Henry Mayo Newhall Hospital Specific Plan Prepared for: City of Santa Clarita 23920 Valencia Blvd., Suite 300 Santa Clarita, California, 91355 Prepared by: DUDE K 38 N. Marengo Avenue Pasadena, California 91 101 MARCH 2016 1 1 1 Printed on 30% post -consumer recycled material. TABLE OF CONTENTS I Page No. 1 INTRODUCTION..........................................................................................................1-1 1.1 Intent and Purpose of Specific Plan..................................................................... 1-1 1.2 Organization ofthe Specific Pian........................................................................ 1-2 1.3 Background..........................................................................................................1-3 1.4 Existing Setting.................................................................................................... 1-5 1.4.1 Project Location.......................................................................................1-5 1.4.2 Surrounding Uses.....................................................................................1-5 1.4.3 Site Characteristics................................................................................... 1-5 1.5 Authority..............................................................................................................1-8 1.6 Relationship to the General Plan.......................................................................... 1-8 1.7 Relationship to the Santa Clarita Municipal Code ............................................... 1-9 1.8 Compliance with Other Laws and Regulations...................................................1-9 1.8.1 Global Warming Solutions Act of 2006 .................................................. 1-9 1.9 Compliance with The California Environmental Quality Act ...........................1-10 2 DEVELOPMENT PLAN.............................................................................................. 2-1 2.1 Introduction.......................................................................................................... 2-1 2.2 Specific Plan Objectives ................. ..................................................................... 2-1 2.3 Site Plan............................................................................................................... 2-3 2.4 Circulation Plan...................................................................................................2-5 2.4.1 Introduction.............................................................................................. 2-5 2.4.2 Circulation and Access................................................................:...........2-6 2.4.3 Parking Plan ......... ......... ................... ......... ......... ......................... 2-7 2.4.4 Helipad.....................................................................................................2-9 2.5 Landscape Plan..................................................................................................2-10 3 INFRASTRUCTURE DEVELOPMENT PLAN........................................................3-1 3.1 Introduction.......................................................................................................... 3-1 3.2 Drainage/Water Quality.......................................................................................3-1 3.3 Water Service.......................................................................................................3-2 3.4 Wastewater Service..............................................................................................3-2 3.5 Dry Utilities......................................................................................................... 3-3 3.5.1 Electricity................:................................................................................3-3 3.5.2 Natural Gas.............................................................................................. 3-3 n Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 TOC -1 TABLE OF CONTENTS A 2008 Master Plan and Amendments to the Master Plan B Development Agreement and Amendment to the Development Agreement C General Plan Consistency D Addendum to the Master Plan Environmental Impact Report (EIR) E Master Plan Sign Program Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 TOC -2 Section Page No. 4 DEVELOPMENT REGULATIONS 4-1 ............................................................................ 4.1 Introduction.......................................................................................................... 4-1 4.2 Consistency with Adopted Plans.........................................................................4-1 4.3 Relationship to the City's Unified Development Code...........................................4-1 4.4 Permitted Uses.....................................................................................................4-1 4.5 General Site Development Regulations............................................................... 4-2 4.6 Signage Regulations.............................................................................................4-3 4.6.1 Purpose.....................................................................................................4-3 4.6.2 Signage Regulations.................................................................................4-4 4.7 Fences and Walls.................................................................................................4-4 4.7.1 Purpose.....................................................................................................4-4 4.7.2 Fence and Wall Regulations....................................................................4-4 4.8 Grading................................................................................................................4-4 5 DESIGN GUIDELINES................................................................................................5-1 5.1 Purpose and Intent................................................................................................5-1 5.2 Relationship to Citywide Design Guidelines.......................................................5-1 5.3 Site Planning........................................................................................................5-1 5.4 Architecture..........................................................................................................5-2 5.4.1 Architectural Style................................................................................... 5-2 5.4.2 Height, Mass, and Scale...........................................................................5-2 5.4.3 Signage.....................................................................................................5-3 5.4.4 Fences and Walls..................................................................................... 5-3 5.5 Landscape Guidelines.......................................................................................... 5-4 6 IMPLEMENTATION................................................................................................... 6-1 6.1 Purpose and Intent................................................................................................6-1 6.2 Implementation Procedures.................................................................................6-1 6.3 Amendment Procedures.......................................................................................6-1 6.4 Financing..............................................................................................................6-2 A 2008 Master Plan and Amendments to the Master Plan B Development Agreement and Amendment to the Development Agreement C General Plan Consistency D Addendum to the Master Plan Environmental Impact Report (EIR) E Master Plan Sign Program Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 TOC -2 TABLE OF CONTENTS FIGURES 1-1 Regional Map................................................................................................................. 1-11 1-2 Vicinity Map.................................................................................................................. 1-13 1-3 Aerial Map..................................................................................................................... 1-15 1-4 Existing Site Plan........................................................................................................... 1-17 1-5 Existing Circulation Plan............................................................................................... 1-19 2-1 Site Plan......................................................................................................................... 2-11 2-2 Circulation Plan............................................................................................................. 2-13 2-3 Landscape Plan.............................................................................................................. 2-15 2-4 Tree Removal Plan......................................................................................................... 2-17 4-1 Building Height Zones.....................................................................................................4-5 TABLES 1-1 Existing HMNH Campus Facilities and Uses.................................................................. 1-6 2-1 HMNH Buildout Development Program......................................................................... 2-4 2-2 Parking Count.................................................................................................................. 2-8 4-1 Permitted Uses................................................................................................................. 4-2 4-2 Site Development Regulations......................................................................................... 4-3 Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 TOC -3 D r—, D LI TABLE OF CONTENTS INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 TOC -4 CHAPTER 1 ' INTRODUCTION The Henry Mayo Newhall Hospital (HMNH) Specific Plan (Specific Plan) codifies the development parameters of the 2008 Henry Mayo Newhall Memorial Hospital Master Plan (herein referred to as the "2008 Master Plan"; Appendix A) and provides a framework for future modifications to the 2008 Master Plan. The 2008 Master Plan, as amended, continues to exist independent of the Specific Plan. A Development Agreement covering the 2008 Master Plan area was approved by the City in December, 2008 (herein referred to as the "Development Agreement"; Appendix B). The Development Agreement will terminate in December 2023, unless extended. The Development Agreement, as amended, continues to exist independent of the Specific Plan. The Specific Plan contains development plans, infrastructure development plans, development regulations, design guidelines, and an implementation program for the HMNH campus. The purpose of the Specific Plan is to outline existing uses, including those approved in the 2008 Master Plan, as well as to address modifications to the HMNH campus. At this time modifications to the 2008 Master Plan are necessitated by 1) amendments to the California Building Standards Code that impose mandatory new requirements related to the design and construction of hospitals, and 2) the expansion of the Obstetric Services Unit through construction of two new Caesarean section rooms, in order to accommodate the growing need for obstetric services in the Santa Clarita Valley and better contract services from insurance providers, as described in detail in Section 1.3. The intent of the Specific Plan is to guide the orderly growth and development of the hospital, medical office buildings and associated outpatient services to create a visually cohesive, operationally organized and successful campus that balances the needs for medical service expansion with the need to preserve the character of the neighborhoods that surround this regional institution. The Specific Plan has been prepared in conjunction with a Zone Change and General Plan Amendment request to designate the site as Specific Plan (SP). The City of Santa Clarita Municipal and Unified Development Code (SCMC), Section 17.28.110, establishes provisions for the SP zone. The SP zone is intended to achieve the following purposes: 1. To promote and protect the public health, safety and welfare; 2. To implement the objectives and policies of the General Plan; 3. To safeguard and enhance environmental amenities, such as oak trees and ridgelines, and enhance the quality of development; Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1.1 I — INTRODUCTION 4. To attain the physical, social, and economic advantage resulting from comprehensive and orderly planned use of land resources; 5. To lessen congestion and assure convenience of access: to secure safety from fire, flood and other dangers; to provide for adequate light, air, sunlight and open space; to promote and encourage conservation of scarce resources; to facilitate the creation of a convenient, attractive and harmonious community; to attain a desirable balance of residential and employment opportunities; and to expedite the provision of adequate and essential public services; 6. To facilitate development within the City in accordance with the General Plan by permitting greater flexibility and, consequently, more creative and imaginative designs for large-scale development projects than generally are possible under conventional zoning regulations; 7. To promote more economical and efficient use of the land while providing a harmonious variety of housing choices and commercial and industrial activities, a high level of urban and public amenities and preservation of natural and scenic qualities of open space; and 8. In the case of a specific plan, to provide a process for initiation, review and regulation of large-scale comprehensively planned communities that afford the maximum flexibility to the developer within the context of an overall development program and specific, phased development plans coordinated with the provision of necessary public services and facilities. This Specific Plan will achieve the purposes of the City's SP zone, and will serve as the zoning code for the Specific Plan area (described more fully in Chapter 2). 1.2 ORGANIZATION OF THE SPECIFIC PLAN Volume I of the Specific Plan is divided into six chapters. The content of each chapter is described below. Chapter 1, Introduction, describes the intent, purpose, structure, and organization of the Specific Plan. The chapter also provides a background leading up to the preparation of this Specific Plan and describes the Specific Plan existing setting, including location, surrounding land uses, and site characteristics. In addition, the chapter discusses the Specific Plan authorization and addresses the relationship between the Specific Plan and the Santa Clarita General Plan, SCMC, and compliance with the California Environmental Quality Act (CEQA). Chapter 2, Development Plan, identifies the Specific Plan objectives and development plans, including the site plan, parking plan, and landscape plan, which are not being modified from the Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1.2 1 —INTRODUCTION approved 2008 Master Plan except to facilitate minor adjustments to the approved square footage of the Inpatient Building. Each plan is described in detail in this chapter. Chapter 3, Infrastructure Development Plan, describes the infrastructure and utilities needed to serve the Specific Plan area. Specifically, the chapter describes the backbone infrastructure systems (sewer, water, water quality, and storm drainage) and utilities (gas; electricity, etc.) needed to support the Specific Plan. Chapter 4, Development Regulations, sets forth the site development standards, allowed land uses and permit requirements, permitted accessory uses, parking, signage restrictions, and other regulations. Chapter 5, Design Guidelines, address design themes, site planning, and architectural themes within the Specific Plan. Chapter 6, Specific Plan Implementation, describes the Specific Plan implementation procedures. Volume II of the Specific Plan includes the following appendices supporting the Specific Plan: Appendix A, 2008 Master Plan and Amendments to the Master Plan; Appendix B, Development Agreement and Amendment to the Development Agreement; Appendix C, General Plan Consistency; Appendix D, Addendum to the Master Plan Environmental Impact Report (EIR); and Appendix E, Exterior Master Sign Program and Amendments. The HMNH has been operational for 40 years. It has served as the Santa Clarita Valley's only major regional medical center and operates the only 24-hour Emergency Department and trauma service in the Santa Clarita Valley. The hospital was originally permitted under Los Angeles County jurisdiction in 1971, prior to the City's incorporation in December 1987. Upon adoption of the City's first General Plan in 1991_ and subsequent_ Unified Development Code in 1992, the__HMNH campus received a General Plan and zoning designation of Residential Low (RL). At the time the City did not have an institutional land use designation; therefore, land uses such as schools, fire stations, and hospitals were designated a residential land use when located in residential areas. Since the original approval of the hospital under Los Angeles County jurisdiction, there have been several entitlement requests for alterations and expansions to the original hospital facility, which have received subsequent approvals by both Los Angeles County and the City. Most recently in 2008, the City approved a 15 -year Master Plan and Development Agreement that would guide the future expansion of the campus facilities as the medical care needs of the Santa Clarita Valley continue to grow. Prior to approval of the implementation of the 2008 Master Plan and Development Agreement, the HMNH campus contained 340,071 square feet of hospital and medical office space and 221 hospital beds in a total of I 1 buildings. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1.3 1 — INTRODUCTION 2008 Master Plan and Development Agreement The 2008 Master Plan and Development Agreement ensured that future expansions would not be considered in piecemeal fashion, but rather as part of a comprehensive plan that looks ahead to the ultimate build -out of the campus. The Master Plan and Development Agreement approved an increase in the existing square footage of the HMNH campus from 340,071 square feet to 667,434 square feet, including a new inpatient hospital building, three medical buildings and a new central plant building and parking structures. The conditions and requirements of the Master Plan and Development Agreement are found in Appendix A, 2008 Master Plan and Amendments and Appendix B, Development Agreement and Amendments, to this Specific Plan. These documents continue to be in effect, as amended. HMNH Specific Plan In 2011, the City adopted a General Plan Update, which resulted in a change in land use designation for the HMNH campus from RL to Public Institutional (PI). In 2013, the City adopted a Zoning Code Update, which resulted in the hospital campus being rezoned to PI. Subsequent to approval of the Master Plan, the California Building Standards Code (CBC) was amended to impose mandatory new requirements related to the design and construction of hospitals. Compliance with the new regulations requires an increase in the square footage of the approved Inpatient Building to increase the number and width of exiting corridors between departments (CBC Section 1224.4.7.1), provide two separate elevators for clean items delivered and soiled items hauled (CBC Section 1224.20.2.7), and a dedicated corridor between food storage areas and the kitchen (CBC Section 1224.20.2.1). The Hospital also seeks to enlarge its Obstetric Services Unit in order to better contract services from insurance providers. This involves an increase in square footage in order to allow construction of two new Caesarean Section rooms in the area between the existing Hospital and the Inpatient Building. In order to modify the development parameters of the 2008 Master Plan to implement the mandatory new California Building Standards Code requirements and permit the expanded obstetric services, it was determined that a Specific Plan was needed to outline existing uses, future uses approved under the Master Plan, and the proposed modifications to the development parameters of the 2008 Master Plan, and provide a cohesive set of standards and guidelines for how the proposed Specific Plan modifications would occur on the hospital campus. The Specific Plan proposes to increase the allowable hospital space on the site (not including parking structures) by 30,566 net square feet from what was approved in the 2008 Master Plan and Development Agreement, to an ultimate buildout of 698,000 square feet for the entire Specific Plan area, resulting from a 36,966 -square -foot increase to the Inpatient Building and a 6,400 -square -foot reduction in the Central Plant, as described in detail in Chapter 2 (Development Plan). Under the Specific Plan, no increases in programs, employees, building Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-4 1 —INTRODUCTION heights, or square footage allocated to administration uses would occur. A shifting of hospital beds will occur from what was conceptually approved in the 2008 Master Plan, as described in Chapter 2 (Development Plan); however, the total number of beds (368) will not change. The Specific Plan would facilitate the implementation of the development parameters of the Master Plan as amended, along with the Development Agreement as amended, currently having a 15 - year life expiring in 2023, unless modified. 1.4 EXISTING SETTING 1.4.1 Project Location The HMNH Specific Plan area (plan area) encompasses approximately 29.77 acres of land generally located north of the intersection of McBean Parkway and Orchard Village Road, east of Interstate 5 (I-5) in the City of Santa Clarita; see Figure 1-1, Regional Map. The plan area is coterminous with the existing HMNH campus located on McBean Parkway at the northern terminus of Orchard Village Road; see Figure 1-2, Vicinity Map. 1.4.2 Surrounding Uses The areas adjacent to the plan area include the following uses: • North: Land uses consist of single- and multiple -family residences zoned Urban Residential (UR4) and (URI), open space zoned Open Space (OS), medical office buildings zoned Public Institutional (PI), and the Sunrise at Sterling Canyon facility, a senior living facility that provides independent living, assisted living, and hospice care. • South and east: Land uses consist primarily of single-family residences zoned Urban Residential (UR2), and the United Methodist Church is located on the opposite side of McBean Parkway. Residential uses immediately east and southeast of HMNH were developed in 1969. • West: Land uses consist primarily of single-family residences zoned Urban Residential (URI) and an open space area zoned Open Space (OS). The residential uses immediately west of HMNH were developed in 1978. 1.4.3 Site Characteristics Currently, the hospital campus occupies 432,543 square feet of building area including two areas currently under construction at the time the Specific Plan was prepared, comprising 223,958 square feet of hospital and related uses, 24,425 square feet of support facilities, and 184,160 square feet of medical offices (see Table 1-1, Existing HMNH Facilities and Uses). This table presents the square footage of the various buildings, bed count, and building height. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-5 P__ fl 1 1 —INTRODUCTION Table 1-1 Existing HMNH Campus Facilities and Uses , ,0.������ �,� � ���h, �✓��� 3 ��.'.,W���'13�1'^?'ri$AM1 ^�}�,5� ��k� �`�l+ti'"{'v� k' � ,.. if��"'31 .f�{j., . Hospital and Related Uses Main Hospital 146,000 136 44 Main Hospital Basement 5,286 — — Nursing Pavilion Building 63,800 100 28 Loading Dock (Under Construction per 2008 Master Plan) 8,872 16 Subtotal Hospital and Related Uses 223,958 — — Support Facilities Uses Hospital Bridge (covered walkway) 9,122 — — Mechanical Plant 8,585 — 22 Facilities Building (warehouse) 2,384 — 22 Facilities Building (office) 734 — 22 Central Plant (Under Construction per 2008 Master Plan) 3,600 16.3 Subtotal Support Facilities Uses 24,425 — — Medical Office Buildings (MOB) MOB A 5,302 —18 MOB B 5,302 — 18 MOB C 5,302 — 18 MOB D 5,302 — 18 MOB E 31,040 — 29 MOB F 43,912 —33 MOB 1 (Built per 2008 Master Plan) 80,000 — 45.5 Foundation & Administrative Office Building 8,000 — 12 Subtotal Medical Office Buildings 184,160 — — Total 432,543 236 — Site Acreage 29.77 — — As shown in Table 1-1, the 80,000 -square -foot MOB 1 has been built per the 2008 Master Plan. Additionally, the 8,872 -square -foot Loading Dock and 3,600 -square -foot Central Plant are under construction, per the 2008 Master Plan, at the time of preparation of this Specific Plan. The 3,600 -square -foot Central Plant represents a 6,400 -square -foot reduction from that approved in the 2008 Master Plan. The reason for this reduction is that a portion of the Central Plant services will be located in the basement of the Inpatient Building. The 8,000 -square -foot former Foundation & Administrative Office Building will be removed when MOB 3 is constructed, to accommodate the development of MOB 3. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-6 I —INTRODUCTION Figure 1-3, Aerial Map, provides an aerial view of the existing hospital campus. The existing hospital campus is illustrated in Figure 1-4, Existing Site Plan. The plan area is oriented in a northwest/southeast configuration with the west, northwest, and north orientation along the site's back boundary and the east, southeast, and south orientation along the site's boundary along McBean Parkway. Site Coverage and Building Heights As shown on Figure 1-4, the Main Hospital building is located in the center of the campus and is connected to the Nursing Pavilion Building, located in the northeastern portion of the site, by an enclosed bridge. Adjacent to the Nursing Pavilion Building are several smaller buildings, including the Central Plant, Facility Office, and Disaster Supply Storage Building. MOB 1, PS 1, and PS 4 are located across the internal driveway from the Main Hospital and Nursing Pavilion buildings, and front on McBean Parkway. MOB A, MOB B, MOB C, MOB D, MOB E, MOB F, and the former Foundation and Administration Office Building are located in the western portion of the site, along with several surface parking lots. All of the buildings on the campus, excluding parking structures, are three stories in height; MOB 1 is the tallest existing building on the campus, excluding parking structures, at a height of 45.5 feet. Parking On-site parking currently includes both surface parking and structured parking, as shown on Figure 1-4, Existing Site Plan. The existing on-site parking supply for the HNINH campus totals 1,658 spaces, consisting of 1,102 spaces in parking structures, 523 surface parking spaces in parking lots, and 33 parallel parking spaces along the internal roadways of the site. The campus currently provides two parking structures. PS 1 and PS 4 are located along McBean Parkway. PS I is a six -level, 750 -space parking structure (five levels aboveground with one subterranean level), located along McBean Parkway at Avenida Navarre. From the street view, the parking structure is four levels. The height of the parking structure is 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, and it includes rooftop parking and a helipad. PS 4 is a four -level (three subterranean levels and one surface level), 352 -space parking structure along McBean Parkway at its northeast intersection with Orchard Village Road. Site Access and Circulation Access to the plan area is currently provided via three driveways located along McBean Parkway, as shown on Figure 1-5, Existing Circulation Plan. Two locations are currently controlled by traffic signals at Orchard Village Road and Avenida Navarre. A third unsignalized Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-7 I — INTRODUCTION driveway is located just east of the westerly property line and allows both right and left turns onto and from McBean Parkway. Helipad There is currently a helipad located on the roof of PS 1 along McBean Parkway. HMNH does not own a helicopter, nor do any helicopters reside at HMNH. Use of the helipad is for incoming flights for trauma and other transfers to HMNH and departing flights for specialty care, such as advanced neonatal intensive -care unit and seriously ill pediatric patients. Existing General Plan and Zoning Designations The plan area is currently designated PI (Public/Institutional) on both the City's General Plan Map and Zoning Map. This General Plan and zoning designation is intended for various types of public or/and community -serving facilities owned and operated by public agencies, special districts, nonprofit organizations, and other entities. Allowable uses include civic and governmental offices, public works yards, public or private schools, libraries, day-care centers, airports, hospitals and supporting medical facilities, museums, fire stations, police stations, landfills, and prisons. 1.5 AUTHORITY The Specific Plan has been prepared pursuant to the provisions of the California Government Code, Title .7, Division 1, Chapter 3, Article 8, Sections 65450 through 65457. The California Government Code authorizes jurisdictions to adopt specific plans by resolution as policy documents or by ordinance as regulatory documents. The law allows preparation of specific plans, as may be required for the systematic execution of the General Plan and further allows for their adoption and amendment. The Specific Plan is regulatory in nature and will serve as the zoning code for the Specific Plan site. The Specific Plan is prepared in accordance with SCMC, Section 17.28.110, Specific Plan Zone. Section 17.28.110 includes adoption procedures, as well as requirements for specific plans to include use regulations, development regulations, performance standards, and amendment procedures. Development plans and other entitlement requests processed in conjunction with the Specific Plan must be consistent with both the Specific Plan and the City's General Plan. 1.6 RELATIONSHIP TO THE GENERAL PLAN The Specific Plan implements the goals and policies of the City's General Plan. Appendix C contains an analysis of the Specific Plan's consistency with the City's General Plan. This analysis confirms that adoption of the Specific Plan is consistent with the General Plan. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-8 1 —INTRODUCTION 1.7 RELATIONSHIP TO THE SANTA CLARITA MUNICIPAL CODE The Specific Plan, including all attachments, will be incorporated into the SCMC and provide the allowable land uses, development regulations, design guidelines, and implementation procedures for the property within the boundary of the Specific Plan. The regulations contained within the Specific Plan are in addition to those set forth in the planning, zoning, and subdivision provisions of the SCMC and do not convey any rights not otherwise granted under the provisions and procedures contained in the SCMC or other ordinances, except as specifically provided for herein. Whenever the Specific Plan contains provisions that establish regulations, including intensities, heights, parking, signage, open space, and landscaping requirements, which are different from or more restrictive or permissive than would be allowed pursuant to the provisions of the SCMC, the Specific Plan shall prevail and supersede the applicable provisions of the SCMC. 1.8 COMPLIANCE WITH OTHER LAWS AND REGULATIONS 1.8.1 Global Warming Solutions Act of 2006 In 2006, the California Legislature enacted the California Global Warming Solutions Act of 2006. Also known as Assembly Bill (AB) 32, the law designates the California Air Resources Board (CARE) as the state agency responsible for monitoring and regulating sources of greenhouse gas (GHG) emissions and for devising rules and regulations that will achieve the maximum technologically feasible and cost-effective GHG emissions reductions. Specifically, the law seeks to achieve a reduction in statewide GHG emissions to 1990 levels by 2020, and sets forth a timeline for the adoption of measures to evaluate and reduce GHG emissions across all source categories. Significant among the actions included in the timeline are the requirements that CARB: (a) adopt regulations, to be enforced by January 1, 2010, to implement "early action measures" to reduce GHG emissions; and (b) adopt additional regulations, effective January 1, 2012, to achieve the GHG emissions reduction goals established by the new law. The City adopted a Climate Action Plan (CAP) in August 2012. The purpose of the CAP is to measure the amount of greenhouse gas emissions generated within the City and to develop strategies to reduce the emissions in the future. Using the goals, objectives and policies of the General Plan as a starting point, the CAP identifies those measures that can be quantified and translated into significant reductions in the greenhouse gas emissions by the year 2020. The Specific Plan allows for nominal increases in square footage beyond what was approved under the 2008 Master Plan. Appendix D of this Specific Plan provides the Addendum to the 2008 Master Plan EIR, which describes the project's impacts on global climate change. Implementation of the Specific Plan would not cause the effects of on-site GHG emissions or Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1.9 I —INTRODUCTION energy emissions to become significant, nor would effects of mobile emissions be substantially more severe because there would be little or no increase in traffic generation. The Specific Plan and EIR Addendum also address energy, water, water quality, and landscaping components to ensure overall efficiency and conservation. 1.9 COMPLIANCE WITH THE CALIFORNIA ENVIRONMENTAL QUALITY ACT On November 19, 2008, the City of Santa Clarita certified the Master Plan EIR (State Clearinghouse no. 20041111.49) for the 2008 Master Plan and Development Agreement Project. The City has determined that the proposed modifications occurring to the 2008 Master Plan and Development Agreement under this Specific Plan require an Addendum to the Master Plan EIR. The City has analyzed the potential environmental effects of the Specific Plan and associated project approvals in accordance with CEQA and the CEQA Guidelines. Based on Section 15164 of the CEQA Guidelines, which governs the preparation of an addendum, the City has determined that an addendum is appropriate because no new significant environmental effects would occur, nor would the severity of effects previously identified as significant substantially increase, nor would any other condition set forth in Section 15162 occur. The Addendum must be approved by the City Council prior to taking action on the Specific Plan. The Addendum to the 2008 Master Plan EIR is included as Appendix D. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-10 Ken County ntwa County Por. 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OSpecific Plan Area - _ }- - � � Miles SOURCE: USGS National Map 7.5 Minute Topo Series Newhall Quadrangle FIGURE 1-2 D U D E K Vicinity Map Henry Mayo Newhall Hospital Specific Plan III Ll u 1 — INTRODUCTION INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-14 1 1 F—I D u 1 — INTRODUCTION INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-16 1 C 1 C I —INTRODUCTION INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-18 1 1 1 u I —INTRODUCTION INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 1-20 CHAPTER 2 DEVELOPMENT PLAN 2.1 INTRODUCTION The Henry Mayo Newhall Hospital (HMNH) Specific Plan (Specific Plan) facilitates minor modifications to the approved square footage of the HMNH campus Inpatient Building in order to (1) implement improvements required by amendments to the California Building Standards Code enacted after approval of the 2008 Master Plan and Development Agreement but which are mandatory for the design and construction of new hospitals; and (2) expand the Obstetric Services Unit, through construction of two new Caesarean section rooms, in order to accommodate the growing need for obstetric services in the Santa Clarita Valley and better contract services from insurance providers. This Chapter describes these modifications, the site plan, circulation plan, and landscaping plan; and improvements that remain to be implemented as approved under the 2008 Master Plan (Appendix A) and Development Agreement (Appendix B). 2.2 SPECIFIC PLAN OBJECTIVES The Specific Plan is based on the following objectives, two of which stem from the Specific Plan, and others from the 2008 Master Plan which guide the HMNH campus as it continues to meet the health care needs of the Santa Clarita Valley: 1. Codify Existing Plan. To codify the existing development parameters for expansion of the HMNH campus as approved in the 2008 Master Plan. 2. Facilitate Compliance With State Law: Ensure that the Inpatient Building approved under the 2008 Master Plan complies with mandatory standards for the design and construction of new hospitals required by amendments to the California Building Standards Code adopted subsequent to approval of the 2008 Master Plan. 3. Expand Obstetric Services: Allow the design and construction of two new Caesarean section rooms to enable HMNH to meet the growing demand for obstetric services in the Santa Clarita Valley and allow HMNH to better contract services from insurance providers. The following objectives modified from the 2008 Master Plan remain applicable to the Specific Plan: 4. Present and Future Healthcare Needs. Help meet the health care needs of Santa Clarita Valley's population growth and its increasingly aging population. 5. Viability of Hospital. Maintain the viability of the hospital on a site that will continue to be centrally located within the hospital's 680 -square -mile service area as the community continues to grow in the future. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-1 �l C] 2 — DEVELOPMENT PLAN 6. Attractive and Quality Development. Continue development of a well-planned hospital campus that is attractive and promotes quality design consistent with the visual character of Valencia. 7. 24 -Hour Emergency Department. Maintain the Santa Clarita Valley's only existing 24- hour Emergency Department. This includes maintaining the hospital's Los Angeles County designation as a Level II Trauma Center, improving its capability to treat all patients, no matter how critically ill or injured, and having the capacity to allow for patient admissions on an emergency basis. 8. Helipad. To improve the location of the helipad for emergency and disaster preparedness. 9. Integration of Hospital and Other Healthcare Services. Encourage combined inpatient and outpatient services on the HMNH campus and partnerships between project sponsors where medical practices, specialty medical centers, and other healthcare services are integrated with the operations of the hospital. 10. Physician Specialists and Centers of Excellence. Attract and retain physician specialists and establish Centers of Excellence, which are defined as highly specialized health care services via physician or hospital -authorized providers or hospital collaboration around a disease category. 11. Safe Access. Maintain a hospital campus that is designed with patients in mind by linking inpatient services and medical buildings in a single setting, providing safe access and transit opportunities. 12. Minimize Visual Impacts. Minimize visual impacts of the HMNH campus through the use of enhanced building design and landscaping, and focusing more intensive development near the center of the site. 13. Land Use Buffers. Apply land use buffering techniques between the hospital campus and adjacent residential uses through use of building setbacks and enhanced landscaping. 14. Modernize and Upgrade Facilities. Continue to modernize and upgrade the HMNH campus and other on-site supportive mechanical facilities to ensure the long-term viability of existing and new buildings. 15. Efficient Circulation. Continue to implement an efficient vehicular and pedestrian circulation system that ensures ease of movement throughout the site. 16. Adequate Parking. Ensure that the HMNH campus is served by adequate on-site parking facilities to accommodate patients, visitors, and medical staff. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-2 2 — DEVELOPMENT PLAN 2.3 SITE PLAN The Site Plan (Figure 2-1) and the HMNH Buildout Development Program (Table 2-1) provide the framework for development of the Specific Plan area based on the 2008 Master Plan. Figure 2-1 illustrates the location of and identifies existing facilities and future facilities approved under the 2008 Master Plan. The Specific Plan facilitates an adjustment to the approved square footage of the Inpatient Building. Specifically, the Specific Plan increases the square footage of the Inpatient Building from 125,363 square feet to 162,329 square feet (an increase of 36,966 square feet from the approved 2008 Master Plan), which includes the 8,872 -square -foot Loading Dock. The Loading Dock has been relocated pursuant to the 2008 Master Plan, and is now under construction in the Infill Area, which is the area between the Hospital and the Inpatient Building. The square footage calculations in this Specific Plan include the approximately 6,500 additional square feet allocated to the relocated Loading Dock, as shown in Figure 2-1. The net increase in square footage to the Inpatient Building is due to two factors 1) implementation of improvements required by amendments to the California Building Standards Code related to the design and construction of new hospitals that went into effect after adoption of the 2008 Master Plan and Development Agreement, and 2) the need for two new Caesarean Section rooms as part of the implementation of an expanded Obstetrical Services Unit. The majority of the additional square footage (35,147 square feet) will be added to the basement level, first, and second floor of the Inpatient Building. Specifically, 11,406 square feet will be added to the basement level, and 25,560 square feet will be added to the first and second floors. These three levels are located behind the existing enclosed Hospital Bridge between the Hospital and the Nursing Pavilion, as shown in Figure 2-1. As the expansion is located behind the enclosed Hospital Bridge and is added to the first two stories, the majority of the additional square feet will not be visible from the street. As shown on the Site Plan, the 8,872 -square -foot Loading Dock and 3,600 -square -foot Central Plantareunder construction at -the -time -of preparation of this Specific Plan. The 3,600 -square - foot Central Plant represents a 6,400 -square -foot reduction from that approved in the 2008 Master Plan. The Central Plant building provides support services the Inpatient Building. Some of its services will be located in the basement of the Inpatient Building, which has allowed for the reduction in the Central Plant from 10,000 square feet to 3,600 square feet. The total square footage that remains to be built, under this Specific Plan and the 2008 Master Plan, as shown in Figure 2-1 and Table 2-1, include the Inpatient Building (other than the Loading Dock), MOB 2, MOB 3, PS 2, and PS 3. At buildout, the campus will include a total of 698,000 square feet of building space, including 377,415 square feet of hospital and hospital - related uses; 24,425 square feet of support facilities; and 296,160 square feet of medical office space, plus parking. The floor area ratio (FAR) of the approved 2008 Master Plan and Development Agreement, including the existing campus at that time, is 0.52, based on a lot size Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-3 [l fl fl 2 — DEVELOPMENT PLAN of 29.77 acres, or 1,296,781 square feet. The HMNH campus was a total of 30.4 acres at the time of approval of the 2008 Master Plan; however, the 2008 Master Plan required the dedication of 0.63 acre to the City for the McBean Parkway traffic improvements, thereby reducing the total area to 29.77 acres. 11MNH dedicated the 0.63 acre as required. The additional FAR based on the square footage facilitated by the Specific Plan is 0.02. Table 2-1 HMNH Buildout Development Program r kt+ 6$ftZ l`f" Jt17)+l Fd h fif Y, 9 Existing Facilities 2008 Approved (Pre 2008 Master Master Plan Specific Plan Total Buildout Total Hospital Plan) Facilities Development Facilities Beds. Hospital and Related Uses Main Hospital 146,000 18 new beds — 146,000 116 (20 (121 beds) approved existing beds and 3 approved beds to be shifted to Nursing Pavilion and Inpatient Building) Main Hospital Basement 5,286 — — 5,286 — Nursing Pavilion Building 63,800 9 new beds — 63,800 110 (1 bed (100 beds) approved shifted from Main Hospital) Inpatient Building (Unbuilt) 0 116,491 +36,966 153,457 142 (22 beds (120 new beds shifted from approved) Main Hospital) Loading Dock (Under — 8,872 — 8,872 — Construction) Subtotal Hospital and 215,086 125,363 +36,966 377,415 368 Related Uses (221 beds) (147 new beds approved) Support Facilities Uses Hospital Bridge (covered 9,122 — — 9,122 — walkway) Mechanical Plant 8,585 — — 8,585 — Facilities Building (warehouse) 2,384 — — 2,384 — Facilities Building (office) 734 — — 734 — Central Plant (Under — 10,000 -6,400 3,600 — Construction) Subtotal Support Facilities Uses 20,825 10,000 -6,400 24,425 — Medicai Office Buildings (MOB) MOB A 5,302 1 1— 5,302 — Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-4 2 — DEVELOPMENT PLAN Table 2-1 HMNH Buildout Development Program W � ��(s'{,f �,ty��� FF f/� ��{��' ..� il.£t'�4�+�JMZhh.�%u� hrk}Ytih, .2�;.�X"P+��%r•�Gi:���UQ�M lGG4�..Y14� 5,6. ;P�:.r.�'i Cn 25ifrY.'0,.. �. �H�,�.y`. :.i �ri YX� ,r`, X��si�.55�y. Existing Facilities 2008 Approved. (Pre -2008 Master MasterPlan Specific Plan total Buildout Total Hospital Plan) Facilities Development Facilities Bedsz MOB B 5,302 — 5,302 — MOB C 5,302 — 5,302 — MOB D 5,302 — 5,302 — MOB E 31,040 — 31,040 — MOB F Sheila R. Veloz Breast 43,912 — 43,912 — Imaging Center MOB 1 (Built) — 80,000 — 80,000 — MOB 2 (Unbuilt) 0 60,000 — 60,000 — MOB 3 (Unbuilt) 0 60,000 — 60,000 — Foundation & Administrative 8,000 -8,000 — 0 — Office Building (To Be Demolished) Subtotal Medical Office Buildings 104,160 192,000 — 296,160 — Total 340,071 327,363 30,566 698,000 368 Site Floor Area Ratio' 0.26 0.25 0.02 0.54 — 0.52 Note: 1 Floor area ratio (FAR) is the size of a building divided by the size of its parcel. In this instance, FAR is based on 29.77 acres, or 1,296,781 square feet. 2 The total number of hospital beds (368) remains the same as approved in the 2008 Master Plan and Development Agreement, The 2008 Master Plan and Development Agreement established the total number of beds needed to meet the demand; however the location of the beds was conceptual and allowed for the movement of beds between buildings within the overall campus. The proposed beds listed in Table 2-1 shift the beds between buildings, but do not require or cause an increase in square footage. 2.4 CIRCULATION PLAN 2.4.1 Introduction The Circulation Plan, shown in Figure 2-2, provides for a transportation/circulation system using existing routes and new facilities. The Circulation Plan incorporates vehicular and non -vehicular modes of transportation in a system of roads, parking, and pedestrian corridors. The Circulation Plan is intended to facilitate access within and around the Specific Plan area. The Circulation Plan as provided in this Specific Plan does not propose any changes from what was approved in the 2008 Master Plan. The Specific Plan meets the City's parking requirements and the location of parking spaces generally follow the conceptual location shown in the 2008 Master Plan. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-5 n n u 2 — DEVELOPMENT PLAN 2.4.2 Circulation and Access Regional Access Interstate 5 (I-5) provides regional access for vehicles traveling to and from the FINM Specific Plan area. I-5 is located west of the Specific Plan area and can be accessed via a full interchange at McBean Parkway. Major arterial streets near the Specific Plan area consist of McBean Parkway, Orchard Village Road, and Rockwell Canyon Road/Tournament Road. Site Access Access to the Specific Plan area is provided by three driveways along McBean Parkway. The main entrance is provided at a four-way signalized intersection with Orchard Village Road (referred to as the "Center Driveway" in the 2008 Master Plan EIR). Orchard Village Road is a four -lane roadway that terminates at the project entrance. A second four-way signalized access point is located at the McBean Parkway and Avenida Navarre (referred to as the "East Driveway" in the 2008 Master Plan EIR). Avenida Navarre is a two-lane local street serving the residential uses south of the Specific Plan area. The third access point is an unsignalized T - intersection along McBean Parkway, west of the Orchard Village Road main entrance, which allows for unprotected right -in, right -out, left -in, and left -out movements (referred to as the "West Driveway" in the 2008 Master Plan EIR). Internal Circulation Internal vehicular circulation is provided throughout the Specific Plan area (see Figure 2-2). From the Center Driveway on McBean Parkway at Orchard Village Drive, an internal road connects vehicles to all buildings and a perimeter road that runs along the outer edge of the campus. The existing and future parking structures, surface lots, and parallel spaces are all accessible from the perimeter road and internal streets. Pedestrian Corridors Pedestrian circulation within the Specific Plan area consists of a network of internal pathways, sidewalks, and crosswalks that allow patients, visitors, and employees the ability to quickly and efficiently travel on foot to any destination within _the Specific Plan area (see Figure 2-2). Pedestrian -level lighting is provided on all walkways to ensure visibility and safe movement throughout the hospital campus. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2.6 2 — DEVELOPMENT PLAN Public Transportation Santa Clarita Transit currently provides fixed -route transit immediately adjacent to the project site. Routes 5 and 6 pass through the intersection of Orchard Village Road and McBean Parkway and provide service to the Stevenson Ranch Area, Hart High School, the Valencia Town Center, and Canyon Country. There is an existing bus stop on McBean Parkway in front of PSI that serves the plan area. The nearest transit centers are the McBean Regional Transfer Station, which is located on McBean Parkway approximately 1 mile north of the project site at the Valencia Town Center, and the Newhall Metrolink station located on Railroad Avenue and Market Street. 2.4.3 Parking Plan Parking supply at buildout of the Specific Plan will total 2,231 spaces distributed throughout the hospital campus, consisting of 1,959 spaces in parking structures, 241 spaces in surface lots, and 31 parallel parking spaces along the internal circulation roadways of the site. A total of 117 spaces will accommodate handicapped access. As shown in Table 2-2, a total of 2,190 parking spaces are required according to the proposed buildout of the Specific Plan. The parking supply of 2,231 spaces exceeds the City's parking requirement by 41 spaces and is consistent with the original design approved in the 2008 Master Plan, which showed 2,231 parking spaces. Figure 2-1 illustrates the location of existing and proposed parking facilities on campus. All facilities were approved under the 2008 Master Plan. Two parking structures (PS 2 and PS 3) remain to be built and will provide a total of 857 parking spaces. PS 2 and PS 3 will be constructed along the west/northwest perimeter of the Specific Plan area within an existing parking lot. PS 2 will be a six -level (five levels aboveground with one subterranean level), 579= space parking structure in the westerly portion of the Specific Plan area. The parking structure will be 45.5 feet to the top of the parapet and 49.5 feet to the top of the parking lot lights. A temporary solid wall along the west -facing facade of the parking structure will be included before the construction of PS 3, which will then be reconstructed to interconnect with PS 2. PS 3 will be a four -level (three levels aboveground and one subterranean level), 278 -space parking structure in the westerly portion of the Specific Plan area. The parking structure will be 27 feet to the top of the parapet and 30 feet to the top of the parking lot lights. This structure will have a minimum setback from the westerly property line of 75 feet. An architecturally enhanced solid wall will be provided along the western fagade of the parking structure. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-7 D n f; 2 — DEVELOPMFNT PI ON Table 2-2 Parking Count Building Area Oross/Modified Grosse Licensed Hospital Parking Spaces Structure Floor Area (square feet) Beds Required2 Existing Buildings Main Hospital — 136 272 Nursing Pavilion Building — 100 200 Emergency Department Urgent Care 5,518 — 18 Radiology Outpatient 1 2,952 — 8 Radiology Outpatient 2 2,905 — 7 Facility Building Office Area 734 Warehousing 2,384 — 5 MOB A 5,302 / 4,567 — 23 MOB B 5,302 / 4,560 — 23 MOB C 5,302 / 4,561 — 23 MOB D 5,302 / 4,560 — 23 MOB E 31,040 / 25,156 — 126 MOB F 43,912 — 220 MOB 1 80,000 / 77,600 — 388 Foundation & Administrative Office 8,000 Building — 32 Subtotal Existing — 236 1,368 Future Buildings Nursing Pavilion future sub -acute — upgrade 10 20 Main Hospital — -20 beds -40 Inpatient Building — 142 284 Inpatient Building Outpatient Services 4,000 — 10 MOB 2 60,000 / 58,000 — 290 MOB 3 60,000 / 58,000 — 290 Foundation & Administrative Office -8,000 Building (to be demolished)3 — -32 Subtotal Future — 132 822 TOTAL FUTURE BEDS 368 TOTAL PARKING REQUIRED 2,190 7� �' �f`�e `Y`Ya'4�E�s`f ff�?^r'aft2� G�P m"` �"�9 b 3�;n:£{i`b✓ i� ✓i" j.1ri>Ijh.; ;:' *1* 4 f .Sf+ rv'l . r1 F fi �.. + Existing Parking Total Future Parking Type of Parking Spaces Provided Spaces Provided Structured Parking PS 1: 750 PS 4: 352 = 1,102 PS 1: 750 PS 2: 579 PS 3: 278 PS 4: 352 =1,959 Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-8 2 — DEVELOPMENT PLAN Table 2-2 Parking Count Notes: N/A = not applicable ' Modified gross floor area has been calculated per City of Santa Clarita Municipal and Unified Development Code (SCMC), Chapter 17.03.030. The modified gross floor area shall mean the sum of the gross horizontal areas of several floors of the building measured from the exterior faces of the exterior walls, excluding balconies and porches. Floor area shall not include stairwells, vertical shafts, and attics and mechanical penthouses provided there are no usable rooms, no windows, and the mechanical penthouse area is used exclusively for mechanical equipment. Z Parking is calculated based upon modified gross floor area and the parking requirements described in Chapter 4, Development Regulations, 3 The Foundation & Administrative Office Building will be removed to accommodate the development of MOB -3, at which point the parking for that building will no longer be required. Bicycle Parking Bicycle racks will be provided throughout the Specific Plan area at a ratio of 1 bike stall per 25 parking stalls, in accordance with current City of Santa Clarita parking ratios. The location of these facilities will be shown on a site plan as part of the development review for each building. This requirement is a condition of the 2008 Master Plan. 2.4.4 Helipad The Specific Plan anticipates construction of a new above -grade primary helipad on the roof of the Inpatient Building, as previously approved in the 2008 Master Plan. The Specific Plan relocates the helipad from the front of the roof of the Inpatient Building to the back of the roof in order to accommodate direct elevator access between the helipad and the emergency room in order to comply with mandatory airport obstruction clearance criteria. The Inpatient Building is designed to be approximately 85 feet high and approximately 240 feet from the nearest residence, as approved under the 2008 Master Plan. The currently operational helipad located on the roof of PS 1 along McBean Parkway will be allowed to remain once the primary helipad is constructed, as approved in the 2008 Master Pian. This is for two reasons: (1) to keep a secondary helipad for use during a major disaster/emergency, and (2) for use during any construction activities on the hospital campus that may temporarily preclude use of the Inpatient Building helipad due to aeronautical safety concerns. Outside of these two situations, both helipads would not be operational at the same time. The locations of the existing and proposed helipads are illustrated in Figure 2-1. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-9 F Existing Parking Total Future Parking Type of Parking Spaces Provided 'Spaces Provided General Surface Parking (in parking lots) 523 241 Parallel Parking (along internal roadways) 33 31 TOTAL PARKING PROVIDED 1,658 2,231 Notes: N/A = not applicable ' Modified gross floor area has been calculated per City of Santa Clarita Municipal and Unified Development Code (SCMC), Chapter 17.03.030. The modified gross floor area shall mean the sum of the gross horizontal areas of several floors of the building measured from the exterior faces of the exterior walls, excluding balconies and porches. Floor area shall not include stairwells, vertical shafts, and attics and mechanical penthouses provided there are no usable rooms, no windows, and the mechanical penthouse area is used exclusively for mechanical equipment. Z Parking is calculated based upon modified gross floor area and the parking requirements described in Chapter 4, Development Regulations, 3 The Foundation & Administrative Office Building will be removed to accommodate the development of MOB -3, at which point the parking for that building will no longer be required. Bicycle Parking Bicycle racks will be provided throughout the Specific Plan area at a ratio of 1 bike stall per 25 parking stalls, in accordance with current City of Santa Clarita parking ratios. The location of these facilities will be shown on a site plan as part of the development review for each building. This requirement is a condition of the 2008 Master Plan. 2.4.4 Helipad The Specific Plan anticipates construction of a new above -grade primary helipad on the roof of the Inpatient Building, as previously approved in the 2008 Master Plan. The Specific Plan relocates the helipad from the front of the roof of the Inpatient Building to the back of the roof in order to accommodate direct elevator access between the helipad and the emergency room in order to comply with mandatory airport obstruction clearance criteria. The Inpatient Building is designed to be approximately 85 feet high and approximately 240 feet from the nearest residence, as approved under the 2008 Master Plan. The currently operational helipad located on the roof of PS 1 along McBean Parkway will be allowed to remain once the primary helipad is constructed, as approved in the 2008 Master Pian. This is for two reasons: (1) to keep a secondary helipad for use during a major disaster/emergency, and (2) for use during any construction activities on the hospital campus that may temporarily preclude use of the Inpatient Building helipad due to aeronautical safety concerns. Outside of these two situations, both helipads would not be operational at the same time. The locations of the existing and proposed helipads are illustrated in Figure 2-1. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-9 ' 2.5 LANDSCAPE PLAN D 2 — DEVELOPMENT PLAN The approved Conceptual Landscape Plan approved in accordance with the 2008 Master Plan, shown in Figure 2-3, builds upon the existing landscaping within the Specific Plan area and focuses primarily on the use of native and drought -tolerant tree and plant species. All plant species listed, both native and non-native, have been chosen due to their ability to thrive in the Santa Clarita climate and their ability to complement the open space/landscape areas within the Specific Plan. Plants listed that are non-native or not drought -tolerant will be used sparingly and only in areas that require their unique properties. The use of turf will be limited. New irrigation systems will be designed, installed, operated, and maintained in conformance with the State Water Efficient Landscape Ordinance. Landscaping at the time of preparation of the Specific Plan is focused around each of the existing buildings, surface parking lots, and the hillside in the northwest portion of the campus. The majority of the Specific Plan area is currently landscaped; however, as future buildings are constructed, additional landscaping is required to be provided. Since the 2008 Master Plan, a number of trees were removed during development of MOB 1, PS 1, and PS 4, and new trees have been planted, as approved in the 2008 Master Plan. Additional trees will be removed with future development as shown on Figure 2-4, and as approved in the 2008 Master Plan; and new trees will be planted to provide shade and create an aesthetically pleasing environment around new buildings and parking areas. As shown on Figure 2-3, new trees may include sycamore, purple leaf plum, crape myrtle, creeping fig, camphor tree, African sumac, and Chinese flame tree. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2.10 N W 0— w CD LL le 4Z 4 Cjr z cP af '�' OWVN,40 CL (1) In I • f /Jll + A N In r 6 � ' 3 z cu T ; _ LU 0 e 0 D 1 1 7 2 — DEVELOPMENT PLAN INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-12 J 1 cy i 1 1 1 v W IM w CL Q w O ca 3 z O T co 2 c (3) 2 1 1 C1 J 2 - DFVFI nPMFNT PI AN INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2-14 I 00:00 0 0:000 , *151 1 :.• • o� N M C: N M w a C) - c!) r c �o D n fl G 2 - DFVFI OPMFNT PI AN INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Pian March 2016 2-16 { r R Ln r fir: _ � °✓ °-'4i► - � , i •t C: N _M W OC � > O u- E cu a) Qi H 11 I1 1 i 5 n 1 { r R Ln r fir: _ � °✓ °-'4i► - � , i •t C: N _M W OC � > O u- E cu a) Qi H 11 I1 1 J 2 — DEVELOPMENT PLAN INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 2.18 CHAPTER 3 INFRASTRUCTURE DEVELOPMENT PLAN 3.1 INTRODUCTION This chapter addresses the Henry Mayo Newhall Hospital (HMNH) Specific Plan's (Specific Plan's) infrastructure development plans for drainage/water quality, water service, wastewater service, and dry utilities. The information included in this chapter is based on the Final Environmental Impact Report (EIR) for the 2008 Master Plan, prepared in November 2008, with updated information provided since adoption of the 2008 Master Plan. The 2008 Master Plan and Development Agreement require the actions and activities referenced with respect to each of the infrastructure development plans described in this chapter. This Specific Plan incorporates all of those existing requirements, and the existing requirements fully cover the modifications approved under this Specific Plan. 3.2 DRAINAGE/WATER QUALITY There are currently several drainage improvements throughout the Specific Plan area, including curbside catch basins, storm -drain pipes, gutters, and in -street channels, mostly within parking areas, which convey runoff to the south and southeast to larger stormwater conveyance facilities. This runoff exits the Specific Plan area via overland sheet flow (in parking/paved areas) and within storm drains in McBean Parkway. Numerous storm -drain pipes then convey flow from southeast portions of the Specific Plan area eastward to the Santa Clara River. The majority of pervious surface areas on site include landscaping and slope areas along the north and west perimeter, with small pervious areas distributed throughout the site in required landscape planters. The remainder of the Specific Plan area is made up of impervious surfaces, including buildings and other structures, sidewalks, and parking lots. The impervious portions of the Specific Plan area contribute the majority of surface runoff to on- and off-site stormwater conveyance infrastructure. Buildout of the Specific Plan will alter drainage in such a way that could result in increased local erosion and runoff. However, future development within the Specific Plan area is required to comply with the stormwater pollution control requirements of the Los Angeles Regional Water Quality Control Board Municipal Separate Storm Sewer System (MS4) Permit and the City of Santa Clarita Stormwater Ordinance. As a result, the parking structures (PS 2 and PS 3) will be designed to include trench drains and catch basins to direct runoff into an on-site storm -drain pipe system and convey it to a retention basin. The retention basin will include technology to separate and sift suspended and floating solids before discharge to existing storm drains under McBean Parkway. The drainage system for the parking structures will be designed to provide sufficient capacity required to convey the maximum runoff. The design of future buildings Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 3-1 3 — INFRASTRUCTURE DEVELOPMENT PLAN (MOB 2, MOB 3, and Inpatient Building) will include features to direct runoff to the existing storm drains under McBean Parkway. Almost all on-site flows from the Specific Plan area will ultimately be conveyed to the east through existing storm drains that run under McBean Parkway. Numerous storm -drain pipes will then convey these flows to the Santa Clara River. In addition, an Urban Stormwater Management Plan (USMP) has been prepared for the entire Specific Plan area as part of implementation of the 2008 Master Plan, and has been updated to include the additional square footage at buildout under the 2008 Master Plan and this Specific Plan. The USMP complies with post -construction and other applicable best management practices, as detailed in the Los Angeles County Standard USMP Manual. Best management practices identified in the USMP include bioretention basins, bioswales, catch basin filters, regular street and parking lot sweeping, porous pavement, roof runoff controls, efficient irrigation, alternative building materials, storm -drain signage, trash enclosures, preservation of existing vegetation, hydraulic mulch, hydroseeding, soil binders, straw mulch, geotextiles and mats, wood mulching, earth dikes and drainage swales, velocity dissipation devices, slope drains, polyacrylamide, and stockpile management. 3.3 WATER SERVICE Water service to the Specific Plan area is provided by the Valencia Water Company. The Valencia Water Company's service area includes a portion of the City of Santa Clarita and unincorporated portions of Los Angeles County in the communities of Castaic, Stevenson Ranch, and Valencia. Valencia Water Company supplies water from local groundwater, Castaic Lake Water Agency imported water, and recycled water. Recycled water is not currently available for the Specific Plan area. Valencia Water Company will continue to provide water service to the Specific Plan area by relying on groundwater supplies and the Castaic Lake Water Agency's supplies delivered by Valencia Water Company. The 2008 Master Plan EIR found a less than significant impact on Water Supply. Implementation of the proposed Specific Plan modifications to the Master Plan would cause little, if any, increase in the use of water beyond that analyzed in the Master Plan EIR. It has been confirmed that Valencia Water Company would have sufficient capacity to service any increase that might incidentally be caused by implementation of the proposed Specific Plan modifications to the Master Plan. 3.4 WASTEWATER SERVICE The Specific Plan area currently uses an on-site wastewater collection system to convey wastewater flow from the site. Local conveyance facilities on site consist of 8-, 10-, and 12 -inch pipelines. An 8 -inch sewer main extends from the northwest boundary of the Specific Plan and connects to a 10 -inch private sewer main located at Ramillo Way and Dalgo Drive. The on-site Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 3-2 3 — INFRASTRUCTURE DEVELOPMENT PLAN 10 -inch sewer main is connected at the upstream end, which begins approximately 9 feet northerly of the southwesterly corner of the Specific Plan and drains to the residential tracts to the west. The wastewater flows northeast along the Specific Plan boundary until it connects to an off-site 12 -inch sewer main, which is maintained by the Los Angeles County Department of Public Works Consolidated Sewer Maintenance District. Wastewater flows from the 12 -inch sewer main to a manhole located 70 feet northwesterly of the intersection of McBean Parkway and Avenida Navarre. The manhole is the junction where the 12 -inch sewer main connects to the Sanitation Districts of Los Angeles County's (LACSD's) 24 - inch trunk sewer located in the southbound side of McBean Parkway and flows from Orchard Village Road northerly along McBean Parkway to the manhole near Avenida Navarre. The manhole outlets and flows northerly into LACSD's 18 -inch Valencia trunk sewer. Development under the Specific Plan will be required to connect to the LACSD's existing sanitary wastewater system. The City's Department of Public Works is the agency responsible for local wastewater in the City of Santa Clarita, and any developer constructing a new wastewater line must coordinate the construction and dedication of any such wastewater line with the City's Department of Public Works for future operation and maintenance. It would then be the responsibility of the LACSD to upgrade the wastewater collection and treatment systems by providing relief for existing trunk lines nearing capacity and expanding treatment plants to provide sanitation service to outlying areas. 3.5 DRY UTILITIES 3.5.1 Electricity Southern California Edison currently provides electricity service to the Specific Plan area. Southern California Edison maintains and operates transmission and distribution infrastructure to provide purchased power to end users throughout its service area. The hospital campus is currently served by 16 -kilovolt lines that extend underground along McBean Parkway. These existing transmission lines are considered adequate to serve the increased electricity demands at buildout of the Specific Plan, and the electrical loads are within the parameters of projected load growth, which Southern California Edison is planning to meet in the area. All on-site electricity lines will be installed to serve future uses, and no other improvements related to electricity are necessary. 3.5.2 Natural Gas The Southern California Gas Company provides natural gas service to the Specific Plan area. In the project vicinity, the company operates a 6 -inch medium -pressure gas main in McBean Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 3-3 J 3 — INFRASTRUCTURE DEVELOPMENT PLAN Parkway on both sides of the hospital and a 4 -inch medium -pressure gas main in Orchard Village Road, terminating at McBean Parkway. Southern California Gas Company will upsize the existing, on -campus 2" diameter natural gas line with a new 4" diameter line, and upsize their meter adjacent to the new Central Plant accordingly to serve the Inpatient Building. The Company's existing 6" medium -pressure line on McBean Parkway can supply this load without any required mitigation. No additional demands for natural gas consumption are required by the proposed Specific Plan since the number of total licensed beds on campus, as approved in the 2008 Master Plan, does not increase. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 3-4 CHAPTER 4 ' DEVELOPMENT REGULATIONS 4.1 INTRODUCTION This chapter provides regulations for the development and land uses within the Henry Mayo Newhall Hospital Specific Plan (Specific Plan), and describes how these development regulations will be used as part of the City of Santa Clarita's (City's) development review process. Proposed development and land uses within the Specific Plan area must comply with all applicable requirements of this Specific Plan. The purpose of this chapter is to codify land uses approved under the 2008 Master Plan, as well as guide the review of new development allowed under this Specific Plan. 4.2 CONSISTENCY WITH ADOPTED PLANS As required by California Government Code Sections 65454 and 65455, upon adoption, the Specific Plan would be consistent with the City's adopted General Plan. The entirety of the Specific Plan area is designated Specific Plan (SP). Appendix C of this Specific Plan discusses this consistency in detail. All subsequent land use entitlements and permits implementing the Specific Plan must also be consistent with the General Plan and the 2008 Development Agreement, and its amendments, as applicable. 4.3 RELATIONSHIP TO THE CITY'S UNIFIED DEVELOPMENT CODE The Specific Plan is intended to provide a comprehensive set of regulations governing the use and development of the land within the Specific Plan area. These development regulations replace the requirements of the City's Unified Development Code, Titles 16 and 17 of the Santa Clarita Municipal Code (SCMC). Any matter or issue that is not specifically and directly covered by this Specific Plan shall be subject to the nonconflicting regulations and procedures of the SCMC. If a conflict arises between the Specific Plan and the City's Unified Development Code, the provisions of this Specific Plan shall prevail. Procedures for amending the Specific Plan are provided in Chapter 6, Implementation. 4.4 PERMITTED USES The entirety of the Specific Plan area is zoned SP. The primary land uses for the Specific Plan area are hospital, medical office and outpatient services. The uses listed in Table 4-1 have been approved pursuant to the 2008 Master Plan, and/or are consistent with the definition of hospital uses in the SCMC and are, therefore, expressly permitted within the Specific Plan area: D Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 4-1 LI n n 4 — DEVELOPMENT REGULATIONS Table 4-1 Permitted Uses' u, Acute care services P Administrative services P Central utility plant P Community centers P Disaster supply storage P Education centers P Helipad P Imaging centers P Laboratories P Medical office buildings and clinics P Medical retail (medical supplies) P Mechanical plant P Nursing buildings P Offices P Off-site street parking, parking structures, or parking lots P Optometry services P Outpatient service buildings P Parking structures (associated with a permitted use) P Pharmacies P Physical therapy or rehabilitation centers P Wellness centers P Warehouse P Other uses not listed herein, which are determined by the City's Community Development Director to be similar to those listed. P (See Section 17.37.020 (Public Institutional) of the SCMC for a list of uses appropriate for the Specific Plan area. Note: Land uses not listed in Table 4-1 or not determined by the Community Development Director to be similar in use are not permitted. 4.5 GENERAL SITE DEVELOPMENT REGULATIONS The following site development regulations listed in Table 4-2 shall apply throughout the Specific Plan area. In order to create development regulations that are sensitive to adjacent uses, the Specific Plan contains variable setbacks and building height zones. As indicated in the City's Zoning Code, a setback is defined as the distance from a defined point or line governing the placement of buildings, structures, parking or uses on a lot. The site development regulations are consistent with the approved 2008 Master Plan. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 4.2 4 — DEVELOPMENT REGULATIONS Table 4-2 Site Development Regulations Notes: As defined in the SCMC, the front yard setback shall be measured from the ultimate street right-of-way or the line established by the General Plan, whichever is greater, and be removed therefrom by the perpendicular distance prescribed for the front yard setback. Therefore, the front yard setback is measured from the McBean Parkway right of way; refer to Figure 4-1, Building Height Zones. 2 As defined in the SCMC, the rear or side yard setback shall be measured from the property line, removed therefrom by the perpendicular distance prescribed for the yard setback; refer to Figure 4-1, Building Height Zones. 3 The area along the northern and western edge of the property line measured by a perpendicular distance from the property line to the internal ring road is a no build area. No habitable structures or buildings are allowed within the rear and side yard setbacks; refer to Figure 4-1, Building Height Zones. 4 Building height is measured to the top of parapet. Exceptions such as mechanical equipment penthouse, antenna, elevators, and override equipment rooms may exceed the maximum height as dictated in Figure 4-1, provided they do not exceed 20% of the building roof area. 4.6 SIGNAGE REGULATIONS 4.6.1 Purpose The signage regulations shall govern the design and maintenance of all signage within the Specific Plan area. The regulations are intended to result in functional, attractive signage that incorporates a uniformly high level of design, graphics, continuity, consistency, and maintenance throughout the Specific Plan area. All signage is intended to be consistent with the design intent of the Specific Plan as a whole. The purposes of the signage regulations are to: a. Present a professional, non-commercial appearance complementing the high quality of care provided by the hospital and on -campus medical practices. b. Provide a way -finding program for pedestrians and drivers to get them to the service or building they are seeking. c. Specify location for tenant signs, as well as their size, square footage, type of sign and method of illumination. d. Present a low-key stonewall look with night illumination through indirect (halo) light sources along McBean Parkway. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 4-3 p- Maximum Square Footage 698,000 square feet Minimum Setbacks Front Yard Setback: 20 feet West Side Yard Setbackz: 75 feet East Side Yard Setbackz: variable; match East Driveway3 Rear Yard Setback2: variable; match Center Driveway3 Maximum Building Height4 Refer to Figure 4-1, Building Height Zones Parking City Required Parking pursuant to the 2008 Master Plan and Development Agreement while it is in effect; Otherwise, SCMC Section 17.45.010 Notes: As defined in the SCMC, the front yard setback shall be measured from the ultimate street right-of-way or the line established by the General Plan, whichever is greater, and be removed therefrom by the perpendicular distance prescribed for the front yard setback. Therefore, the front yard setback is measured from the McBean Parkway right of way; refer to Figure 4-1, Building Height Zones. 2 As defined in the SCMC, the rear or side yard setback shall be measured from the property line, removed therefrom by the perpendicular distance prescribed for the yard setback; refer to Figure 4-1, Building Height Zones. 3 The area along the northern and western edge of the property line measured by a perpendicular distance from the property line to the internal ring road is a no build area. No habitable structures or buildings are allowed within the rear and side yard setbacks; refer to Figure 4-1, Building Height Zones. 4 Building height is measured to the top of parapet. Exceptions such as mechanical equipment penthouse, antenna, elevators, and override equipment rooms may exceed the maximum height as dictated in Figure 4-1, provided they do not exceed 20% of the building roof area. 4.6 SIGNAGE REGULATIONS 4.6.1 Purpose The signage regulations shall govern the design and maintenance of all signage within the Specific Plan area. The regulations are intended to result in functional, attractive signage that incorporates a uniformly high level of design, graphics, continuity, consistency, and maintenance throughout the Specific Plan area. All signage is intended to be consistent with the design intent of the Specific Plan as a whole. The purposes of the signage regulations are to: a. Present a professional, non-commercial appearance complementing the high quality of care provided by the hospital and on -campus medical practices. b. Provide a way -finding program for pedestrians and drivers to get them to the service or building they are seeking. c. Specify location for tenant signs, as well as their size, square footage, type of sign and method of illumination. d. Present a low-key stonewall look with night illumination through indirect (halo) light sources along McBean Parkway. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 4-3 LJ 4 — DEVELOPMENT REGULATIONS 4.6.2 Signage Regulations The Specific Plan shall comply with the City -approved Exterior Master Sign Program, dated March 17, 2011 attached as Appendix E plus amendments. An amendment to the Exterior Master Sign Program may be allowed pursuant to Section 17.51.080 Sign Regulations (Private Property). 4.7 FENCES AND WALLS 4.7.1 Purpose All fencing and walls shall be consistent with the design intent of the Specific Plan as a whole. Consistency shall be determined in terms of size, character, quality, and materials in accordance with the architecture/design of the adjacent buildings. 4.7.2 Fence and Wall Regulations The Specific Plan shall comply with the following fencing and wall regulations: a. A wall or fence shall not be constructed in such a manner so as to block or restrict vehicular access to a dedicated or implied dedicated alley, access, or way. b. Equipment enclosures, landscaping and/or fencing should be used to screen views of ground -mounted utility boxes and mechanical equipment. To -the maximum extent feasible, utility and mechanical equipment should be located to the rear of buildings rather than along public sidewalks. 4.8 GRADING Grading will meet the terms of the approved 2008 Master Plan. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 4-4 1 1 1 C LI 4 — DEVELOPMENT REGULATIONS INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Pian March 2016 4-6 CHAPTER 5 DESIGN GUIDELINES 5.1 PURPOSE AND INTENT This chapter is intended to define the overall design vision of the Specific Plan area. The design guidelines supplement the development standards in Chapter 4 by providing direction on the more qualitative aspects of any new development. The language in this chapter follows these principles: • "Shall" refers to a mandatory design guideline that all projects must follow. "Should" or "may" refers to a design guideline that is strongly recommended, in order to meet the guideline's intent. If a project does not follow one or more guideline(s), it must use other design strategies to achieve the guidelines' intent. This chapter includes photos and graphics that illustrate the design guidelines, and are not meant to show the only possible design solution for any particular guideline. 5.2 RELATIONSHIP TO CITYWIDE DESIGN GUIDELINES The Specific Plan area is within the established master -planned community of Valencia, designed by urban planner Victor Gruen. The City's Community Character and Design Guidelines describe Valencia as having "a mixture of bright colors, natural materials, and contemporary design." The architectural design intent of the Specific Plan area is to be compatible with the Valencia community, while also establishing a distinctive identity. The requirements of this chapter take precedence over the Santa Clarita Community Character and Design Guidelines. If a conflict arises between the Specific Plan or the Santa Clarita Community Character and Design Guidelines, the provisions of this Specific Plan and the 2008 Master Plan shall prevail. 5.3 SITE PLANNING The following site planning guidelines are based on the 2008 Master Plan. a. The following pedestrian amenities shall be provided: 1. A direct, pedestrian walkway with pavers from Parking Structure 1 to Medical Office Building l; 2. A pedestrian plaza area to provide a clear path of travel between Medical Office Building 3 with the adjacent Parking Structure 2 and Parking Structure 3 to include Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 5-1 LI 5 — DESIGN GUIDELINES landscape and hardscape features and other pedestrian amenities to aesthetically enhance the area and soften the massing of PS 2 and PS 3; and 3. A covered pedestrian trellis feature between Medical Office Building 2 and the existing Medical Office Building F. This shall include landscape and hardscape features and other pedestrian amenities that will provide an aesthetic enhancement along the McBean Parkway corridor and provide a clear pedestrian connection between the two buildings. b. All roof -mounted equipment shall be adequately screened from public view with a parapet/screen wall or other approved architectural treatment. c. Adequate trash enclosures shall be provided to serve the project site. The enclosures shall be architecturally compatible with the Master Plan, have solid roofs, and be convenient for both tenants and for the collection vehicles. d. Loading spaces and drop-off/pick-up areas shall be provided as part of each building in accordance with the City's Unified Development Code (UDC). e. A solid wall shall be placed along the western fagade of parking structure 2. 5.4 ARCHITECTURE 5.4.1 Architectural Style The following architectural guidelines are based on the 2008 Master Plan. a. All structures, including those used for parking, shall include an enhanced level of architectural detail consistent with MOB 1 and PS 1 approved with this Master Plan and to the satisfaction of the Director of Community Development. b. All windows shall utilize minimally reflective glass and all other materials shall minimize reflective glare. This shall include decorative metal tubing elements on all parking structure facades visible from adjacent parcels or McBean Parkway to allow vine growth up the sides of the parking structure. This shall also include an enhanced roofline cornice detail. c. All buildings require 360 -degree architecture and must conform to all of the City's development standards including the Commercial/Industrial Standards of the UDC, Section 17.50, along with the City's Community Character and Design Guidelines. 5.4.2 Height, Mass, and Scale a. The massing and scale of the buildings shall respect the visual and physical relationship of adjacent buildings. Refer to Figure 4-1, Building Height Zone. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 5-2 5 - DESIGN GUIDELINES 5.4.3 Signage a. The design of signage within the specific plan area shall conform to the City -approved Exterior Master Sign Program and amendments, dated March 17, 2011 attached as Appendix E. b. The goal of the City -approved Exterior Master Sign Program is to present a professional, non-commercial appearance complementing the high quality of care provided by the hospital and on -campus medical practices. 5.4.4 Fences and Walls a. Refer to Section 4.7.2 of this Specific Plan for fence and wall regulations b. Fencing and walls shall be architecturally compatible with other on-site development in color, style and material. Acceptable materials include concrete masonry units, concrete planters, painted stucco, painted concrete and vine coverage. Acceptable fencing for utility and mechanical equipment, such as the central plant, includes black metal frame fencing with vine coverage and chain link fencing. Some examples are pictured below. P W1 A„ y low OU M V7 Concrete Planter (Nursing Pavilion Building) Black Wire Fence with Vine Coverage (Transformer Yard near Central Plant) Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 w � � v � x.11 a Concrete Masonry Unit Wall with Vine Coverage (Nursing Pavilion Building) Painted Stucco Wall (Main Entrance) 5-3 1 1 5 — DESIGN GUIDELINES ' 5.5 LANDSCAPE GUIDELINES The following landscape design guidelines are based on the 2008 Master Plan. a. The Landscape Plans shall conform to all current Municipal Code/Unified Development Code requirements. b. The applicant shall comply with the tree preservation plan submitted as part of the Master Plan. c. The applicant shall provide trees and other landscape plantings along the project's frontage in a manner to screen the hospital campus buildings and parking structures from McBean Parkway and to maintain the landscape characteristics of the McBean Parkway corridor consistent with the conceptual landscape plan shown as part of the Master Plan exhibits. d. Significant plantings shall be installed along the western property line to screen all future site development from the adjacent residences. e. Planting on the northern slope shall be augmented to further screen the buildings and parking structures in the Specific Plan area from the Summit residential community to the north. f. Each parking structure shall include a fagade trellis planting system such as a green screen modular trellis, or its equivalent, on the sides that are visible from the public streets and adjacent residences. The facade trellis system shall include permanent irrigation and be maintained in perpetuity. In addition, each parking structure shall include landscape buffer areas directly adjacent and shall include plant material that will adequately provide additional screening of the parking structures. g. Conventional surface parking lots shall include planting areas that total at least five percent of the gross lot area. Parking lots shall include canopy trees capable of attaining at least 30' in height and at least 30' canopy diameter and arranged such that 50 percent of the paved lot area is shaded. Surface lots shall, at a minimum, contain one tree per four parking stalls. h. The community holiday tree, currently located at the eastern side of the main hospital entry, will be retained in the short term with the construction of the 71 -space surface parking lot. With the construction of Parking Structure 4, however, the community holiday tree would be removed. The tree shall either be relocated or a new specimen planted at an alternative location at the center roundabout median at the main hospital building. The community holiday tree shall be accessible for community events and provide a focal point when entering the campus at the main driveway. This improvement shall be to the satisfaction of the Director of Community Development. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 5-4 5 — DESIGN GUIDELINES i. Prior to issuance of a certificate of occupancy for the Inpatient Building, the applicant shall provide a "healing garden" for the campus to the satisfaction of the Director of Community Development. The "healing garden" shall be a space designed for passive use for patients, visitors, and staff. It shall be suitably separated and screened from other uses, shall include elements to engage interest -such as a water feature and plantings -and shall be adequately accessible for the intended users. j. The planting plan for any improvement on-site shall not include Eucalyptus trees. All improvements to the landscape design are to be complementary to the characteristics of the surrounding area and suitable for the environmental conditions of the Santa Clarita Valley. Commonly over -planted species such as Agapanthus, Rhaphiolepis, Dietes, Pittosporum tobira, and Phormium tenax are not permitted. k. Landscape plans shall be prepared by a California -registered Landscape Architect who is familiar with the plant palette suitable for Santa Clarita (Sunset Western Garden Book Zone 18). 1. Final Landscape Plans for each building and parking structure are subject to review and shall conform to the following: 1. Trees visible from the property's public street frontage shall be a minimum 24" box size with 25% of the trees 36" box, 10% of the trees 48" box, and 5% of the trees 60" box size specimens (Santa Clarita Architectural Design Guidelines adopted December 2002). 2. When applicable, Site Plans or Landscape Plans shall include a calculation showing the square footage of surface parking and percentage of planting area in parking lot(s). Surface parking lots shall include planting areas that total at least five percent of the gross lot. (§ 17.51.030). 3. Surface parking lots shall have at least one 24" box tree per four parking stalls and 36" box trees in planters at the ends of parking aisles. The plans shall show tree species selection, distribution and spacing to provide 50 percent canopy coverage of all surface parking areas within five years of planting. Parking spaces within parking structures are exempt from this requirement. (§ 17.51.030). 4. Landscape plans shall show screen hedges and/or planted earthen berms, not less than thirty (30) inches or more than forty-two (42) inches in height, at specified locations on parking lot perimeters. Individual hedgy plants shall be 36" tall and spaced so that they touch leaf -to -leaf at time of final inspection. (§ 17.51.030). 5. Where parking and/or drive aisles abut walls, fences, property lines, walkways or structures, landscape and site plans shall show planter beds delineated by continuous concrete curbing at least six (6) inches high and six (6) inches wide, at Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 5-5 5 — DESIGN GUIDELINES least (3) feet from such walls, fences, etc. These planter beds shall be landscaped except as permitted by the Director of Community Development. (§ 17.51.030 (9)). 6. The plant palette shall not include any plants listed as invasive exotic pest plants by the California Invasive Plant Council (lists available on-line), or other plants determined to be invasive by a competent botanist or biologist. 7. Landscape plans shall show plant material to screen, at maturity, all trash enclosures, transformer boxes, vault boxes, backflow devices, and other exterior mechanical equipment. Screening material may include trees, shrubs (15 -gallon minimum size), clinging vines, etc. Masonry block (concrete masonry unit) trash enclosures shall be screened with both shrubs and clinging vines. (§ 17.51.030). 8. Landscape plans shall show locations of all lighting standards, where applicable. 9. The applicant shall apply jute netting to all graded or disturbed slopes five feet (5') and higher in vertical elevation and elsewhere where needed for erosion control, and shall landscape graded slopes. (§ 1.7.51.030). 10. The applicant shall design all irrigation systems for water conservation. 11. The applicant shall place water -conserving mulching material on all exposed soil in planting areas not covered by turf grass or significant ground cover. Mulching material may include, and is not limited to, shredded bark, river rock, crushed rock, pea gravel, etc., and must be at least three inches deep. 12. Trees planted within fourteen feet of the paved road section along McBean Parkway shall conform to Municipal Code§ 13.76.110 et seq (Parkway Tree Influence Area) and the property owner shall irrigate and maintain these trees according to City standards. 13. Trees planted within City right-of-way shall conform to Municipal Code § 13. 76 et seq. (Parkway Trees). Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 5.6 CHAPTER 6 ' IMPLEMENTATION This section sets forth the Henry Mayo Newhall Hospital (HMNH) Specific Plan's implementation procedures. The section also contains criteria under which the City's Community Development Director may make a determination of whether a proposal is in substantial conformance with the Specific Plan; or whether an amendment to the Specific Plan is required. In addition, the section provides a discussion of the California Government Code provisions governing the amendment of specific plans. 6.2 IMPLEMENTATION PROCEDURES The City's Community Development Director is responsible for ensuring that construction activities and future uses are substantially consistent with the approved Specific Plan, which incorporates the 2008 Master Plan as amended and, while in effect, the Development Agreement as amended. Following the expiration of the Development Agreement as amended in 2023, implementation of the Specific Plan shall be in concert with the 2008 Master Plan as amended, the parameters of the Specific Plan, any amendments, and the City's Unified Development Code as applicable. All new development applications shall be submitted, reviewed and approved in accordance with this Specific Plan. Any matter or issue that is not specifically and directly covered by this Specific Plan shall be subject to the nonconflicting regulations and procedures of the Santa Clarita Municipal Code. If a conflict arises between the Specific Plan and the City's Unified Development Code, the provisions of this Specific Plan shall prevail. Development proposals that do not meet the above implementation procedures shall require a Specific Plan Amendment in compliance with Chapter 17.28.110 of the Santa Clarita Municipal Code (SCMC), which may warrant an amendment to any of the incorporated attachments of the Specific Plan. Pursuant to Chapter 17.28.110 of the SCMC, an amendment to a Specific Plan may be initiated by the Director, Commission, Council, or the applicant for the Specific Plan provided such applicant or successor has, at the time of application for an amendment, a continuing controlling interest in development or management of uses within the Specific Plan. D Newhall Hospital DRAFT Specific Plan March 2016 6-1 6 — IMPLEMENTATION ' 6.4 FINANCING Improvements identified within this Specific Plan are private in nature and will be financed privately within the boundaries of the Specific Plan Area. No public financing is assumed. Henry Mayo Newhall Hospital DRAFT Specific Plan March 2016 6.2 VOLUME 11 OF 11 DRAFT Henry Mayo Newhall Hospital Specific Plan Appendices Prepared for: City of Santa Clarita 23920 Valencia Blvd., Suite 300 Santa Clarita, California, 91355 Prepared by: DUDEK 38 N. 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E- 2 w U z 0 U 2 a Z w W r 0 0 a A z� �i SIV � �pY s.r LI $ai m� w 0 0 z O m z w W LL n z a w 0 U) J J CD z 0 J a z J 33 9 LLJ >L a U � o z J = o a f� Q 3� LL f z 0 Z U 1 1 t] H W z O Q w J lL w O N _N W- W H X W a z 0 J 5 m O J O U m 0 21 O z U 7 11 I 11 m iF ul e x ui 5 ca 6 : \ � CL 11 I 11 1 1 x m S P N t W 0 \l■( b _ 3 + I+ ! \ \ \ s®1! � s !! s O z 0 E 7 1 1 I 1 1 IFA 1 1 ffI toil a Y 8 m z w m g i 0 z a i� n 1 I� 0 €a "cx 1 1 I I I I Cl) ry LL) LL CD z A 0 z a N CL M m O 2 Q J CL z a F- w 0 LU a- f 1 11 FIRST AMENDMENT TO HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN MASTER PLAN 04-022 DATED: 2016 Reference is made to the Henry Mayo Newhall Memorial Hospital Master Plan (Master Plan 04-022), approved by the City Council of the City of Santa Clarita, California, by the adoption of Resolution No. 08-104 on November 20, 2008 (the "Original Master Plan"). Capitalized terms not defined herein shall have the meanings ascribed to them in the Original Master Plan. This First Amendment to the Henry Mayo Newhall Memorial Hospital Master Plan (the 'First Amendment") shall modify the Original Master Plan as follows: 1. By deleting the Project Description in Exhibit "A" to the Original Master Plan and substituting the Project Description that is attached as Exhibit "A" to this First Amendment in its place. 2. By deleting the Master Plan map in Exhibit "A" to the Original Master Plan and substituting the Master Plan map that is attached as Exhibit "B" to this First Amendment in its place. 3. By amending the descriptions of the permitted project square footage, Inpatient Building and Central Plant that are listed on Pages 2 and 3 of 28 of the Conditions of Approval attached as Exhibit "B" to the Original Master Plan (the "Conditions of Approval") to read in full as follows: A. Condition PL I, paragraph 2: "The project is permitted to increase the existing square footage of the hospital campus from 340,071 square feet to 698,000 square feet, a 357,929 net square -foot increase." B. Condition PL1,1: 11 1. INPATIENT BUILDING: A 162,329 square -foot, 142 - bed Inpatient Building located in the central portion of the campus. This building will 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 will also include a rooftop helipad;" C. Condition PL 1.5: 115. CENTRAL PLANT: A 3,600 square -foot Central Plant building measuring approximately 19 feet 4 inches in height to provide support services to the proposed Inpatient Building." FIRST AMENDMENT TO HMNMH MASTER PLAN Page 1 of 2 4. By amending Condition EN30 of the Conditions of Approval to read in full as follows: 5. "EN30. Prior to issuance of each building penult, the applicant shall pay the applicable Bridge and Thoroughfare (B&T) District Fee to implement the Circulation Element of the General Plan as a means of mitigating the traffic impact of this project. This project is located in the Valencia B&T District. The B&T rate is subject to change and is based on the rate at the time of payment. The total square footage of the proposed buildings as provided by the applicant is as follows: MOB I = 80,000 SF MOB 2 = 60,000 SF MOB 3 = 60,000 SF Inpatient Building = 162,329 SF Central Plant = 3,600 SF Total = 363,600 SF The B&T Fee shall be calculated as follows: = Proposed building SF x 5 x District Fee 43,560 r I L 11 FIRST AMENDMENT TO HMNMH MASTER PLAN Page 2 of 2 n D EXHIBIT "A" Project Description The Project Description is on the following page EXHIBIT "A" FIRST AMENDMENT TO HMNMH MASTER PLAN Page A-1 Project Description The approved Master Plan buildings include an "Inpatient Building", projected to have 120 beds. The Master Plan provides that the Inpatient Building would have 125,363 square feet, and a building height of 85 feet to the top of the parapet and 100 feet to the top of the wind sock and elevator shaft. The Master Plan also includes a new "Central Plant". The Master Plan provides that the Central Plant would have 10,000 square feet and a building height of 26 feet. However, the Hospital has reduced the size of the Central Plant to 3,600 square feet and its height to 19 feet, 4 inches and, as of the date of this Amendment, it is under construction. As of the date of this Amendment, the 8,872 square foot Loading Dock is also under construction. The proposed project would: 1. Increase the square footage of the Inpatient Building from 125,363 square feet to 162,329 square feet (an increase of 36,966 square feet), which includes 153,457 square feet for the Inpatient Building, and 8,872 square feet for the Loading Dock. 2. Increase the aggregate square footage of the Master Plan from 327,363 square feet to 357,929 square feet (an increase of 30,566 square feet) to reflect the net increase in square footage in the Master Plan from the increase in square footage of the Inpatient Building and the decrease in square footage of the Central Plant. 3. Relocate the approved Helipad on the roof of the Inpatient Building from the southeast corner to the north side of the roof in order to allow direct elevator access from the roof to the emergency room. 4. Modify the existing Site Plan for the Master Plan to reflect: (i) changes in the footprints of the Inpatient Building and the Central Plant; and (ii) the relocation of the helipad to the rear of the roof of the Inpatient Building. Under the proposed project, there would be no increases in permitted building heights, number of overall campus inpatient beds, programs or employees or square footage allocated to administration uses from the approved Master Plan. !1 u 1-1 EXHIBIT "B" Master Plan Map The Master Plan Map is on the following page EXHIBIT `B" FIRST AMENDMENT TO HMNMH MASTER PLAN Page B-1 h y d x � Y w- -ry. �a x n Ui w a L m Y t: y d x � Y w- -ry. �a x n Ui w a L FAJJ=1 Development Agreement and Amendment to the Development Agreement C D RE"CORDING REQ1JESTED BY: AND WHEN RECORDED MAIL To-, CFJ'Y OF SANTA CLARITA '3920 Va)encla Boulevard Suite 300 Santa Clanta, CA 91355 Attri: City CI&I, EXEMVI" FROM RECORDER'S -FEES Pursuai)t to (-jovemi-nent Code § 6103 ONLY &7,'08 SPACE ABOVE THIS LINE FOR RECORDER'S USE EXHIBITA DEVELOPMENT AGREEMENT by and betWeell THE CITY OF SANTA CLARITA a municipal corporation and HENRY LAYO NEWHALL MEMORIAL IJOSPFFAI- a California non-profit public benefit corporation and CIL VALENCIA, LI -C a Cafifomia limited liability company THIS AGREEMENT SHALL BE RECORDED WITHIN TEN DAYS OF EXECUTION BY ALL PARTIES UERETO PURSUANT TO THE REQUIREMENTS OF GOVERNMENT CODE §65868.5 E I DEVE1,01"NWNT' AA�REEMENT Fins Development Agreeinent (the "Agreenient") is made this 9th day of December, 0,08r by and be.4ween the CITY C)1- SANT,A CLARITA, a municipal corporation, Organized and existing tinder the general lav -vs of the State Of California (tile "City") and HENRY MAY NEWIJALL AFP ORIAL HOSPITAL, a California cion -profit public benefit corpOrQt.jon (­HN1NM1V') and GSL VALENCIA, LIX, a California jilynted liability company ("(:,i&U , HMNMJA and GSC are hereinafter sonjelinjes collectively referred to as the "Developer". (111), and Developer are hereinafter sometimes collectively referred jTed to as the "Parties" and each lrlav' be referred to as a "Paj-tyl% R L CFF A 1, S N PUrsuant it) Section 65864 through 05869,5 Of the California Govcrinnent Code (the "Government Code") and Sec(lon 17,03,010 of the Santa Clariia Municipal Code (tae the "Santa Clarita Code"), tile C. IV IS authorized to enter into binding development agreeirlenis widi persons having le,,,il or cqu, itable interest in real property for the development of such real property, K The hospital is the owner of certain real property located in tile (-,rly of Santa ClaFita, Counly of Los Angeles, State of California, that is legally described in Exhibit "A" to this Agreement and is diagramed on Exhibit "C" to this Agreement tthe *'1VN4N14'I_HP____ roperly"), G&I'l Is tile owner of certain real property, immediately ad , jacent to ifie IIMNNIH Property, located In tile City of Santa Clanta, County of Los Angeles, State Of C-cil foi-ma, Haat is legally described in Exh*brt "I3" to the Agi'Mnent and is diagrammed on Exhibit "C ' to this,Agreerieni (tile "G&J, Property"), The HMNIMH Property and the G&C—P-r—o—perty are sometimes collectively referred to as the "Campus Property", The Campus Property cc)fllains approximately 30.4 acres. G .des ofthe Effective Date (as hereinafter defined) Of this Agreernent: (1) D�istini,_Ca pusFacihliesca t)l3eratic7ras HNINNIH Is a fiffl-service community hospital that provides a&,,.jTjced life support -services on approximately 30.4 acres of land. A number OfTfledical office buildings, both (,)I,- and off-site, provide support to the hospital facility. Currently. there are six existing medical office buildjuggs, along telae -he foundation building, I � Specifically, the existing 340,071 square foot HMNMH medical carnpus is comprised of the following facilities', (a) The main hospital facility comprises appro:xirriatel y half of the on site buildings with 146,000 square feet. There are 121 beds currently in this facility along with the Emergency Department. A basement expansion totals 5,286 square feet, DEVELOPMENT AGREEMENT nro Page 3 u f 2' , ch) The Nursing Pavilion mals 63,800 slowfeet with a T1,141AIMUM ca p ac) t y of I GN beds. I (c) The Mcchanical Plant and Facilities Building comprh,'e 11,703 square feet and include the mccbmucal operations of the hospital in tbese two structures, (d) There are SIX Medical OffiCe bUfldjngscall tile Wesjerjj portion of the carnpus, These office bullifinys comprise 96.160 square feet of floor area. fe Tl -re flosi,)flal J�oundatlon currently= omipies 8,000 square feet of Modular office space on the far western portion of the site, (f) A 9,122 square -fool hosifinal JITUIOC %VbiCh hubs the main hospital buildim to the Nursing, Pavilion, Certain Unproverrients FCCently haVe been constructed (collectively, the "Constructed Improvements"), lncludillt-': (a) 11W COTISIFUCTIOn Of a new facilities buflding; and (b) a ren-iodel of the plant engineering building, 111C CLITTern ImpTovei-rents and the Constructed Improverricn1s, arc hereinafter sornefirnes collectively ielet-Ted to as ilic "Existing Improvernents", The Existing Improvements are depicted on the site plan diat Is attached as Exhibit "D" to this Agreelnent. D, 71lie following applications (collectively, the "Project Applications") have been filed by Developer with the City for the proposed development un the Campus Property of approxiniately 327,303 net new square feet ofadditiOnal inpaiiem, outpatient, inedical office and associated medical facilities and a new central plant building, as Aell as the pros„kiofj of adequate parking facilities (the 'Trtaject”) in order to provide enhanced inpatient and outpatient treatment capacity: (1) An Application for a Master Plan (the "'Master Plan") put-suaril to Santa Clarita Municipal Code Section 17,03,025, (2) An application for a Development Agreement, 11LUT'Suant to Santa Clarita Code Section 17,03,010, Developer has paid all necessary costs and fees associated with the filing and tile City's processing of the Prof :c.t Applications. E The locations of the new buildings (sometimes collectively, the "Project Buildings") and the parking SLructureS (sometimes, collectively, the "Parking Structures") of the Project along with the maxim urn heights for each are depicted on the site plan that is attached DEVELOPMENTAGREEMENN'T Enlos Page 2 of 27 E as ExION, "E" to this Agreement qhe "Site Plall"Y The Project Buildings, arid the Parking structures Marc licreinaftef sornetillies collectively referred to as the "Project Improvements". The Project Bi.nldH­1,-,-s consist of a new central plant building, three medical buildings Jabele�d as - ,MOB F. "N10132- and "N10133" on the Site Plan, and all inpatient hospital building labeled as "Inpatient Building- on the Site Plan, The Parking Structures consist of four structures labeled as "PSI - "PST', "PSY', and "PS4" on the Site flan. The "Medical Buildings" consist of the three medical buildings labeled as -MOB I ... ... MOB2- and -MO133- oil the Site Plan, F The Project is more fully described in the Flenry Mayo Newhall lklenit)Tlal Hospital Master Plan Final Environmental Impact Report (the "EIR") prepared by RBF Consulting pursuant it) the requirements of the California Environmental Quality Act (Public Z71 Resources Code Section 21000 et sq-) and the Guidelines thereunder 114 California Code of Regulations Section 15000, tcollectjvely, -CEQA"). U Based upon representations of the Developer, the new, Inpatient Building and three lie'a, Medical Buildings contemplated as Project Improvements will allow HNINMH to provide expanded and additional medical services not currently provided on the Campus Property, H, 'Ille Planning Commission and tine City Council of the City have, given notice of their intention to consider the Project Applications, have conducted public hearings thereof), Pursuant to I the Govcf-riment Code arid the Santa Clarna Code, arid the City 'ity Council has fount] that the Pro , Ject Approvals arid the Project are 0) consistent with the General Plan, adopted plans, codes, c)roulances and policies of tile City, (;ii) consistent with all other ordinances, resolutions, rules, regulations, laws. plans and policies applicable to the Campus Pro , Jlect, and (ill,) in the best interest of the health, safety and general welfare of the City, its residents. and the general public. I- On February 6, 2007, at a public meeting and after considering all appropriate documentation and circumstances, the Planfung Commission of the City adopted resolutions recommending that the City Council: (a) certify the EIR for the Pr(-ject, (b) approve the Master Plan; and (c) adopt a Staternent of Overriding Considerations Pursuant to Section 2108 1 (a)(3) of CEQA w1th respect to Aesthetic, Light and Glare, Traffic and Circulation, Solid Waste and Alf Quality. At that same lifecting, the Planning Commission voted to reject all applied for Development Agreement, which denial was subsequently appealed by the Developer 10, the City Council. JOil November 20, 2008 and December 9, 2008, at a public meeting and after considering all appropriate documentation and circumstances, and making all required findings, tyre City Council of the City adopted the following measures (collectively, the "Project Approvals"): (1) Resolution No, 08-101 (adopted November 20, 2008), certifying the EIR for the Project and adopting a Statement of Overriding Considerations pursuant to Section 21081(a)(3) cif CEQA with respect to Solid Waste, Air Quality, Cumulative Global Climate Change and Construction Noise, DEVELOPMENT AGREEMENT 811/08 Page 3 of 27 (2) Resolution No. 08-102 (adopted November 20, 2008), approving, the Masier Plan with the Conditions of Approval that are attached as, Exhibit "A" there (the "Conditions ol'Approval­); and I (3l) Ordinance No. 08-17 (adopted December 9, 2008), adopting this Agreement (as modified subsequent to denial by thc Planning Commission, consistent with Santa Clarna Municipal Code Section 1703,010F) for the Project, K, The Hospital is a full-service Community hospital, It is the only hospital in, the Santa Clariia Valley anti serves a population of more that) 250,000 people within a 680 Square - mile trauma service area. The Hospital Currently Operates the only 24-hour Firjergencvv Deparin-ient and trauma service in the Santa C)aTita Valley. L The City Council has deierminod thai a development ai,,reen'lent is appropriate for the proposed development of the Campus Property. This Agreement shall: (3) efirrunate uncertainly in planning for, and securing orderly dcVelopirient of, the Projectl-I (2) assure installation of necessary on-site and off-site improvernents: (3) provide for public infrastructure and scl-viccs appropriate to development of the Project-, (14) allow the development of new, needed medical services in cardiac care, neonatal and lilgh risk pregnancy care, 'Intensive care and surgical care-, (5) create new long -tear) employment opportunities in high paying healthcare ;obs lo add to the 1.200 people currenfly employed by HMNMI-1, creating a positive economic benefit to the comiliurilly; (6) improve the community's readiness for disaster by adding capablilly for support of other first responder ageixies and dedicating additional perinaneril physical assets for erneroency services, and (7) otherwise achieve the goals and purposes for which Government Code Sections 65864 et sett., and Section IT03,010 of the Santa Clarila Municipal Code were enacte& M, The City Council, in its adoption of Ordinance No. 08-17, has rnade all of the findings with respect to tills Agreement than are required under Section 17.03,010E of the Santa Clarita Municipal Code, NOW, TUEREFORE, with reference to the above Recitals, and in consideration of the mutual covenants and agreements contained in this Agreement, the City and the Developer agree as follows: A G R EE N11 E N T I. Interest of Developer, HMNMIi icpresents to the City that, as, of the Effective Date of this Agreement. HMNMH owns the HMNMH Propert)� in fee, subject only to enctui i bran ces, easenients, covenants, conditions, restrictions, and other matters of record, G&L represents to the City that, as of the Effective Date of this Algiecirient, G&L owns the G Property in fee, subjJect only to encumbrances, easements, covenants, conditions, restrictions, and other matters of record. 2, Bin ding-l-Afect. All the terms and conditions of this Agreement shall bind and run with tile Car pus property and shall be binding upon and inure to the benefit of the Parties and DEV ELOPM ENT AGREEMENT 8,17;08 Page 4 of 27 their respective aS519,ns and Other successOi-S in lilleresi- Nothing in this Agreement JS a dedication or transfer of any right or interest in, Or creating 3 Tien, upon. the C°anipus Properiv, 3, Nega!12IL21-2��. The development of the Project is a private and not a public �0011 of A sector development no T JS if receiving public funding, neither pariv, is acting as the agent of the other -11, any respect hereunder, and each party is an independent contracting entity with respect to The terms, covenants and conditions contained in this Agreement, No partnership, joint VeJlll]Te or other association of any kind is formed by []-its AP ,reen-lent, The Only relationship bel,weeii the City and the Developer is that of'a government entity regulating the deve.11opment of private property by the owner of such properly. 4. Development of the Proect, 4A APEI—icAk- —Rules. Except for such changes as inay In t))e future be mutually agreed upon between the City and Developer or as specified in Section 4A, Developer shall have the right to develop the Project during the 'j,erjln (as hereinafter defined) of this AgTCCMCut 1.11 accordance with the f(Alowing (collectively, the "Applicable Rules"): (a) the terins and conditions of the Project Approvals- (b) the terms and conditions of this Agreement, (c) the Santa CJarita Code and all rules, regulations and official policies of the Ci1v governing ing development, subdivision and zoruilgo (sometimes, collectively, the "City Requirernerits"), that are in effccl as of December 9, 2008, the date on which the Ordinance approving this AgTeelllellt was adopted by the City Council (the "Effective Date"), The City Requirements include requirements governing building height, rilaximurn floor area, permitted and conditionally permitted uses, maximum lot coverage., building setbacks and stepbacks, landscaping, exactions and dedications, and design criteria. In the event of any conflict between the provisions in dais, AgFeenlellt, the Project Approvals and the City Requirements, such conflict shall be resolved in the fallowing order of priority: (i) first, this Agieeniernl- (ll) then, the Project Approvals, and in]) finally, the City Requirements, Notwithstanding the foregoing, Applicable Rules shall include building Code PTOVIS1011S in I . effect at the time of construction and subdivision rnap act pTOViSiOnS in effect at the time of any map application submittal. The rules of the City a5 ofthe. Effective Date shall be subject to tile reasonable interpretation of the City's Director of Conli-nunitV Development - 4,21 Adnairnastrative Changes rand Amendments, The parties acknowledge that further planning and development of the Project may demonstrate that refinements and changes are appropriate with respect to the details and performance of the parties tinder this Agreement, The parties desire to retain a certain degree of flexibility with respect to the details of the deveiopineril of the Project and with respect to those items covered in general terms tinder this Agreement. If and when the parties find that Minor Changes (as hereinafter defined') are necessary or appropriate, they shall, unless otherwise required by law, effectuate such changes or adjustments through administrative amendments executed by the Developer and tile City Manager or his or her designee, which, after execution, shall be attached hereto as addenda and become a part hereof, and may be further changed and amended from tulle to tine as necessary, with approval by the City Manager and the Developer. In the event that the Developer and the City Manager cannot agree oil whether certain changes proposed by Developer constitute Millor Changes or whether such proposed changes are necessary or appropriate, the Developer shall DEVELOPMENTAGREEMENT Page 5 of 27 have the right to appeal the determination of the City TYIDnager to The Planning Cornillission and shall have the further Tight to appeal any determination of the Planning Commission to the City COU_ucfl. The term "Minor Changes" means changes, modifications or adjustments which are consistent w4h the,( overall intent of the Pr0) Ject Approvalsw and hich do nom t aterially alter the Overall 3131111`e, scope, Or design of the Project, including, without firnitatlon. minor changes in locations of tile Project Improvements or infrastructure, the construction or provision of additional Parking spaces within the building envelope of any Parking Structure shOWT) on the Project Approval. and the configuration of internal circulation elements. In effecting these modifications, the City shall fully cooperate with the Developer, provided that the aggregate total density and intensity of the Project are not increased, the pe runtled uses are not modified 11,0111 those In the Prtxject Approvals and spiny changes to The Project Improvements arein accordance with the Applicable Rules, lSinai Changes shall not be deemed to be an amendment to this Agreement under GoverruTICT11 Code Section 05868, and unless otherwise required by law, no such administrative amendmerils shall require prior notice or bearing by the Planning Commission and City Council, ne, following matters shall not be Considered Minor Change,,, but shall be considered substantive amendment,, which shall be reviewed by the Planning Com-nussloriand approved by the City Council: 4,11 .any addition of permitter) uses uses not substantially similar 10 tb0set fort1i in the Project Approvals-, 4,12 Any increase in the maxitnurn height of any permitted Project Improvements', 1 4,23 Any amendment or change requiring a subsequent or supplemental envIronniental impact report pursuant to CEQA, 4,2A Any reduction in the Tmrninum building setbacks and stepbacks for any of the Project Improvements. 4.2.5 .any increase in the overall aggregate square footage of the Project Buildings, 43 Material Protect Modifications, The Developer reserves the right to apply to the City for permits, variances or other approvals to develop portions of the Project in a maniler which may be materially inconsistent with the Project Approvals. In such event., such POTIJOTIS 01' tile PT'QjeC( shall be reviewed and approved pursuant to the rules, regulations, and procedures of the City in effect at the time the Developer makes application to the City for such developinent, and to the extent any such application is inconsistent with this Agreement, such application shall include an application to amend this Agreement, 4-4 'Ne - w Ru - les. 'Phis Agreement shall not prevent the City from applying to the Project the following new rules, regulations and policies, if uniformly applied on a City-wide basis: 4.4.1 Procedural regulations relating to hearing bodies, petitions, applications,, notices, findings, records, hearings, reports, DEVELOPMENT AGREEMENT 811AJ8 Pnop,',nfll recommendations, appeals and any Other "ll'uter Of PF0Ce-duTe, provided that the City's Director Of COmIDUDJiy Developrilent makes all affirmative finding that such changes in procedural regular ons do DOI have the effect of materially interfering with the, substantive benefits conferred to Developer by this Agreement. 4.4.2 Regulations which are not in conflict with this Agreement provided that the City's Director of Community Development makes an affirmative finding that such new regulations won)(] not, alone or in the aggregate, cause development of the Project 1c) be materially different, more burdensome, time consuming or expensive, 4,4.3 Regulations which are necessary to avoid serious threats 10 the public licaltb and safety, provided that The City's Director Of Con-linomity Development makes all affixtriative finding that, if) the maximum CXtCTIJ possible, such regulations have been construed and applied in a manner to preserve the substantive benefits to the Developer of this Agreement, 4AA MandalOry regulations Of the County of 1j)s Angeles, State of California and the United States of America applicable to the Project, provided that the City's Director of Community Development makes an affirmative finding that, 10 the maximull] extent possible, such regulations have been construed and applied in a 11131luer to preserve to The Developer the substantive benefits of this Agreement. If the Developer does not agree with a determination by tile City's Director of Community Development under this Section 4A, the Developer may appeal such deterill inat i oil to the Planning Commission, If the Developer does not agree with the determination of the. Planning Commission, Developer may appeal to the City Council- If' Developer does not agree with a determination of the City Council.. Developer shall have the right to) contest or challenge such m deterniation, I 4. Dascretiotaar pprovals. -flie development Of the Project for specified allowable uses and as described in this Agreement shall require no subsequent discretionary approvals other than the Project Approvals, and no ministerial approvals by the City except for: (a) review an(] approval by the Community Development Director of the exterior elevations of any Project Building or Parking Structure for a determination as to consistency with the architecture of OBI and PSI -. (b) design review, plan checking, grading and building permits solely to evaluate the proposed development for conformity to the Applicable Rules- and (c) any subdivision Or parcel map approvals with respect to the Campus Property that may be requested or required by the Developer subsequent to the Effective Date of this AgTeernent. Prior to the issuance of a building permit for MOB21PS2 and MOB3/PS3, the Director of Community Development shall conduct a review of the compliance by Developer with its obligations under this Agreement and shall report the findings of that review to the City Council, If the Developer is found to not be in compliance with its obligations under this Agreement, the building permit DEVELOPMENT AGREEMENT V7108 Pa Lie 7 of 27 for MOB2/PS1 or M01331PRS3, as applicable, shall not be)ssued until Developer cures or corrects the iteins of non-comphance. I 4,6 No Obfivation to Develop, Nothing in this Agreement is intended, should be constn.ied 1100 shall require Developer to proceed with the construction of any Project Improvernenis oii ),be Cai-ripus Property; provided that any Project Improvemetits consjjructed shalt comply with the requirements for timing and usage set forth in Sections 4,7 and 5 fiereiri, The decision to proceed Or 1.0 forbear or delay in proceeding with the implementation Or construction of the Rr(->Jecl or any Project Improvements shall be in the sole discretion of Developer and the failure of Developer to proceed with c-cmstruction ur anv project Irnprovernerits shall TIN (1) give rise to any rights of the City to terminate thisAgreernerit or (if) constitute an event of' default or give rise to any liability, claim for darriages or I cause of action against Developer. 4.7 jJnjin,&of Constructj2R_2tjt2l�ect I rovernents, 4,7.1 Developer shall not be required to construct die project Improvements in any particular order or -pursuant to ariv particular schedule, provided, howe'v'er, that the following prerequisites to the project Improvements as described in the table below are met: Lvlff� Developer Must: Issuance of a Certificate of Occupancy for Complete the construction of the traffic MOB] mitigation unprovements identified in the IR (collectively, the "Traffic Mitigation Improvements") that are listed in Paragraph I on Exhibit "F'attached hereto, Complete the construction of the Realignment Improvements (as hereinafter defined) that arc listed in Paragraph I on Exhibit -K- attached hereto. Obtain the issuance of a Cerlificate of Occupancy for PSI. Complete all (i) Conditions of Approval that are required for the construction of MOB I and PSI, and (ii) CEQA mitigation measures identified in the EIR that are associated with the construction of MOB I and PSI. DEVFI-OPMEN'r AGREEMENT PaRe 8 of 27 L' Issaaljen of C esti tate of Ccc rpancy for the Obtain the issuance of Certificates of Occupancy t Impatient Building � for PSI and MOB I . Complete the construction of t he Traffic � Mitigation Inaprove:rnents thaat are listed in Paragraph 2 on exhibit —17' attached hereto, Complete the construction of the Realignment Improvements that are listed in Paragraph 2 on i ExIII it ":K" attached hereto. Provide City Required Parking (yrs Hereinafter defined) on the C'arnpus .Property for (i) the I Existing Improvements, iii) any Prior Project Buildings (as hereinafter defined) and (iii) the Inpatient Building. Complete all (1) Conditions of Approval that are required for the c:onstr Uction of the Inpatient .Building, and (ii) CEQA mitigation me-asures identified in the ETR that are associated with the construction of the Impatient Building and any related parking structures. Issuance of a Building Permit forOb72 t Wairr .c issuance of Certificates of Occupancy for PSI asci MOB], ] , Complete the relocation of hospital functions into MOB as specified in Section 5.6 herein. Provide City WWI «mitten verification that plans for the Inpatient building have been submitted to i OSHPD fir afaprDval, Issuance of a Certificate cf C ccupargc y—for Provide. City Required Parking on the Campus C?I32 Property .for (i) the. Existing Improvements, (ii) any Prior Project Buildings and (iii) M0132, d Complete the construction of the Traffic Mitigation Improvements that are listed in Paragraph2 on Exlijbit "F' attached hereto. Complete the construction of' the Realignment Improvements that are listed in Paragraphs 2 and 3 on E.Ydi'bit "K*' attached hereto. 1 rt DEVELOPMENT AGREEMENT R 7t sfl Pace 9 of 27 Complete all (i) Conditions of Approval that ars required. for the construction of N101321 and (at) 1 CEQA rintigation measure:; identified in the I fP that are associated with 1lre co nstuctio11 of MOB and any related parking Structures. 1 Issuance of a Certificate of Occupancy for MOB2 shall be condi ti caned on Developer providing written docurnentation to the City Council that ] 20% of' NIOB2°s leasable space has been ]eared to I- MNMH for Centers of Excellence fa hereinafter defined) Or other hc»pital-related uses. Issu anc:e gaf a :I3u ldirag ;l't:zrnit for -MOB 13 `l Obtain issuance of Certificates of Occupancy for PSI and MOB] t Complete the relocation of hospital functions into MOB l31 as specified in Section 5,6 herein. i I Complete tlrc corastruc;tion of the Ti -a tic Mitigation Improvements that are listed in Paragraph 2 Or) Exhibit '`F' attached hereto. Complete the; construction of the Realignment Improvements that are listed in paragraphs 2 and 3 on l xhibit -K" attached hereto, Foundations for the Inpatient Building shall be complete. In addition, either vertical steel rebrar must be in p13CC for the first structural column section or, if a steel structural frame is to be used, the first vertical steel colun-an section rnust be in ,place. Developer to provide proof that an agreement i with a contractor(s) for completing the Inpatient Building has been entered into. Obtain issuance of a building permit for P 33 .and provide written documentation satisfactory to the Director of Community Development that., upon E issuance of a Certificate of Occupancy for P 3, 1 I Developer shall provide City Required Parking on the Campus Property for (i) the Existing Iar�prove-ments, (ii) any Prior Project Buildings and {iii) 110E 3, The City shall impose as a condition to the issuance DEVELOPMENT AGREEMENT sr!08 Page 10 of 27 of a Certificate of occupancy for MOB3 that a certificate of occupancy bass been issued for PS1 Issuance of to Certificate of -Oc —Cu fla-ncy —r Complete all -(j)Cond- -- MOB3 r" itioris of Approval that are for for the construction of 1MOB3, and (ii) CEQA mitigation mcasures identified in the E[R that are associated with the construction of IN40131 Complete the Traffic NMitip 'Tat on lulpTovernen, that is listed in Paragraph 4 on Exhibit -F- attached hereto, 4.7,2 For PUTPOSes of Section 4.7.1; (a) the term "City Required Isar kij)g" means the number of pal-Knig spaces set forth on Exhibit -G" to dais is Agreement :arid (b) the term "Prior Project Buildings" means any Project , under thjs�Agreement (i) for which a certificate of occupancy has been issued by the City or (I]') which are then under constructiom 4,7-3 For purposes of Section 4.7.1, the term "Centers of Excellence - means the provision of highly specialized health care services via physician and/or hospital - authorized providers Or hospital collaboration around a disease category (,e,g, -- cancer, heall. maternity Or orthopedic or spine) or a service area (c.g. - outpatient imaging) in a central 10catioll, -Centers of Excellence" include diagnostics, treatment, rehabilitation, nursing, physician or community educational programs, clinical research and advanced medical technologies. 4,8 Additional Subterranean Park I Developer shall be permitted to add additional subterranean parking spaces in any Parking Structure beyond the number of City Required Parking spaces required for that Parking Sti-LICtUrC (,the "Additional Subterranean Spaces"), without the necessity of an amendment to this Agreement or the modification of the Pr(aject Approvals, unless the exportation of dirt required for any such Additional Subterranean Spaces shall cause the aggregate cubic yards of dirt export in connection with the development of the Project to exceed 93,293 cubic yards. Should the Developer provide these Additional Subterranean Spices in any Park -Ing Structure, the Developer may reduce the number of City Required Parking spaces in a subsequently constructed Parking Structure by no more than the aggregate number of Additional Subterranean Spaces, 5. Restrictions on Use, Developer agrees that the use of the Campus Property shall be restricted as follows during the Term of this Agreement: 5A all Existing Improvements on. tire G Property and any Project Buildings developed on the G&L Property during the Term of this Agreement shall be used solely for the 8f7/08 DEVELOPMENT AGREEMENT Pa.ee I I of 27 Purpose of (1) the erection, inainteriance and operation of medical office buildings, whicl, njay include, but not be hinited to, die operatioll of doctors' offices; pharl-naci C es, diagnostic injaem- facilities, lab specimen collection, doctor b111119 services, and such other health care servi(,es as may be provided by doctors or IfNiNMH or Its "affiliates, successors and assigns, and (1j) such other medical uses approved m, Nvi-icing in advance by the 14 ospjial, its affiliates, 'successors and assigns; and 5.2 unless otherwise approved by HNINMH in writing (which approval may be given or withheld in IJMNMH's sole and absolute discretion), all new tenants executing a new lease during the Term of this Agreerricrit in any Existing 11-nProvernents and Project Buildings located oil the GcK,.L Prf-iperty lie limited to physicians who, Or pros) 'onal I'es entities c0u'Prised of Physicians the ma)oruy of whore, have privileges to adinit and treat patients at HMNMH; and ,5,3 HNINMH shall have a right offirst offer to lease any space in any, Existing IMPTOVernentS and Project Buildings of the G&L Property in accordance with the procedures set forth in Exhibit I', and 5A HMNMH shall have a right Of first refusal to purchase all or any part of Cid &L Property and the Existing Improvernents and the Project Buildings thereon in accordance with the procedures set forth inExhibit "I", wid 5.5 'The RNIN]AH Property and buildings located thereon (including the Existing Improvements thereon and the Inpatient Building. but e-xcludilig MOB]) sliall be hiri,ited to hospital and frospital-related uses during the Terin of this Agreement, 5.6 WWII shall relocate some or all of the follownio hospital functions to N.-MOBI-I administration, nursing administration, human resources, ulf'onl-Triat on technology, quality and medical staff serv=ice,,,, education, board and educational conference rooms, business services including billing and collections. accounting services, material rnan3geTnent and logistics., clinical case managernent, social services, risk managernent, medical library, medical staff conference rooms, marketing, public relations and COITImunity relations, security and safety arid other support offices, 'These hospital functions %,fll occupy 40,000 rentable square feet in MOB I as part of the inifial occupancy/leasing ofMOB I . 5,7 Except for the Existing Gated Areas (as hereinafter defined) or as otherwise provided in the Conditions of Approval, all parking on the Campus Property shall be available for all uses on the Campus Property, and, where appropriate, reciprocal parking and access casementslagreements either have been or hereafter shall be executed by Developer prior to certificates of occupancy being issued for each parking structure to effectuate this requirement, 5,8 SubJect to completion of the improvements referenced below, expanded .services available on the Campus Property shall include: 5.81 A 50% increase in the current number of intensive care beds from DEVELOPMENTAGREEMENT Pape I? f)f,?,7 12 beds to IS beds in an "])prove(] critical Care Center, to be, located in the current Hospital facility within two years after issuance of a certificate of occupancy of MOB], 5-&2 Neonatal intensive care services to address medical needs of high risk pregnancies and high -risk infants, to be developed within the main hospital 'building or located in the new Inpatient Building within two years following the issuance Of the certificate of occupancy for the Inpatient Building, unless prior to this time another hospital has been located in the Santa Clat-ita Valley which duplicates full-service obstetric care. 5.8.3 A women's services unit to include private labor and delivery= suites and dedicated operating rooms for scheduled and emergency c - section deliveries, along With .post-operative and post.-pw-tum private 1700111-S. to be located if, the new Inpatient Building within two years following the issuance of the certificate of occupancy for the Inpatient Building, 5,8.4 A mHurnurn 50% increase in inpatient Operating room capacity from 4 operating rooms to at least 6 operating rooms, Additional operating rooms to occur upon the issuance of the certificate of occupancy for the new Inpatient Building. 5,8_5 Additional post coronary care private rooms to cornplernent interventional cardiac services, to occur in the existing :hospital facility its services are able to be moved to the new Medical Buildings, or otherwise in the new Inpatient Building upon issuance of the certificateof Occupancy for the Inpatient Building, 5.8.6 Expansion of post-surgical care services with additional private room accommodations in the new Inpatient Building, to occur within two Years following the issuance of the certificate of occupancy for the Inpatient Building, I 5.8,7 Replacement and expansion of campus educational and training facilities for both Hospital staff and community health education, to be provided in the new Medical Buildings within one (1) year of the certificate of occupancy of MOBI . 5.9 TCU Task Force, HMNMH will continue to actively participate in the City's Transitional Care Unit (TCU) Task Force designed to insure that a suitable location and operator for a TCU facility is provided within the Santa Clarita Valley. In addition, the Developer shall contribute Two Flundred and Fifty Thousand Dollars ($250,(00) to the City, to be used at the discretion of the City Council, following a recommendation of the City's TCAJ Task Force, for the feasibility, siting and construction of a facility or other senior health care needs. 17he surra of $50,000 shall be paid upon the Effective Date of this Agreement, The DEVELOPMENT EVELOPMENT AGREEMENT Page 13 of 27 remaining balance shall be paid in equal inslathrients of $50,000 per year oil the anniversary date of the Effective Date of this agreement until the entire amount is paid. If a facility is found and the funds are needed for the purchase and development of the facflily, these funds shall be provided within 30 days upon a written request from the City Manager, 6, Parking. During the Term of Ili -is Agreenient, Developer shall not (1) gate any entralict's tosurface parking areas (other than the Existing Gated Areas for physician parking) or Parking Structures on tile Car -n pus property or (it) charge any patients or visitors for parking on the Campus Property unless: (a) in the case of arly proposed gating of parking entrances, Developer hereafter files an application with the City for a minor use permit of such gating, which application must be submitted to the City Council for its review and approval, arid (b) I , n the case that Developer hereafter proposes to charge patients or visitors for parking on the Campus Properly, Developer files all application with the City foT approval of the right to institule such parking charges, which appficalion rout ' he sub-rnincd to Ilse City Coliiicil for its review and approval, 'In con . iuliction with -filing all application under either clause (a) or (b) ab-ove, such application shall be accompanied by a study that analyzes the potential impacts and benefits of the proposed actions that are the subject of the application. The term "Existing Gated Ni-eas" inearis: (N) the existing surface lot for physician parking located ;adjacent to tile nortli side of the new emergency room for the liospital, which contains 25 parking spaces', and (y) the existing surface lot for physician parking located adjacent to the west side of the rnjin Hospital building, which contains 24 parking spaces, 7. Exactions, Dedications. Assessments -id Public aj— kiwo—Veirlents, I TI Bridge arid 'Iho.L t fare District Fees. For purposes of this Agreement, the tensa "B&T Flees" means any Bridge and Thoroughfare District Fees that are established pursuant to Santa Clarita Code Section 16.21,190, During the Term of this Agreement, Developer shall be responslb]e for the payment of all B&T Fees that are Ymposed by the City in connection with the issuance by the City of a building permit for the construction of any Project Buildings. The B&I" Fees with, respect to each Project Building shall be calculated at the rates in effect on the date that Developer submits its application for tile building permit for that Project Building, provided that such rates are uniformly applied throughout the District. Suiaject to section 73 herein, and subject to approval by the District of an application submitted by the Developer in accordance with the District's guidelines and procedures, Developer shall be entitled to a credit against the B&T Fee for any eligible out-of-pocket costs incurred by Developer in the performance of any required Traffic Mitigation finproverrients. 7. 2 Exactions and Fees. The City agrees that no conditions, exactions, dedications, assessirients, fees, reservations or public improvements whatsoever shall be Imposed or required by the City in connection with any Project Approvals or Lhe development of the Project or any portion thereof except for: (a) the B&T Fees, (b) the Conditions of Approval, (c) the Traffic Mitigation Irnprovernents set forth on Exhibits 'T" and -K", (d) tile obligations of Developer under Section 7,3, and (e) any fees or exactions that the City is Mandated to Impose under a law or regulation adopted after the Effective Date of this Agreement by the federal government, the State of California or the County of LosAngeles Where the Developer must tl I DEVELOPMENT AGREEMENT ac ro Pay.e 14 of 27 PTOYRIC I -OT coust"1101011 Of unprovernerits or dedication of ]and, or bothin lieu of payment of a regulatorY fee Or development imposition, and such consirliction and/or dedication Constitutes, by agreement of the City. full and complete discharge of the obligation of Developer and the Campus Pr(�pert,y for the impact or matter at issue, no future developrnent fee or regulatory imposition may be imposed upon the Campus Property or the development for all Or any portion Lhere,Of for the same Or -similar purpose. 7.3 J P' �-a 49 .... . . -t and �Y-Aeellill` -OfMC�Be,111 P�-arbway. The City desires to wicicri arid realign 'M cBean parkway in the future ]it order to improve overall traffic' circulation (the "NIcBean Frontage Realignment"), The City has requested that the Developer assist the City's efforts to effectuate the McBean Frontage ReallignuIcIlt, COnsiStent vvith Santa Clanta Municipal Code section 17.03.010(E){4) (requirement that a development agreement provide for clear and substantial public benefit) and in addition to the other public benefits provided by Developer herein, Developer further agrees to provide assistance toward the McBean Frontage Realignment by taking the following actions and providing the follow - dedications. pursuant to the terins arid conditions,set forth belowi . ing payments arid 7,33 On Or Prior to tile fifth (5"') anniversary of the Effective Date, Developer shall pay to the City the sum of $500,000 to be utilized by the DEVELOPMENITAGREEM ENT Sri 108 Pape 15 of 27 73-1 Prior to the issuance of the building pet'l-nit for MOB] or PSI, Developer shall dedicate to the City, at no Cost to the City, the POTIOJI Of' the Campus Property that fronts McBean Parkway which is depicted and legally described on Exhibit -Y to this Agreement for use by the City as Tigbt-of---vay for the future McBean Frontage Realig'milent (the "Dedicated Area"). 7-3,2 In addition to the required Traffic Mitigation Irnprovernents listed on Exhibit "F' to this Agreement, Developer also shall complete the construction of the street improvements to McBean Parkway listed on EYJ-iibit -K- to this A greement (collectively, the "Realignment Improvements"), as and when required under Sectlort 4.7 and Exhibit "K", at the respective locations and configurations (collectively, the "Designated Configuration-) ShOW11 On that certain preliminary engineering plan depicting the McBean Frontage Realignment, prepared by DCA Engineers, dated July '24, 2008 (the "Frontage Design Plan"), which is attached as Exhibit "U to this Agreement. The Frontage Design Plan has been reviewed by the City, Exhibit F to this Agreement sets forth the traffic improvements imposed by the City as mitigation measures pursuant to the EI, which are to be performed by Developer as provided therein. Exhibit K sets forth the Realignment Improvements which Developer has agreed to perform pursuant to this Agreement Prior to the issuance by the City of any permit required for the construction of any Realignment Improvement, Developer shall submit to the City, for its review arid approval, detailed street irnprovernent plans for such Realignment Improvement based upon the Frontage Design Plan, 7,33 On Or Prior to tile fifth (5"') anniversary of the Effective Date, Developer shall pay to the City the sum of $500,000 to be utilized by the DEVELOPMENITAGREEM ENT Sri 108 Pape 15 of 27 CI'ly for the McBean Frontage Realignment, I In the event that the McBean Frontage Realiggrurient is a project that is or becomes eligible for the use of B&T Fecs pursuant to Santa Clarita Code Section 16.21,190 i Developer ,,hall be entitled to a credit against the B&T Fee for eligible out-of-pocket costs as (as determined by the rules and relulations governing such credits that are then generally in effect in the City) for those Traffic MitU,,ation Iniprovements described on ExIijbit F as items I(a) and 2(a), and (11) Those, Realignment Improvements described oil Exhibit K as items J(d), 2(a) and 2(b) that are incurred by Developer. 7 A No Eminent Domain, The City and Developer expressly acknowledge and agree that the City shall no, initiate nor prosecute imy condemnation or ernment domain action to acquire any residential real property in connection with the development of the Project. or in order to facifitate dit corlstr-uctiOn of OTIV Traffic Mitigyation IMPTOVel-TICTIts identified on Exhibit 'T' or "K" to this Agreerflent- ':oqj)Lra Lign and lrrij2ljementation by the City and Deve T —iuex- 81 'Process ing. Upon execution of this Agreement, the City shall cornrilence and proceed to complete all steps required of the City necessary of appropriate for the inlpleifieniat)on of Lhis Agreement and the develop hent of the Protect in acconlance with the terms of this Agreement,. including, but not limited to, the processing and checking of any and all subdivision of plat maps, improvement plans, grading plans, building plans and specificat loll's and any other plans necessary for tile development of the Project and the issuance of all necessary building permits, occupancy certificates, or other required permits for the construction, use, and occupancy of the project, "I'lie City acknowledges that TiMNM,H Intends to apply to the City for approval to subdivide the IIMNMH Property so as to create a -separate legal parcel for N40B I and the City agrees to process such application in accordance with this Section 5.1. The City's oblioalions pursuant to this Section 8.1 are conditioned upon the Developer providing the City with all documents, plans, -fees arid other inforniation necessary for the City to carry out its obligations under this Agreement, consistent with, the City's application procedures, codes, ordinancesLandstandards. Ieveloper ill 8.2, Other Governmental Perin ' ts. city agrees to cooperate with D Developer's endeavors to obtain permits and approvals as may be required front other Vverni 0 nental of quasi -governmental agencies 11 ving jurisdictio over the Property or portions a n o thereof (such as, for example, but not by way of firnitation, public ulifities or utility districts and agencies having jurisdiction over transportation facilities and air quality issue,-,) so long as the cooperation by City will, Plot require City to incur any cost, liability or expense without adequate indemnity against or right of reimbursement therefor from Developer. 9. Term of A ueenent, ]'his Agreerrient shall be binding as arid when the ordinance approving this Agreement has been approved by the City COUTICH and the Agreement has been executed by the City and Developer, and shall remain in effect until the fifteenth (15'h) anniversary of the Effective Date (the "Term"). Expiration or termination of this Agreement shall not affect any right arising from permits or approvals on the Campus Property issued by the DEVELOPMENT AGREEMENT 8/7fD8 Page 16 of 27 City prior to such expiration of termination, nor shall such expiration affect arty right the City I Tuay, have by reason of the Developer's covenants to dedicate d lanor -pro,'vide public improven , )Cflts in conjunction With any portion of the Campus Property which is -under construction at Such tlrue. 10. Vesfin iCs� 101 ::.XJSU-n R u �IesIo Q overn, Except as otherwise provided. in this ___­ Aoreerrient, no amendment to, revision of, or addition to any of the Applicable Rules without the Developer's written approval, whether adopted or approved by the City Council or any office, board, corninission or other agency of the City, or by the people of the City through charter amendInCTIt. referendum or initiative measure, shall be effective or enforceabc l ' J I by the City with respect to the Project, and the design, density, intensity, signage, grading, zoning, construction, ren)(AefincP" or use of the Project. No future modification Of City's Codes or ordinances, Or adoption of any code, ordinance, regulation or other action that purports to limit the rate of development over time or directly or indirectly limit the number of building permits issued or obtainable during any period within the Term (whether adopted or imposed by the City Council or through the initiative or referendum process) shall apply to the Project or any part thereof; nor shall any such modification or adoption of a code, ordinance or regulation modify the rights held by Developer hereunder, 10,2 Subse trent. "Slow/No Growth"' Measures, To the -fullest extent legally permissible, any subsequently enacted initiatives, referenda, moratoria or amendmerts A to site General Plan and/or ordinances which contain "slow/no growth" measures, or which by their terms are intended to or by operation have such effect, shall have no application to the Project, 11, OSII.PD Rceulations, The City and Developer mutually acknowledge and agree that Part 7 of the California Health and Safety Code and Part 1, Chapter 7 of Title 24 of the California Code of Regulations grant exclusive authority to die Califomia Office of Statewide I lealth Planning & Development over the construction of the Inpatient Building and any other "hospital building" as defined iii California Health and Safety Code Sections 129675-129680 and Section 7-1 1 1 of Part I, Chapter'7 of Title 24 ofthe California Code of Regulations. 12, Review of C_os2m�pfian�ce. Developer shall request annual review of this Agreement in accordance with Government Code Section 65865.1, Santa Clarita, Code Section 17.03,010.J., and this Agreement, in order to ascertain compliance by the Developer with the terms of this Agreement, 13 Mortgages. 13.1 Morqgp�e Protection, No breach of this Agreement shall defeat, render invalid, diminish or impair the hen of any mortgage or deed of trust made in good faith and for value affecting any portion of the Campus Property or any Existing Improvements or Project Improvements thereon (collectively, a "Mortgage"); and any acquisition or acceptance of title or any right or interest in or with respect to the Campus Property or any portion thereof pursuant to a Mortgage, foreclosure, trustee's sale, deed in lieu of foreclosure or otherwise shall be subject to DEVELOPMENT AGREEMENT 8f7/k)s P�qve 17 of ?7 all of the terins and conditions contained in this Ao �eeent and emitled to all of its beiiefits� The Z__1 m Parries agree that they will make reasonable amendments to this Agreement to meet 1 -he i-equirernents of zany tender for the Projea 13.' No i-port-agee under any. Mortgage Z:� (collective,ly, a "Mortgagee-) shall have an obligation or clutyunder this Agree in ent to perform 'he Developer's Ob-HOatIODS or other affirmative covenants of either hereurideT, or to guarantee such performance. except where such Mongagee attempts to exercise any iighLs hereunder associated with any such obligation or duty, 133 Notice of Default to Mortpa&_e�f�ight of Mortgagee to Cure. if thc City receives notice from a Mortgagee requesting a copy of any notice of I - 9i'ven hereunder and specifying the address for service thereof, and. the said Mortgagee has recorcleci, a copy of such request in the official records of Los Angeles County in the irlanneT required under ("aliforrua Civil Code Section 2924b with respect to Requests for Notices of Defauh, then the City,,, ll deliver to such Nlortoagee, concurrently with service thereon to tile applicable Flarty, , Z:11 any, notice given to the applicable Party, with respect to any claim by such Party that it has riol'cornplied in good faith with the terms of this Agreement il� or has committed an event of default, Each Mortgagee shall have the right (but not tile obligation) for a period of juliety (90) days after the receipt of such notice from such Party to cure or remedy, or to commence to cure or remedy, the claimed default or act of noncompliance set forth In such Party's notice. If the default is of a mature which can oral -Y be remedied or cured by such Mortgagee -upon obtaining pos-session, such Mortgagee n' ay (but is not obligated to) seek to obtain possession ion with diligence andcontinuity t1irough foreclosure, a receiver or otherwise, anv'd may (but is not obligated to) thereafter reined or cure file default or rioncom .pliance within thirty (30) (lays after obtaining possession. If any S�olch default or noncompliance cannot, with diligence, be rerriedled of cured wo-hill such thirty (10) day period, then such Mortgagee shall have such additional tirne as may be reasonably' necessary if) refliedy of cure such default or noncompliance if such Mortgagee commences cure during such thirty (30) day period, and thereafter diligently pursties and completes SuCh CUFe 13,4 Bankr Notwithstanding the foregoing prt,)visions of Lhis Section 13, if any Mortgagee is prohibited from commencing or prosecut'rig foreclosure, or other appropriate proceedings in the 11alUre thereof., by any injunction issued by any court or by reason of any action by any court having jurisdiction of any banIcruptcy of insolvency proceeding involving the Developer, the limes specified in Section 133 for commencing or PrOSeCUthIg foreclosure or other proceedings shall be extended for the period of the prohibition, 14, Default and Remedies, 14,1 'Notice and Cure. 14.1,1 Ili the event of failure by either party hereto substantially to perform any terms, covenant or condition of this Agreement w=hich is required on its part to be performed ("Default"), the lion defaulting party shall have those rights and remedies provided in this Agreement, provided Haat such non -defaulting party has first sent a written notice of Default, in DEVFLOPMEN'r AGREEMENT Smob Page 18 of 27 the inarmer required by Section 18, by registered or certified mall, return reccipt requested, identifying I ,, will) specificity the nature of the alleged Default and the mariner m which the alleged Default maY be satisfactorily cured ("Notice of Default"), In the event of a Default by Developer, the Notice of Default shall also be provided to any Mortgagee of Developer which has delivered a Request for Notice to the City in accordance with Section 13.3. with 14,1.2 In the case of a monetary Default by Developer, Developer shall Pr0MPtlN C0111MCDCe to cure the identified Default and shall complete the ctire of such Default within ten '10-) busiaaess days after p receipt by Developer of the Notice of Default. In the case of a non-rnonetarvDefault by either party, the alleged defaulting party shall -promptly con-unetice to cure the identified Default and shall complete the cure within thirty (30) days after receipt of the Notice of Default, The thu"tv, (30) day cure period for a non -monetary Default shall be extended as is reasonably necessary to remedy such Default, provided that the alleged defaulting partly commences such cure promptly after receiving the Notice of Default and continuously and diligently pursues ,such remedy at all times until such Default is cured. 14-1 Remedies for Monetary Default, 'In the event of Default by Developer 'R the performance of any of its monetary obligations under this Agreerrient which remains unc-Ured 0) uni (10) business days after receipt by Developer of a written notice of default Trona the city and (n) after expiration of Mortgagee's cure period wider Section 133 (if a Mortgagee of Developer has delivered a Request for Notice to the City in accordance with Section 13.3), the City shall have available any right or remedy provided in this Agi-ecri-lent, at law or in equity All of said rernedies shall be cumulative and not exclusive of one another, and the exercise of any one or snore of said remedies shall not constitute a waiver or election in respect to any other ,available remedy. 143 Remedies for Non-Tvionetary Delliult, 14.3.1 In the event of non -monetary Default by cither party hereunder which remains uncured (i) after expiration of all applicable notice and cure periods and (ii) in the case of a Default by Developer, after the expiration of Mortgagee's cure period under Section 13.3 (if a Mortgagee of Developer has delivered a Request for Notice to the City in accordance with Section 13.3), the non -defaulting party shall have available any, right or remedy provided in this Agreement, or provided at law or in equity except as prohibited by this Agreement. All of said remedies shall be cumulative and not exclusive of one another, and the exercise of any one or more of said remedies shall not constitute a waiver or election in respect to any other available rernedy, 1 14.3.22 'Dae City and Developer acknowledge that monetary damages and DEVELOPMENT AGREEMENT 817108 Pipe, P) of ?7 remedies at law generally are inadequate and that specific performance is an appropriate remedy for the enforcement of this AI greeine.m. Dierefore, the remedy Of specific performance shall be available to both the City and Developer under this Agreement in the event Of anorl-inionciary Default, 14,3.3 The City and Developer hereby stipulate that Developer shall be entitled to obtain relief in the form of a Writ Of mandate ill accordance with Code of Civil Procedure Section 1085 or Section I 094.5, as approptiaic, to remedy any non -monetary Default by the City of its obligations and duties under this Agreement, 14,'--',.4 Neither die City nor Developer shall have the right ght to sue for monetary dannages as a result of ,-) non -monetary -Default under this Agreement. 14A Terin'nation of A-p-reernent by City. 14A.1 In the event that W the City finds and deternunes pursuant to Section 12, on the basis of substantial evidence, that Developer has not been in good faith COBIPlial-lCe With the ten -as and coriditions of this Agreen-lent, or (b) the City finds and determines i.hai )_here has -beel) a Defauh by Deiicloper of its obligations under this Agreement, the City may corm-nence proceedings to terminate this Agreement pursuant to this Section 14,4, 1 14.4.2 The procedures for termination I , of this Agreement by the City for the grounds set forth in Section 14.4.1 are as follow -s-, 14A2(a ' ) The City shall provide a written notice to Developer (land to -any Mortgagee ol'Developer which has delivereji a Request for Notice to the City in accordance of Section 13,3) of its intention to teryninate this Agreement unless Developer (or the Mor-tgagee) cures or corrects the acts or omissions that c,o ristitute the basis of s-uch determinations by the City y I the "Hearing Notice,"). The Hearing Notice shall be delivered by the City to Developer in accordance with Section 19 and shall contain the tirrie and place, of a public hearing to be field by tile City C"OUncil On the determination of the City to proceed with termination or modification of this Agreement. ')'fie public hearing shall not be field earlier than: (1) thirty-one (31) days after delivery of the Hearing Notice to Developer, or (n) if a Mortgagee has delivered a Request for Notice in accordance with Section, 133, the day following the expiration of the Mortgagee's cure period, 14A2(b) If, following the conclusion of the public hearing, the City Council-, (i) determines that Developer is in Default of its DEVELOPMENT AGREEMENT 8P108 Page `M of ?7 E obligations under this Agreement or has riot been in good faith compliance with this Agreement pursuant to Section 12. as applicable; and (ii) further determines Haat Developer for I the Mortgagee, if applicable) has not cured the acts or I- onlissions that constitute the basis of the determination tinder subsection (j) or, if those acts or omissions could not be reasonably remedied prior to the public hearing, that DeVelOpeT (or the Mortgagee) has not in good faith commenced to cure Or correct such acts or, ornissions prior to the public hearing or is not diligently and continuously proceeding ihere,,xith to completion, the City Council may terminate this Agreement. 15. N )p qler>errderat.If any provision of this Agreement or the application of any provision of Hats Agreement to a particular situation is held by a court of competent Jurisdiction to be invalid Or Unenforceable, or If this Agreement is teri-ninated for any reason, then such invalidity, Uneliforceabifity or termination of this Agreement, or any part hereof, shall not affect the validity or effectiveness of any Project Approvals or land use approvals which have been issued or granted by the City prior to that time, In such cases, such Project Approvals or land use approvals will remain in effect pursuant to their Own, terms, provision,-,, and conditions of approval. 16 -Be �qjjjLr�dA�Lfioljs_of Parties- FiEgh�er Assurances. The City and the Developer shall execute all such instruments and 'In d documents and take in good faith alt actions neceswy or convenient to consummate the transactions herein contemplated. IT AssigJARIent, '-Fhe right.: of the Developer under this Agreement may be transferred of assigned m whole or in Part to any person acquiring all or any portion of the Campus Propeny or the Proje-ct subject only to the City's written approval of the assignee or transferee, which shall not be unreasonably withheld. Express assumption of any of the Developer's obligations tinder this Agreement by any such transferee OT assignee shall release the Developer from the obligations so assigned and the City shall look solely to the transferee or assignee for perforniance of the assi&med obligations under this Agreement. J& Notices, All notices under this Agreement shall be in writing and shall be effective when personally delivered or upon receipt after deposit in the United States mail as registered or certified mail, postage prepaid, return -receipt requested, to the following representatives of the Parties at the addresses indicated below of to such other addresses as one Party may provide to the other from time to time: DEVELOPMENTAGREEMENT 8nllob Nee 21 of 27 If to the City. City of Sawa Clanta 23920 Valencia Boulevard, Suite 300 Santa Clarita, California 91355 Attention: City Manager f If to the Ltgjh��-11c>snitnl: Henry tvlayo Newhall Memorial hospital 2384-5 McBeau Parkway Valencia, CA 91355 Attention. Roger E, Seaver, President CEO G Valencia, LLC 439 Bedford Drive Beverly CA 90210 Attention-, Steven D-Lebowit.7 With a Copy to - Burke '. Williams & Sorensen 611 West Silth Street,, Suite 2500 Los Angeles, California 90017 Attention,- Carl K, Newton, City Attorney With a copy to: Hooper, Lundy and Bookman, Inc, 10 1 West Broadwav, Suite 1330 San Diego, CA 92101-3890 Attention, StephtriTreadgold, Esq, 'With a copy to: Law Offices of ;Richard A. Lawrence ') 815'I'ownsgate Road, Suite 140 Westlake Village, CA 91361 Attention: Richard A- Lawrence, Esq, 19. Amendment or Cancellation, Subject to meeting the notice and hearing requirements of Section 6586'7 of the Government Code, this Agreenientsway be amended from time to time, or canceled in whole or in part, by mutual consent of the City and Developer, or their respective successol-i in interest in accordance- with the provisions of Section 65868 of the Califori-na Goverm-nent Code, provided, however, that any amendment which does not relate to the I 'erm, permitted uses, density Or intensity of use, height or size Of Project improvements, provisions for reservation and dedication of land, conditions, terms, restrictions and requirements relating to subsequent discretionary actions, or any conditions or covenants relating to the use of the Campus Property, shall not require Tiolice or public hearing before the Parties -inay execute an amendment hereto, X Waiver. No waiver of any provision of this Agreement shall be effective unless in writing and signed by a duly authorized representative of Lhe party against whom enforcement of a waiver is sought and referring expressly to this Section. No waiver -of any right or remedy in respect of any occun-ence or event shall be deemed a waiver of any right or remedy in respect of any Other occurrence of event. 21. Successor and Assigns, The provisions of this Agreement shall be binding7upon and inure to the benefit of the Parties., and any subsequent owners of all or any portion of the Campus Property and their respective successors and assigns, Any successors in interest to the City shall be subject to the provisions set forth in Sections 65,865A and 6586&5 of the Government Code, 22. Interpretation and Governing State Lave. This Agreement and any dispute arising DEVELOPMENT AGREEMENT ii ,Y3 Pige 22 of 27 hereunder Shall be �,,--Overned and interpreted in accordance with the laws of the State of California, This Agreement shall be construed as a whole accoldirig to its fair language al)d COMMO'rl flleanillg 10 aChieVe the QbjeUiVe and purposes of the Parties hereto, and the rule of co-nstruction to the effect that airibiguiti -e to be resolved against the drafting party shall, hot I les ai he errjpjoytd in interpt-eting- this Agreement, both Parties having been represented by counsel in Z�l I , U the negoli�i�iion anti preparation bereof, All legal actions brought to enforce the te-1,111S of this Aizrcenicnt shall be brought and -heard in the Superior COUrt of The Stale of California, County of Angeles, hve Notice arid jk�c 'Construct e )tance. Every Pel'sol) Who, now or hereafter. owns ora utres ally right, title or interest i ji or to any portion of the Campus Property is, and shall be, collcluslvel' deemed to have Consented and agreed to every provision corliamed hereirt, wbelbel, or not any re fcrence to this A,(p-eettient is C01711.111ned in the instrilinent by which such persoj, acquired all interest in The Campus Property, 24 NoThird Part' - Beneficiaries, This Agreement is made arid entered into for the sole protection and benefit of the Parties and theirsuccessors all(] assignis. Nc) other person shall have any right of action based UDOn anV Provision of this Agreernenj 2'S. Anornevs' Fees, 11' either Party conimences any action for the interpretation, cal'o.1-ce'lleill, termiration, cancellation Or rescission hereof, or for specific perforl-rianct of the breach hereof. the prcval)jrlg party, shall be entitled to its reasonable attorney -s° fees and costs. a6- Counterparts, 'This Agreement may, be exectited jil two or n,)Ore 'd 1, eritica) counterparts, eacFlof h,J, shall be deemed to be an original and each of which shall ISL deemed to be one and the same insiti-injeni wben each Party SjgDS each such COUnterpayt, 27. Incc 2—unration of Attachments, Ail recitals and attachments to this Agreement, including all Exhibits referenced herein, and all subparts thereto, ,are incorporated herein by this reference. 2& P-clernjnilions. Whenever in this Agree.n-tent the consent or approval of any party to this Agreement is required, such consent or approval shall not be unreasonably withheld or delayed. Ill addidorl, unless a contrary standard or right is set forth herein, whenever any party hereti-,) is granted 4 right to take action, exercise discretion, or male - an allocation ,judgment 0T other deterri-iination, each party hereto shall act reasonably and in good faith and take no a0c,ii which might result it' the I'Fustf -WiOn o1` the expectations of the other Parties concerning the benefits to be ertjoyed u.nder this Agreement as expressed in this Agreejneni, .9, Defense of Actions, 29.1 If ariv legal ac6ori or other proceeding is instituted by a third party or parties (includi-rig without Iii-nitation, another governmental entity or official), challenging - the validity oi' ally Provision Of the Project Approvals, the EM or other CEQA actions related to the Project, or this Agreement, Developer and the City shall cooperate in defending any such action. The City shall promptly notify Developer of any such legal action against City within five (15) 1 DEVELOPMENT AGRFENIENT 8MG8 Pip�- TI ofT7 bu,sjuess days after the City receives -service Of PTOCCSS, except for any, petition for injunctive relief, in which Case the Cily shall notify Developer immediately upon .receipt of notice therr _of" Developer shall indertinify, hold harniless and defend the City, and any of its officers, ernployees Or agents for any claim or lawsuit I)I-01.1ght to challenge the validity Or enforcement of the Project Approvals, the EIR or other CEQA actions related to the Project, or this Agreement, instituted by a third PaTIN' Or another governmental entity or official- provided, however, that if the. City fails to cooperate in the defense, Developer shall not thereafter be responsible :for the City's defense costs Developer shall reimburse all of the City's defense costs including, without limitation, court costs, attorneys fees and expert witness fees. Developer shall promptly pay all nionelary aW a rds, - judgIncrits, verdicts, Court Costs arid attorney's fees that May be awarded in such action, The City shall be entitled to select counsel to conduct its defense In any such action-, prov=ided,however, that the City shall ;instruct such counsel to cooperate with Developer as provided in this Section .29.1. 29-2 The. filing of anylawsuit(s") by third party (not a Party to this Agreement) after the EffecHve I Z7 Date against tile City andior Developer 1-631-ing to this Agreement or to eitherdevelopmenIt Z) issues affecting the Project shall -not delay or stop the processing or issuance of any permit or authorization necessary for development of the Prqjecj, unless the City in good fauit determines that Such delay is legally required, 30. E-itop _pEither Certificate. party may, at any dine, rand frorn tinge tune, to .�j __, ime, (but no More frequently than four (4) tiines in any calendar Year) deliver written notice to the other party requesting such party to certify in writing that, to & JCn0W1edgC Of the certifying party, (I) th ' is Agreement is in full force and effect and a binding obligation of the parties, (fi) this Agreement has not been amended or raodified either orally or in writing, or if so airiend'ed,, identifying the amendments, arid (iij-) the requesting party is not in default in the pel-ftyrinance of its obligations Lander this Agreerncut, or If in default, to describe therein the nature and arnount of any such defaults. A party receiving a .request hereunder shall execute and return such certificate or gine a written detailed response explaining why It mill not do so within thirty (30) days following die recti ipt thereof, Each party acknowledges that such a cerfificale May, be relied upon by third Parties acting 'in good faith. A cenificale provided by City, esublishing the status of this Agreement with respect to the HMNMH Property or the" Gail~ Property shall be in recordable Z-� form and may be recorded with respect to the affected Parcels at the expense of the recording party. Failure to deliver suchii certificate or a written denial within the time specified above shall constitute a conclusive presumption against the party failing g to provide the certificate that this Agreement Is in full force and effect, without inodification, except, as inay be represented by the requesting party; and that there are no uncured defaults In the pe-rforrnance, of tile requesting party except as may be so represented, All costs incurred in providing the notice(s) anticipated by this section including reasonable attorney's fees shall be home by the requesting party, 3L Authorized Delays. Performance by any Party of its obligations hereunder shall be excused duringany period of Excusable Delay, as hercin' after defined, provided that the Party claiming the delay gives written notice of the delay to [tie other Parties as soon as possible after the same has been ascertained. For purposes hereof, "Excusable Delay" shall mean delay that directly affects, and is beyond the reasonable control of, the Party claiming the delay, including without limitation, (a) act of' God; (b) civil comi-notion; (c) riot; (d) strike, picketing or 8FI/08 DEVELOPMENT AGREEMENT Page 24 of 27 other labor dispute; (e) shortage of materials or supplies; (f) damage to work in progress by reason of fire, flood, earthquake or other casualty; (g) failure, delay or inability of City to provide adequate levels of public services, facilities or infrastructure to the Property including, by way of example only, the lack of water to serve any portion of the Property due to drought; (h) delay caused by a delay by other third party entities which are required to approve plans or documents for Developer to construct the Project, or restrictions imposed or mandated by such other third party entities or governmental entities other than City; or (i) litigation brought by a third party attacking the validity of this Agreement, a Project Approval, or any other action necessary for development of the Project. Except for an Excusable Delay under clause (i) above, the payment of fees or monies by Developer under this Agreement shall not be excused or delayed during any period of Excusable Delay. 32. Administration of Agreement. Any decision by City staff concerning the interpretation and administration of this Agreement and development of the Property in accordance herewith may be appealed by the Developer to the Planning Commission, provided that any such appeal shall be filed with the City Clerk of City within ten (10) days after the affected Developer receives written notice of the staff decision. The Planning Commission shall render its decision to affirm, reverse or modify the staff decision within thirty (30) days after the appeal was filed. Thereafter the Developer may appeal the decision of the Planning Commission to the City Council pursuant to the same deadlines. The Developer shall not seek judicial review of any staff decision without first having exhausted its remedies pursuant to this section. SIGNATURES ON THE FOLLOWING PAGES DEVELOPMENT AGREEMENT WIN Pam 25 of 27 u 11 IN WITNESS WHEREOF, the parties hereto have duty executed this Agreement. "Ci ty» CITY OF SANTA CLARITA a municipal corporation Dated: January a3, 2009 ! By: Assistant City Manager f or Ken ulskamp ATTEST.- Sharon TTEST: Sharon Dawson _ City Clerk APPROVED AS TO FORM.- City ORM: City Attorney Dated: January L7/, 2009 817108 City Manager Q'o " co \ Vim. \`��G.. ,_ ,.a��•t ,L '"_ cc>l 3� '-� �• ftp ..:_ � . ��� '`�'"�+.rrrrrtNtt rtt�t� "I IMNMH" Henry Mayo Newhall Memorial Hospital, a California non-profit publZbeit corporation By: _ Roge . Seaver Pres eent/CEO MIZ DEVELOPMENT AGREEMENT Page 26 of 27 "G&L" G&L Valencia, LLC, a California limited liability company By: G&L Realty Partnership, L.P., a Delaware limited partnership Its: Sale Member By: G&L Realty Properties, LLC a Nevada limited liability company Its: General Partner Dated: Januaryt , 2009 By: Steven D. Lebowitz Its: Member 1 DEVELOPMENT AGREEMENT W/08 DEVELOPMENT 27 of 27 C Ci ACKNOWLEDGEMENT State of California County of Los Angeles On 0? -S, 2009, before me. Jqu — C�, personally appe d KEN - , who proved to me on the basis of satisfaonce to be the person 0 whose name( i subscribed to the within instrument and acknowledged to me twE hek eAhey executed the sa in hiS/hes4he4f authorized capacity(-ies}, and that by his/her4heir- signature(x on the instrument the person) or the entity upon behalf of which the person( j` acted, executed the instrument. (p.t PCtt.� I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature oR4 t rry r CC Glu ttrrrruq!!!!/i ! �11N\ (seal) .�-'c ' U i ?' FX, p 5, cD p COC fFQR`� 8!7108 EXHIBIT `°L" TO DEVELOPMENT AGREEMENT Page L- I ACKNOWLEDGEMENT State of California County of Los Angeles 17 On 2009, before me, e Ilk personally appear d ROGER E. SEAVER, who proved to m�eoasis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me the he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s) or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal CAMD W RN"- 0j C0M"*d0n 167390 io (seal) Nakxv ft 9AC bN. CMWft Offft Signature okotd Los *VOILA CoMly EAP(mw AA 21, 2014 817/08 EXHIBIT -L- TO DEVELOPMENT AGREEMENT Page L-2 �:I ACKNOWLEDGEMENT State of California County of Los Angeles On ~' 2009 before me ( r -�.----x , � �,�an_ J� 1�rP,, 4_T1�� f1V� r } � t � ,personally appeared STEVEN D. LEBOWITZ, who proved to me on the basis o satisfactory evidence to be the person(g) whose nameW isMm-subscribed to the within instrument and acknowledged to me the hefsheAhey executed the same in his4wrAheir authorized capacity(i4a}, and that by his/IwAheir signatureo on the instrument the person(( or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of �►iiri = foregoing paragraph is true and correct. MIEN tMIE Comrtalon #t 1697623 WITNESS my hand and official seal. �OOSiO !os Arpeies County iooMy Canm. Expket Oct 31, 201 (seal) Signature of Nota EXHIBIT "L" gyros TO DEVELOPMENT AGREEMENT Page L-3 EXHIBIT "A" Legga) Description of M-lNiN411 Propedi PARCE'LS I A!NlD 2) OF PARCEL MAP NO, 3083, IN THE CITY OF SAN71A CLARITA, COUN-nOF LOS ANGELES, STATE OF CALIFORNIA, AS SHOWN ON PARCEL MAP DICED IN BOOK 45, PAGE 91 OF PARCEL NI SPS, IN THE OFFICE OF THE, CO'U`Nl'Y RECORDER OF SAID COLTNqY. EXCERFING TIIEREFROM 'ITIE FOLLOWING DESCRIBED PARCEL.� BEGINNING AT TFM-NI40ST SOUTIfERI.-Y CORNER (.)F SAID .1).ARCEL 1, SAID CORNER LYING ON 'TF -IL NORTHWESTERLY LINE OF- MC BEAN PARKWAY', 100,00 Il --ET lrNIDE, SAID NORTI-R-YESTERLY 1-1314EAI-SO BEING A CURVE., CONCAVE N(W111WESIERLY AND HAVING A RADJUS OF 1950.00 FEE -r-, Tl-IENCE NOR'TliWF-Sl"1---R)-.Y ALONG THE SOWTIM7ESTE�,RLY LINE OF SAID PNRCEL 1, NORTH 19 DEGREES 37 MINI-YTES 08 NG A P_A, A SECONDS W -11 -ST, 551.q,) FEET, SAID SOLT114WESTERLY LINE ALSO BEII � DL L LINE TO SAID CURVE. 'THE- NICE NORTH 42 DEGREES 30 NIAIN'RUFFES 21, SECONDS EAST, 510,04 FEET; TI-TENCE S01-7-1447 DEGREE'S 43 MINUTE -S 44 SECONDS EAST, 10196 FEET SOUTH 42 DEGRE.ES 24 NIIINrUTES 24 SECONI)S FAST, 37.17 FE -,ET; TJJENCE SOUTH 38 DEGREE -S 57,MINUTES ()(,-J SECIONDS EAST., 224,83 FEET; TUENCESOUT17H 51 DEGREES 19 MINITrES 23 SECQNT-)S'kTST, 20,00 FEEE.THENCE SOUTH 38 DEGREES 351 M'LN'AJTI--S 36 SECONDS EAST, 108.15-, TI-IENCE SOU`H 33 DEGREE -S' 01 MINUTES 43 SECONDS E.,kST, 45,04 FEE -I -; 'TI -fl --,NCE NORTH 51 DEGREES 32 NIIINUFE'S 59 SECONq)S EAST, 18,85 FE ETI- THENCE SOUTH 38 DECREES 36 MINUTES 22 SECONDS EAST, 118,74 FEET, TRENCE NORTH 51 DEGREES 40 MINUTE'S 23 S.ECONDS EAST, 24.(Y) FEJ-:F-,'ri-iE-NCE SOU`H 41 DEGREES 24 MINUTES 03 SECONDS EAST,250,71 EE T,- SOUTH 03 DEER EES 50 WWTES (X) SECONDS EAST. 21.88 F -q7 -:F -'T TO A PofN,,r ON SAID NORTITWESITRLY LINE OF MC BEAN PARKWAY, 100,(K) ffET WIDE AND SAID CURVE, A R1kl)IAL LINE TO SAID CURVE BEARS NORTH 41 DEGREES 08 M-lNU-IT--S 36 SECONDS WEST-. 17HENCE SOL71-1WESTERLY ALONG SAID CURVE T.14ROUGE1 A CENT.R.A.1- ANGI-E OF 21 DEGREE'S 31 M.IN'UTES 28 SECONDS FOR AN ARC LE -NG -.n, -i OF 73156 FJ ---ET TCF THE POINT OF BEGINNUJG FOR THIS DI.--,SCRUYTION, I EXHIBIT"A" 817/08 TO DEVELOPMENT AGREEMENT Pagge A A EXHIRIT "B" Lf. -gal Descriptioll of G&L Property THOSE PORTIONS OF PARCELS I AND 2 OF PARCELMAP NiO. 3083, IN THE CITY OF SANTA CLARITA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS SHOWN ON PARCEL MAP FILED IN BOOK 45, PAGE 91 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID t-OUNTY. BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST SOUTHERLY CORNER OF SAID PARCEL 1. SAID CORNER LYING ON THE NORTHWESTERLY LINE OF MC BEAN PARKWAY, 100.00 FEET WIDE, SAID NORTHWESTERLY LINE ALSO BEING A t URVECONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 1950,00 FEET; THENCE NORTHWESTERLY ALONG THE SOUTHWESTERLY LINE OF SAID PARCEL., L NORTH 19 DEGREES 37 MINUTES 08 SECONDS WEST, 551-90 FEET. SAID SOUTHWESTERLY LINE ALSO BEING A RADIAL .,INE TO SAID CUR'V­E, THENCE NORTH 42) DEGREES 30 MINUTES 21 SECONDS EAST. 510.04 FEET'; THENCE SOUTH 47 DEGREES 43 MINUTES 4-1 SECONDS EAST. 103.96 FEET-, THENCE SOUTH 42 DEGREES 24 MINUTES 24 SECONDS EAST, 37, 17 FEET; THENCE SOUTH 358 DEGREES 57 MINUTES 00 SECONDS EAST, 24.83 FEET- THENCE SOUTH 51 DEGREES 19 MINUTES 23 SECONDS WEST', 20,00 FEET: -Fi4ENCE SOUTH 38 DEGREES 35 MINUTES 36 SECONDS EAST. 108.15',THENCE SOUTH 33 DEGREES 01 MINUTES 43 SECONDS EAST,, 45,04 FEET, THENCE NORTH 51 DEGREES 32 MINUTES 59 SECONDS EAST, 18-85 FEET", THENCE SOUTH 38 DEGREES 36 MINUTES 22 SECONDS EAST, 118,74 FEET- THENCE NORTH 51 DEGREES 40 MIN`TES 23 SECONDS EAST, 24,00 FEET. -THEN CE SOUTH 41 DEGREES 24 MINUTES 03 SECONDS EAST '250,71 FEET, THENCE SOUTH 03 DEGREES 50 MINUTES 00 SECONDS EAST, 21,88 FEET TO A POINT ON SAID NORTHWESTERLY LINE OF MC BEAN PARKWAY, 100-00 FEET WIDE AND SAID CURVE, A RADIAL LINE TO SAID CURVE BEARS NORTH 41 DEGREES 08 MINUTES 36 SECONDS WEST; THENCE SOUTHWESTERLY ALONG SAID CURVE TFIROUGH A CENTRAL ANGLE OF 21 DEGREES 3) MINUTES 28 SECONDS FOR AN ARC LENGTH OF 732-56 FEET TO THE POINT OF BEGINNING FOR THIS DESCRIPTION, EXHIBIT "B" SPA)? TO DEVELOPMENT AGREEMENT pnclp RI EXHIBIT "C" Map of Campus Property The Map of the Campus Property is on the following page n EXHIBIT "C" snioa TO DEVELOPMENT AGREEMENT Page C-1 I I aA <1 "D EXHIBIT "D" Existing Improvements A Site Plan of the Campus Property depicting the Existing Improvements is on the following page. Pj EXHIBIT "D" gnim TO DEVELOPMENT AGREEMENT Pavy Tl -1 E k Avg,, -4 own An its r P JV A-1 I 9- E&M EXHIBIT "E" Master Plan The Master Plan for the Campus Property depicting the Project Improvements is on the following page. F EXHIBIT **E" 8nlo8 TO DEVELOPMENT AGREEMENT Page E- I I 1:1 1 lK ;I OVA L; ;I I . I PTJOK to Issuance of tile Certificate of Occupancy for MOBI. The following traffic nuil-atiODS Set forth in the EfR must be completed by Developer prior to the issuance by tile City of a Certificate of Occupancy for ,GOBI (a) McBean Parkway at Magic Mountain (Intersection #45): Add ri third through lane to the westbound direction (by re -striping the lanes) and add right -tum overlap phasing for the westbound Fight -turn movement j'by signal modification). (b) Orcliard Village Road at Wiley Canyon Road Outer section #54): Add a separate northbound riglit-Turn Jane with Tight --turn overlap phasing (within existing right- of-way between Wiley Canyon Road and the Santa Clara River South 'Fork Bridge). (I C) Orchard Village Road at McBean Parkway (Intersection #55): Widen the southbound approach at the main driveway into the Cainpus Property to allow for a left - turn lane and a second through lane. I 1 2. Prior to issuance of the Certificate of Occuparts: v for either the Inpatient Buildit or MOB'. The following traffic mitigations set forth in the EIR must be completed by �t Developer prior to the issuance by the City of a Certificate of Occupancy for either the Inpatient Building or MOB2: I (a) Mclican Parkway at Magic Mountain Parkway (Intersection #45): Add a third through lane for eastbound direction (by re -striping the lanes'). (b) Orebard Village Road at McBean Parkway (Intersection #55): Add a separate westbound rig ' ht-turri lane for access it) the Campus Property and a separate southbound rip.lit-t-LAM Jane at the main driveway to the Campus Property, (c) Valencia Boulevard at Magic Mountain Parkway (Intersection #57)t Add a second west-bowid left -tum lane by removing the existing right -turn lane (by re -striping the westbound approach as a mit-Tor image of the existing eastbOUnd approach), 1 Prior to Issuancer . of Building Per for MOB3, Satisfy The requirements of EIR mitigation measures TR7 andTR8. 4. Prior to Issuance of Certificate, of Occupancy for MOB3. The following mitigations set forth in the EIR must be completed prior to issuance by the City of a CeftlfiCate of Occupancy for MOB 3- {a) Orchard Village Road at McBean Parkway (Intersection #55): Restripe the hospital driveway to reconfigure the first through lane to be a shared left turn/through lane, EXHIBIT "F' 817/08 TO DEVELOPMENT AGREEMENT PaeeF- I u n EXHIBIT "G" City Required Parking The chart of the City Required Parking is on the following page. EXHIBIT "G" $ TO DEVELOPMENT AGREEMENT Page G-1 E jr i3 lu Im 0' al 0 0 Qq z z E L EXTUBIT"IT' Right of First Offer - Lease ofVacaojt SI-jace FOr Purposes ol'Section 5,3 of the Agreement, I-INNINN111 shall have the right of first offer �n to lease any space in any :Existing Improvement or Medical Building on the G&L Property that frorn tirrie to time becomes vacant ( ' the "First -Offer Space"). G&L shall provide MMNMH with written notice (the "First -Offer Notice") when any First -Offer Space becomes avadable for lease (the "Specific First -Offer Space,'), which notice will state the basic CC01110MIC terms and conditions of such lease, including the rent. HININMI-1 shall have twenty (20) days after receipt of the First -Offer Notice to accept or decline to lease the Specific First -Offer' Space on the sanic terms as contained in the First -Offer Notice- If' HNINIMH declines to lease the Specific First -Offer Space or fails to agree to lease the Specific First -Offer Space in writing within twenty (210) days fojlovving receipt of the First -Offer Notice, YIMN'MWs right of first offer Mth respect to such Specific First -Offer Space shall terminate until such right arises again pursuant to this Exhibit "U", UDOJI such termination, G&L may then lease the Specific First -Offer Space to any tenant, subject to the provision,-, ) . of Section 5,2 of the Agreement-, provided, however, that if G&L desires to lease the Specific First -Offer -Space to another tenant at a rent that is less than niDety Percent (90%) of the rental amount set forth in the First -Offer Notice, G&L shall provide I-EKNINUI with a right of first offer on The revised terms (the "Revi,sed Lease Offer") and HNINN111i may, within five (5) business days after receipt of' the Revised Lease Offer, elect to lease the Specific First -Offer Space on the same terms as contained in the Revised Lease Offer, If G&L has not entered into a lease to )ease the Specific First -Offer Space to a tenant other than PI MM, within one hLindred Qighty (ISO) days after HIMINMI-i's receipt of the First -Offer Notice, or if` such Specific First -Offer is leased to tena'nt but later becornes vacant, then G&L shall again offer such Specific First -Offer to IAMNMIA pursuant to the procedures set forth above in this -Exhibit. "I'. VEXHIBIT "H" 1108 TO DEVELOPMENT AGREEMENT Page Ii- I EXHIBIT"I'l Right to First of Offer — Sale of G&L Property For purposes of Section 5A of the Agreement, 11MNWI shall have the, right of first ofl*c I r to purchase all or pail of the G&L property in accordance with the procedures in this Exhibit '*Y'if G&J, decides to sell all or part of the G&L Property (the Specific First -Offer Property,"), then G&L shall provide to HNNINNIH the specific terins upon which G&L is willing to sell the Specific F�i_rst_ Offer Property (the "Offer Terms"). H.M.NIN111 shall have :forty-five (45) days after receipt of the Offer Terms to accept or decline in Purchase the Specific first -Offer Property on the Offer Terms, If HMNMIJ declines to, purchase the I Specifi I c First -Offer Property or fails to agree to purchase the Specific First -Offer Properry it) Writirl" Within forty-five (45) days follow' 1'c friar, HIMN-MI-I's richt o I r� Ing" FCCOPI of the Offer a f first rchjsa Z71 I with respect to the Specific First -Offer Property Shall expire and be null and vold, G&L may then sell the Specific First -Offer Property to any purchaser, provided, howcver� that al G&L desires to sell the Specific First -Offer Property to allothei- purchaser' at a PUTChaSe price that is less than ninety percent (9017r) of the purchase price set forth in the offer Terins, G&L will provide IIMNN414 with a right of first offer on the revised terms (the "Revised Offer aild -WNNHI may, within ten (10) days after receipt of die Revised Offer Ternis elect to purchase the Specific first -Offer :Property 'on the Revised Offer 'Terms. If G&L has not entered into a contract io sell the Specific First -Offer Property within One hUDdred eighty 180) days after HNINIMI{'s election jic}, 10Purchase as set forth above and G&I—still desires tea sell the Specific Firs,t-,(,)ffcT property, then G&L shall again offer such Specific Firsi-Offer Property to H]VINMH pursuant to the procedures set forth above, except that HN/11NIME shall only have fifteen (15) days., instead of fortyve 05) days, after receipt of the Offer Terms to elect to accept or dec'fine to purchase the Specific ;first -Offer Property on the Offer `Terms. I 817/08 EXHLBTF "I" TO DEVELOPMENT AGREE MENT Pate I- I L EXHIBIT "J" Depiction and Description of Dedicated Area Maps depicting the Dedicated Area and legal descriptions of the Dedicated Area are on the following pages EXHIBIT `7" 0$ TO DEVELOPMENT AGREEMENT Page 3-I EXHIBIT Jl HC")'SPITAL PAR( -',EL W I La ,n@ "K "I n F (S -5 N, 0-7 'll 0 Z U < LO RAD) w CL rr i�D 0 50, Lu w w fl- 0 -a W I La ,n@ "K "I n 'A' RAD) 4. 2,50,-7 2 4 Ofy l/ ?N51-32-J9�, V1 /V- 9 rt 5011/ SO" IV7 00, 50 NOT TO SCA! 00 P 0,8- = MOSI SLY SW CORNER 'PiRcFl PEP, LEGAL DESCRIPTION 0 Z 'A' RAD) 4. 2,50,-7 2 4 Ofy l/ ?N51-32-J9�, V1 /V- 9 rt 5011/ SO" IV7 00, 50 NOT TO SCA! 00 P 0,8- = MOSI SLY SW CORNER 'PiRcFl PEP, LEGAL DESCRIPTION ExjlIBj7jj I-E%AL DESCRIPTION FOR S_' r RE f T 1) E, D I CA T 10 NI H 0 S I'l _LA�L P A R CE L THAT PORT -ION RASVC EL Y', JJERETNAf['ER KNOITN ,IS '!P;,kRCEL 1", OF "lliAT CERT,4vl,,N"CE RTI FI CATE OF COMPI-L-kNCE" 11"N Tl­fl� ( Y OF SANT Tr TA _1 CLAj?,IT A. COIJTNT'� 04 LC SI ANGELES, SIA'I'LOF CALIFOP It,a, AS RECORDED OC-TOBER 7, 210}4A NSTRUNIE'N'T NO 04-12587647OF OFIFIt-,*iAL :RECC)R D& FT4_�- . JI ' 11- OFFICE OF "I CoLJN'jl'Y.p_ECO,RDER OF SAID COUNTY , DES(.­RtBED AS IFOLLOWS: BEGINNING ATTI­JE ?vl()ST SOUTILERLY SOUUTHWE-ST CORM -PF,, OF SAID PARCE, It, SAID SOUTHWFST CORINER BEING ?TLE SOUTHERLy ERMIA"It"S OF 'FILE %X­ESTERLY LINE (--')F SAJD PARCEL, I SHOWN AS HAVENG A BTH,4�RING A_N,`FD DISTANCE OF SC}IJI'll 01E50'00"' EAST 21.88 FEET ON EXHIBIT "B" OF SAJD CERTIFICATE 01F COMPLIANCE; THENCE ALONG SAID _VVESTEPI_,y LINE OF PARCEL 1, NOR TH 03E-0'()o'­4NF ,ST, 16 71_)FEEET; THENCE LE,4,-VjNjG .1 , SATE W-ESTERLY LINE ON A LINFE, HEREINAFTER KNOWN AS "LINE. A", BEARING NORTH 41E4449"EAST, A DISTANCE OF 95.82 FEET TO A POINT O -IN AN_'ON-T:,6uN_cJENT CURVE, HEREAFTER KNO'WN AS ­ClJRVE-A'% 'CONCAVE NORTHWESTERLY, HAVING A RADI LIS OF 1988.33 FEET, A RADIAL LINE TO SAJD POINT BEARS SOUTH 43E22'48" EAST; THENCE NORTHEASTER -LY ALONG SAID "CURVE -A" AN ARC DISTANCE OF 250.91 FEET THROUGH A CENTRAL ANGLE OF 07El3'5_5" TO A P0111N7 ON A NON-l"ANGENT CURVE, F I EREAFTER KNOWN AS "CLTRVE-B", (-ONcAVE NORTH'WESTERLY, HAVING A RADYUS OF J31'"72.66 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 49E56'48" EAST, THENCE NORTHEASTERLY ALONG SAID "CURVE -13" AN ARC DISTANCE OF 40.6FEET THROUGH A CENTRAL ,C A:N )LE OF OIE41'53" TO A POINT ON A NON-TAJN(_jENT CURVE, -HEREINAFTER KNOWN AS "CT-TRVE-C!", CONCAVE- SOUTHEASTERLY, HAVING A RADJUS OF 1081.49 I;E-,ET, A RADIAL LINIE TO SAID POINT BEARS NORTH 48Ef '328" WEST; THENCE NORTHEASTERLY ALONG- SAID "CURVE -C" AN ARC DISTANCE OF 7113 FEET THROIJIGH A CENTRAL ANGI.-E OF 03E4917 TO A POINIT ON A NC N­T`A�TINIG)ENNT CURVE. HEREINAFTER KNOWN AS "CURVE -D", CONCAVE NORTH WESTERL Y, HAVING A RADIUS 'l_)F 1935.52 FEET, A RADIAL LINE TO SAID P(_'JNT`BEA_RS SOUTH 551301'04" EAST; THENCE NORTH EASTERLY ALONG SAID "CURVE,-D"AJN :ARC DISTANCE OF 448-66 FEET THROUGH A CENTRAL ANGLE OF i 3E 1653" 'TO A POINT ON A NON-TA-NGENT LINE, HEREINAFT'ER KNOWN AS "LLNIM-13", HAVING A EXIJIIFT.Jl I jX(--,AI, DF-SCRIP`FOR STREEI'DEDICATION' H 0SPITAL PA R CEL '7 BEAPINK", N'0-7- EAST, THENCE ALONG, SAJ F- il-)�RTH )3E041 - - 1� , "(A i FAST, 14,84 F-EIEll- TO A P0JJNT ON A Cl,"!F'VE, lij lKEIN"AFFER t6 CUR 'S "NTH—El', 0')NCAVE liAVING A FADR.]S OF 284.87 F-tETA RADIAL LINE Tct SAJ,D 'AEST. -FJIEN07,, ALOW-11, SAfF) -CURVE-EE" AjR,(,'DIs'rAN(.-,'E- OF _4 LO ' FEEll' THROUGH A CENTRAL ANGLE OF 08E]5.41" 'F0 A POINT ON A NON-TATNIGENT 'LINE, HERFINAF-FER KNOWN As IiAVING A BEAT�,.ING NORTH 19 -EM -2`28" EASTI 110'4CE ALONG SAID "l -INT -C", NORTH 19F,0228" EAST, 69,75 FEET TO A POINT ON A N(DWI-AN GENT CURVE, liJ.-,REJN.A-,FTFR JN( -)(}WN AS "CURVE. -FF", CONCAVE SOUTI-11EASTERLY, j 7"21E08"i20" 'VYTS'-!" THENCE NORTHEASTERLY .Al-, NG SAID"CURVE-17" AN' A.RC DISTANCE OF 230,46 FEE TTEROUGH A CENTRAI AjN(-j,L,,E OF ME -53-16' TO A POINT ON A NON -T ANGENIT LINE, HEREINAFFER K"J"JOWN AS -'LINE-D", HAVING A BE.ARING N'ORTH 27E]'I"08" EAST, THENCE ALONG SMD "LJXF-�"DT, NORTH EAST- 7.7,15) FEET TO A POIN'FON A INON-TANGENT ClJRV'. HEREINAFTER ,IkS 11C I T KNOWN , 'jRVE--G`, CONCAVE NORTITWESTERLY, li,AVIN,'(--) A RADPJS OF 1970,03' F -EE -l', A RAI -AAL LINE TO SAID POINT BEARS SC)UTH '72"Et)9'51" EAST; 11- ENC NORTHEASTERLY A -LONG SAID "CURVE -G" AN APC DISTANCE OF 163.32 FF,FT THROUGH A CEWRAL ANGLE OF 04E45'00" TO A POIN'T ON A NON- TAN,GENT L.VNE, HEREHNAFTER KNOWN AS"LlINE-E", HAWNG A BEARING S017H 7 113`515'46," EAST, SAJ.D "LINE -E" BEING THE NORTI lEAST LINT. OF SAID PARCEL I T-JRE'N(_-'h ALONG SAID "L1l",lE-E", SOUTH 77E5514' EAST, 7.991 -`EF 1 TO A POINT ON A NON-'I'AJ",l('JEP,lT CURVE, HEREINAFFFR KNOWN AS "CURVE -H", CONCAVE NORTI]WESTERLY HAVING A RADIUS OF 1950,00 FEET, SAID "CURVE -H- BEING A SOl-'ITEASTLJ.N-E OF SAID PAJZCEI- 1) A FADIAL LINE TO SAID POINT BEARS SOJTII 77E55'46" 1-1AST, THENCE SOUTHWESTERI-Y AL,ONG SAID "CUIRVE-1-f- AN ARC DISTANCE OF 1251,98 FEET TF-IRC-11—IG-IA CENTRAL ANGLE (--)F ME -4710" TO THE POTNT OF BEGINNIlNG, EIND OF LEGAL DESCRIPTION I A- ,RAPHK SCALE EXHIBIT J2 MEDICAL OFFICE BUILDING PARCEL q, 1,uf.f) 4' N 45_'219'5o," E S4 7'43'44"F I S4. 4 -24'24`1_ "PARCEL 2" `7.17' OF O.R, 04--2587647 PER LCAL DESCRIPTION L T (MEDICAL OFFK BUILDING PARCEL) 20.00'� S38'35'36`_' 1 an ,7D . I ti �` 533'07'43"E b S38'36'22"E QM 06 STREET [)FDK'AJ)ON AREA,,-, d 13) V) Fv to Ic I kn 7, *cO 95, uc LB31 Ek PING ERC-pT ­ S41*08'36"E (R2��D 0 PROPPARKW,�,), 50 )c) 'A_) -25'o a R=20 OQ 00 I lu L=49,51' x , 0 (J,p cr , 11 0 i Z_ ,Sc 17329 LINE TABLE jINE " L�EENGJT�H BtAP04if- 14 N LA'( LINE -A') ) 24.37' N41*44'49�1: WELELItNE-AH-) 4 "4t LEI'('LINE , 8") so ' 06� 1 115,79' S03,50 00 E SW'L'V CORNER, "PARCEL 2" PFR LEGAL DESCRIPTiON Nk Ab III EXHIBIT MAP TO ACCOMPANY LF-r,.Al ji,_AIJIMI �T32 LEG A L DES (" R11"I'l ON FOR STR FET _D EJA CA TION e MEL ICA L OFF 1 CE j:Ljj:j:j7.) iL t� G P A R C L OT� ­_F­Ej�'lA, ��J-_ IFF-, R K2'q O,n A S -P AR CEL 2 r)F ;'HAT CERTAIN ­CERJ'lF'JC'ATE OF IN THE CJT`' OF SANTA COUNTY C_XF LCOS A.M,5ELES, TA"ll" 01" (­AIILIFORNIA, AS R,EC(__)I<DEj) I ' M i I 0(7(_)BER 7, 2()04 AS INSTRUTAh,'N'-i­ � -' I ­). 04-25876471 OF OFFICIAL RECORDS, IN TF11, OFI-]CE OFTHE COUNTY PECOR'DEJI OF SAID C'r_`)UT14-TY, -DEESr.-P IL " J , I P, EL AS IFO 1, L C I WS BF(ANINING', AT THE SOt`.lJ'WESTEPd,,Y CORNER OF SAID PARCEL 2. Tl­]ENCE ALONG 1 H SO171`1jWE.S'4! L!V_E OF SAM PARCEL 21, _NORTJJ 199 1�7 08" WEST FEET TO A POINT ON A NON- TANC-3ENT CURVE, HEREAFTER KNOWN AS"01-1R-N"-pll- A". CONCAVE NORTHWESTERLY. HAVING A F.kFDJUS OF 649,37 FEET, A RADIAL, 1_JNE TO SAID POINT BEARS SOU'lTi EAS"I. -I`HENCE !lq(_')RTHEASTEF,_L'Y ALONG SAID `CURVE -A" .AN ARC DISTANCE OF "`x.'21 FEET TJHlR(DtJGIl A CENTRAL ANGLE OF 06E59'20" TO A P01INT 01\1 A NON-TAJ�GENIT CTJRNF, FfEREAFTER KNO"KN AS "CURVE -13", CONCAVE NOR TWVNIESTERL'Y, HAVING A RADPJS OF 21"T05 FEET, A RADIAL LINE TO SAID POINT BEARS SOUITH 23E20'.-19" EAST, THENCE NOKFHEASTERLY ALONG SAID "CUR"IE-13" AIN", ARC DISTANCE OF FE-E1`TI-1ROUGH A M­47RAL ANGLE OF 07E] 1'3)" TO A POINT ON A NON -TANGENT (._.TjRVE, HERREINAFFER 1,�JNOWN AS -CURVE-C", CONCAVE So_UTjiI4_ASTERI_Y, 1-iAVING A RADIUS OF 32222A6 FEFT A RADIAL LINE TO SAID POINT BEARS NORTM ._28E34 115" WEST; THENCE NORTHIEASTM-Y ALONG SAID "Cl - lRVE-C` AN ARC DISTANCE OF 5232FEEl'THROUGH A CENTRAL ANGLE OF 09EIT48" TO A POINT ON A ND N-TAJ143ENT CURVE, HEREINAFTER KNOWN AS ­(_l­JRV-_E­D­, ' _'ONCAVE T NORTHWESTFR-I.-N, HAVING A RAl-AUS OF 1940 79v FEET, A RAJDIAL I.INT, TO SAID POINT BEARS SOI,_T B '31E42'59" FAST, THENCE NORTIMASTERLY ALONG SAID "CURVE-D"AN ARC DISTANCE OF 211 .65 FEET THROUCM A CENTTLAL ANGLE OF 06E34' 5=I" TO A POINT ON A NON -TANGENT CURVE, HEREINAF-FER KNOWN' AS T RVE-E", CONCAVE NORTHIArIES'l"ERLY, HAVING A RADIUS OF 18,24,29 FEET, A RADIAL LINE TO SAID POINT BEARS SOUTH 39EI6'09" EAST, THENCE NORTH EASTERLY ALONG SAID "CURVE -E" AN )6JZC DISTANCE OF 93,80 FEET THROUGH A CENTRAL ANGLE OF 02E,56'45" TO A NON -TANGENT -1 LINE, HEREINAFTER KNOWN AS "LINE -A", SAID "LINE -A" HAVING A BEARING OF I EXIITBITJ2 LEGAL DESCRIPTION FOR STREET DEDICATION MEDICAL OFFICE BUILDING PARCEL NORTH 41E44'49" EAST; THENCE ALONG SAID "LINE -A", NORTH 41E44'49" EAST, 24.37 FEET TO POINT ON THE EASTERLY LINE OF SAID PARCEL 2, HEREINAFTER KNOWN AS "LINE -B", SAID -LINE -B" BEARS SOUTH 03E50'00" EAST; THENCE ALONG SAID "LINE -B", SOUTH 03E50'00" EAST, 16.79 FEET TO POINT ON A NON - TANGENT CURVE, HEREINAFTER KNOWN A "CURVE -F', CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 1950.00 FEET, SAID "CURVE -17" BEING ON THE SOUTHEASTERLY LINE OF SAID PARCEL 2, A RADIAL LINE TO SAID POINT BEARS SOUTH 41E08'36" EAST, THENCE SOUTHWESTERLY ALONG SAID "CURVE -F" AN ARC DISTANCE OF 732.56 FEET THROUGH A CENTRAL ANGLE OF 21 E31'28" TO THE POINT OF BEGINNING. END OF LEGAL DESCRIPTION EXIIJBIT"K" 'Realignment Improk,ements In addillon to the EIRrequired Traffic MitigallOn 117TIPTOWMeMS -Set forth in Exhibit "F- to the Agreerrieni, Developer :„hall construct the following. Realignment improvements to McBean Parkway prior to the Issuance of the applicable Certificates of Occupancy for tile Project set fcarth below, - 1. Prior to Issuance of the Certificate of Occupancy for MOB], The following Realignment It"proveirients must be completed by Developer prior lo, the issuance by the City of a Certificate of Occupancy for MOB 1: 01"i Construct a turn -out lane for buses along westbound McBeari Parl;way, west of' Avenue Navarre, inch.,0ing transition,atthe location required for the Designated Configuratior., in accordance with the Frontage Design Plan. tb) It) performing die Traffic Mitigation Improvements to the intersection of McBean ParkwayandOrcha-rd Village Road (Intersection #55) that are set forth in Paragraph I (c) ol'Exhibii "F', the grades for the intersection shall be ill accordance with the Designated Configuration for the intersection on the Frontage Design flail. C), Modifv the easibound left -turn pocket on McBean Parkway at Avenida Navarre to provide for a left-tilm, pocket with 30O lineal feet of storage plus 120 lineal feet of additit,)na) taper at the location required for the Desigiiated Configuration in accordance with the Frontage Design Plan, f d) Modify tile northbound left -tum pocket on McBean Parkway at Orchard Village Road (Intel'SeCtiOn #55) to provide for a left -turn pocket with 300 lineal feet of storage plus 90 lineal feet of addifional taper at the location required for the Designated Configuration in accordance with the Frontage Design Plan, 2. Prior to Issuance of` the Certificate of 0--cuFancyfor Inpatient Buildinp- or MOB2. The following Realignment Improvements must be completed by Developer prior to the issuance by the City of a Certificate of Occupancy for the Inpatient Building or M0132: (a) Move the existing traffic signals on the llor-Lhern side of McBean Parkway at the intersection of TSIcBean Parkway and Orchard Village Road (intersection #55) to the location required for the Designated Configuration in accordance with the Frontage Design Plan. (bl) IT) perfortiling theTT3ffiC Mitigation Improvements to the intersection of McBean Parkway and Orchard Village Road (Intersection #55) that are set forth in Paragraph 2(lb) of Exhibit "F, construct the westbound right turn lane to provide 300 lineal feet of storage plus 120 lineal feet of additional taper at the location required for the Designated Configuration in accordance with the Frontage Design EX IT "K” S/7108 '170 DEVELOP MENTAGREENEENT Past K- I E G Plan. Prior to Issuance of the Certificate of Occupancy for MOB 2 Only. (a) Prior to the issuance by the City of a Certificate of Occupancy for MOB2, Developer shall complete the construction of a westerly driveway for the Campus Property and modify the existing median to include an eastbound left turn pocket on McBean Parkway with 300 lineal feet of storage plus 120 lineal feet of additional taper at the location required for the Designated Configuration in accordance with the Frontage Design Plan. (b) Construct a bus turn -out lane and the right -turn lane at the westerly driveway for the Campus Property to provide for a right -turn pocket with 300 lineal feet of storage plus 90 lineal feet of additional taper at the location required for the Designated Configuration in accordance with the Frontage Design Plan. EXHIBIT "K" TO DEVELOPMENT AGREEMENT Page K-2 EXHIBIT "L" Frontage Design Plan The Frontage Design Plan is on the following pages EXHIBIT "L„ $ TO DEVELOPMENT AGREEMENT Paee L -I 7-7 11 NOISI A3XI 00-90 M'-IJBIHX,) jai Ay Ny3qQA - 'ONO,)= 2-4�nyli .iv)&NiWo N OAVW AUt*3)4 Ll Li El IJ ii 2 �`""""" - `t N.�.,�xaA...-'Ig „Jdst`fP.P")33 c3Wi `,735vd+523s{ iYtdJlu>i �+ NT�sYt '7VT?lel:ltVC3 ... XT Y Y i u � q b � t, kV it 5 v $} v F 555 Y } i h _l #-?3� # 1 { t t n a Agi CL iY A�. ii t� j z r � j �' It xymn Q� t r r _ 7 1 f; {z" -7� a it 1-1 01 --77 r9, �R , t Av` 1-1 D TJJA ov, I Ao0, 0 I 41 El F -I - El F -I RECORDING REQUESTED BY AND WHEN RECORDED MAIL TO: CITY OF SANTA CLARITA 23920 Valencia Boulevard Suite 300 Santa Clarita, CA 91355 Attn: City Clerk EXEMPT FROM RECORDERS FEES Pursuant to Government Code § 6103 SPACE ABOVE THIS LINE FOR RECORDER'S USE ONLY FIRST AMENDMENT TO DEVELOPMENT AGREEMENT by and among THE CITY OF SANTA CLARITA a municipal corporation and HENRY MAYO NEW1 ALL MEMORIAL HOSPITAL, a California non-profit public benefit corporation and HCN G&L VALENCIA SUB, LLC, a Delaware limited liability company THIS FIRST AMENDMENT SHALL BE RECORDED WITHIN TEN DAYS OF EXECUTION BY ALL PARTIES HERETO PURSUANT TO THE REQUIREMENTS OF GOVERNMENT CODE §65868.5 FIRST AMENDMENT TO DEVELOPMENT AGREEMENT This First Amendment to Development Agreement (the "First Amendment") is made this day of , 2016 (the 'Reference Date"), by and among the CITY OF SANTA CLARITA, a municipal corporation, organized and existing under the general laws of the State of California (the "City") and HENRY MAYO NEWHALL HOSPITAL, a California non-profit public benefit corporation, formerly known as Henry Mayo Newhall Memorial Hospital ("HMNH") and HCN G&L VALENCIA SUB, LLC, a Delaware limited liability company ("HCN Valencia"). HMNH and HCN Valencia are hereinafter sometimes collectively referred to as the 'Developer." City and Developer are hereinafter sometimes collectively referred to as the "Parties" and each may be referred to as a "Party." The Parties enter into this First Amendment with reference to the following facts: RECITALS A. On October 19, 2015, pursuant to filings with the Secretary of State of the State of California, Henry Mayo Newhall Memorial Hospital became known as Henry Mayo Newhall Hospital. HMNH is the ower of certain real property located in the City of Santa Clarita, County of Los Angeles, State of California, that is legally described in Exhibit "A" to this First Amendment (the "HMNH Property"). HCN Valencia is the owner of certain real property, immediately adjacent to the HMNH Property, located in the City of Santa Clarita, County of Los Angeles, State of California, that is legally described in Exhibit "B" to this First Amendment (the "G&L Property"). HCN Valencia is the current successor to G&L Valencia, LLC, a California limited liability company ("G&L") as the fee owner of the G&L Property. The HMNH Property and the G&L Property are hereinafter sometimes collectively referred to as the "Campus Property." B. The City, HMNH and G&L are parties to that certain Development Agreement, dated as of December 9, 2008 with respect to the future development of the Campus Property (the 'Development Agreement"). The Development Agreement was recorded in the Official Records of Los Angeles County (the "Official Records") on February 2, 2009 as Document No. 09-135039. C. Pursuant to the following agreements, to which the City and HMNH consented in writing, all rights, title and interest of G&L in the Development Agreement with respect to the G&L Property have been transferred and assigned to HCN Valencia and all of terms, conditions, covenants and obligations required to be kept, performed and fulfilled by G&L under the Development Agreement with respect to the G&L Property have been assumed by HCN Valencia: (1) That certain Assignment and Assumption Agreement (Development Agreement) between G&L, as assignor, and Health Care REIT, Inc., a Delaware corporation ("HCN"), as assignee, dated as of September 24, 2014, which was recorded in the Official Records on September 26, 2014 as Document No. 20141017733; and 2 (2) That certain Assignment and Assumption Agreement (Development Agreement) between HCN, as assignor, and HCN Valencia, as assignee, dated as of September 24, 2014, which was recorded in the Official Records on September 26, 2014 as Document No. 20141024132. D. Pursuant to Section 4.1 of the Development Agreement, during the Term of the Development Agreement, Developer was granted the right to develop on the Campus Property an aggregate of approximately 327,363 net new square feet of additional inpatient, outpatient, medical office and associated medical facilities and a new central plant building, as well as the provision of adequate parking facilities (the 'Project") in accordance with: (i) the terms and conditions of the Project Approvals (as defined in the Development Agreement) and the Development Agreement; and (ii) the City Requirements (as defined in the Development Agreement) in effect on the Effective Date (as defined in the Development Agreement) of the Development Agreement. The Project Approvals include, without limitation, a Master Plan and the Conditions of Approval attached as Exhibits "A" and "B" thereto for the Campus Property (the "Master Plan"), which was approved by the City Council of the City by the adoption of Resolution No. 08-104 on November 20, 2008. E. In connection with the approval by the City Council of the Project Approvals for the Project and the adoption of the resolution approving the Development Agreement, the City Council of the City certified Environmental Impact Report SCH#2004111149 for the Master Plan and the Development Agreement on November 19, 2008 (the 'BIR") pursuant to the requirements of the California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA"). F. As of the Reference Date of this First Amendment: (i) the Project Building (as defined in the Development Agreement) that is identified as "MOB 1 " in the Development Agreement has been developed and is fully occupied; (ii) the Project Structures (as defined in the Development Agreement) that are identified as "PSI" and "PS4" have been developed and are open for use; (iii) the Project Building identified as the "Central Plant" is under construction at 3,600 square feet, representing a 6,400 square foot reduction from that approved in the Master Plan, with a building height of 19 feet and 4 inches reduced from 26 feet; and (iv) a 8,872 square foot loading dock with an approximate height of 16 feet above ground is under construction. G. One of the approved Project Buildings under the Development Agreement and the Master Plan includes an "Inpatient Building" on the HMNH Property at the location shown on the Site Plan attached as Exhibit 'B" to the Development Agreement. The Master Plan provides that the Inpatient Building would have 125,363 square feet and a building in height of 85 feet to the top of the parapet and 100 feet in height to the top of the wind sock and elevator shaft. The Inpatient Building would also include a rooftop helipad (the "Helipad"). H. In 2011, the City adopted a General Plan Update, which resulted in a change in land use designation for the Campus Property from Residential Low (RL) to Public Institutional (PI). I. In 2013, the City adopted a Zoning Code Update, which resulted in the Campus Property being rezoned from RL to PI. J. Subsequent to approval of the Master Plan and Development Agreement, the California Building Standards Code was amended to impose mandatory new requirements related to design and construction of new hospitals. Compliance with the new regulations requires an increase in the square footage of the Inpatient Building to increase the number and width of exiting corridors between departments, provide two separate elevators for clean items delivered and soiled items hauled, and a dedicated corridor between food storage areas and the kitchen. K. HMNH desires to expand its Obstetric Services Unit through construction of new Caesarean section rooms in order to accommodate the growing need for obstetric services in the Santa Clarita Valley and to better contract services from insurance providers. Two new Caesarean sections rooms are anticipated to be constructed. This expansion requires an increase in square footage of the Inpatient Building. L. The Helipad is to be used for incoming flights for trauma and other transfers to HMNH and departing flights for specialty care, such as advanced neonatal intensive -care unit and seriously ill pediatric patients. HMNH desires to relocate the Helipad from the front to the rear of the roof of the Inpatient Building in order to accommodate direct elevator access between the Helipad and the emergency room and comply with Federal Aviation Administration (FAA) and State required airspace obstruction clearance criteria for operational safety. M. In order to modify the Master Plan to implement the mandatory new California Building Standards Code requirements, permit the additional Caesarean section rooms and relocation of the Helipad, it was determined that as well as amending the Master Plan and the Development Agreement, a Specific Plan was needed to outline existing uses, including those approved under the Master Plan, as amended, future uses approved under the Master Plan, as amended, as well as to include the amendments to the Master Plan, and provide a cohesive set of standards and guidelines for how the amendments would occur on the Campus Property. N. HMNH has submitted applications to the City (collectively, the "Project Applications"), with the consent of HCN Valencia, to (i) amend the General Plan to change the Campus Property's land use designation from Public Institutional (PI) to Specific Plan (SP), (ii) amend the Santa Clarita Zoning Code to change the Campus Property's zone from PI to SP, (iii) adopt a Specific Plan, (iv) amend the Master Plan, and (v) amend the Development Agreement, for the following purposes: (1) Increase the square footage of the Inpatient Building from 125,363 square feet to 162,329 square feet (an increase of 36,966 square feet); (2) Modify the aggregate square footage increase of the Project from 327,363 square feet to 357,929 square feet (a net increase of 30,566 square feet) to reflect the net increase in square footage in the Project that would result from the increase in the square footage of the Inpatient Building and the decrease in the square footage of the Central Plant. (3) Relocate the Helipad from the front to the rear of the roof of the Inpatient Building. 4 O. Under the Project Applications no increases in the permitted building height of the Inpatient Building is requested, and no new uses, increases in the density or intensity of existing uses or the number of programs, employees, licensed beds overall on campus or square footage allocated to administration uses in the Inpatient Building, are requested. HMNH has paid all necessary costs and fees associated with the filing and the City's processing of the Project Applications. P. The Project Applications are more fully described in the Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified Environmental Impact Report SCH#2004111149, dated March _, 2016 (the "EIR Addendum") prepared by Dudek. The EIR Addendum contains findings that: (i) the proposed Project Applications require only minor, technical changes in the EIR; and (ii) the proposed Project Applications do not trigger any of the conditions identified in Section 15162 of the CEQA Guidelines, 14 Cal. Code Regs. Section 15000 et seq., that would require a subsequent or supplemental EIR. Q. Pursuant to Section 4.2.5 of the Development Agreement, any increase in the overall square footage of the Project requires an amendment to the Development Agreement which must be reviewed by the Planning Commission of the City and approved by the City Council of the City. R. The Planning Commission of the City and the City Council of the City have given notice of their intention to consider the Project Applications and the Addendum, have conducted public hearings thereon pursuant to the California Government Code and the Santa Clarita Municipal Code, and the City Council has found that the Project Applications and the Project (as revised by the Project Applications) are: (i) consistent with the General Plan, adopted plans, codes, ordinances and policies of the City; (ii) consistent with all other ordinances, resolutions, rules, regulations, laws, plans and policies applicable to the Project; and (iii) in the best interest of the health, safety and general welfare of the City, its residents, and the general public. S. On , 2016, after conducting a public hearing and after considering all evidence, both oral and written, submitted for the record, all appropriate documentation and circumstances, and making all required findings, the Planning Commission of the City adopted resolutions recommending that the City Council: (a) approve the EIR Addendum for the Project; and (b) approve the Project Applications. T. On , 2016, after conducting a public hearing and after consideration of the Planning Commission's recommendation and all evidence, both written and oral, submitted for the record, all appropriate documentation and circumstances, and making all required findings, the City Council of the City adopted the following measures (collectively, the "Project Amendments"): Resolution No. 16- (adopted, 2016), Approving the EIR Addendum for the Project Applications 2. Resolution No. 16- (adopted, 2016), Approving the General Plan Amendment. 3. Ordinance No 16- (adopted, 2016), Adopting the Zone Change. 4. Ordinance No. 16- (adopted , 2016), Adopting the First Amendment to the Development Agreement. 5. Resolution No. 16- (adopted 32016), Approving the First Amendment to the Master Plan. NOW, THEREFORE, with reference to the above Recitals, and in consideration of the mutual covenants and agreements contained in this First Amendment, the City and the Developer agree as follows: AGREEMENT 1. Recitals. Each and all of the foregoing recitals of background facts are incorporated herein by this reference as though set forth herein verbatim. 2. Definition of Terms Used Herein The capitalized terms in this First Amendment shall have the meanings set forth in the Development Agreement unless otherwise expressly indicated herein. 3. Amendments to Development Agreement. The Development Agreement is hereby amended as follows: 3.1 The overall square footage of the Project is hereby increased to 357,929 square feet. The maximum square footage of the Inpatient Building is hereby increased to 162,329 square feet. 3.2 The Site Plan for the Project attached as Exhibit "C" to this First Amendment shall replace and supersede the Site Plan that was attached as Exhibit "E" to the Development Agreement. 4. Notices to HCN Valencia. Section 18 of the Development Agreement is hereby amended to delete the addresses for notices to G&L and to add the following addresses for notices to HCN Valencia: If to HCN Valencia: HCN G&L Valencia Sub, LLC c/o Welltower Inc. 4500 Dorr Street Toledo, OH 43615-4040 Attn.: Charles W. Hiller, Esq. With a copy to: Joseph A. Rideout, Esq. Shumaker, Loop & Kendrick LLP 1000 Jackson Street Toledo, OH 43604 rol 5. Successors and Assigns. The provisions of this First Amendment shall be binding upon and inure to the benefit of the Parties, and any subsequent owners of all or any portion of the Campus Property and their respective successors and assigns. Any successors in interest to the City shall be subject to the provisions set forth in Sections 65865.4 and 65868.5 of the Government Code. 6. Constructive Notice and Acceptance. Every person who, now or hereafter, owns or acquires any right, title or interest in or to any portion of the Campus Property is, and shall be, conclusively deemed to have consented and agreed to every provision contained herein, whether or not any reference to this First Amendment is contained in the instrument by which such person acquired an interest in the Campus Property. 7. Counterparts. This First Amendment may be executed in two or more identical counterparts, each of which shall be deemed to be an original and each of which shall be deemed to be one and the same instrument when each Party signs each such counterpart. 8. Incorporation of Attachments. All attachments to this First Amendment, including all Exhibits referenced herein, and all subparts thereto, are incorporated herein by this reference. 9. Full Force and Effect. Except to the extent specifically amended in this First Amendment, all other terms, provisions and conditions of the Development Agreement shall remain unmodified and in full force and effect. In the event of any conflict between the provisions of the Development Agreement and the provisions of this First Amendment, the provisions of this First Amendment shall control. IN WITNESS WHEREOF, the Parties hereto have duly executed this First Amendment. "CITY" CITY OF SANTA CLARITA, a municipal corporation Dated: 52016 By: City Manager ATTEST: City Clerk APPROVED AS TO FORM: City Attorney 1IMNH" HENRY MAYO NEWHALL HOSPITAL, a California nonprofit public benefit corporation Dated: , 2016 By: Roger E. Seaver President/CEO "HCN VALENCIA" HCN G&L VALENCIA SUB, LLC, a Delaware limited liability company Dated: , 2016 By: Its: Authorized Signatory L 055125\7416026v14 ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF OHIO ) } ss: COUNTY OF LUCAS ) The foregoing instrument was acknowledged before me this day of , 2016, by , the Authorized Signatory of HCN G&L Valencia Sub, LLC, a Delaware limited liability company, on behalf of the company. Notary Public My Commission Expires: [Seal] 1-1 ACKNOWLEDGMENT A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES ) On Notary Public before me, M (insert name and title of the officer), personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature: [Seal] 10 Cl A notary public or other officer completing this certificate verifies only the identity of the individual who signed the document to which this certificate is attached, and not the truthfulness, accuracy, or validity of that document. STATE OF CALIFORNIA ) ss: COUNTY OF LOS ANGELES ) On before me, Notary Public (insert name and title of the officer), personally appeared , who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) is/are subscribed to the within instrument and acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his/her/their signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. Signature: [Seal] L 11 EXHIBIT "A" Legal Description of HMNH Property PARCELS I AND 2 OF PARCEL MAP NO. 3083, IN THE CITY OF SANTA CLARITA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS SHOWN ON PARCEL MAP FILED IN BOOK 45, PAGE 91 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PARCEL: BEGINNING AT THE MOST SOUTHERLY CORNER OF SAID PARCEL 1, SAID CORNER LYING ON THE NORTHWESTERLY LINE OF MC BEAN PARKWAY, 100.00 FEET WIDE, SAID NORTHWESTERLY LINE ALSO BEING A CURVE, CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 1950.00 FEET; THENCE NORTHWESTERLY ALONG THE SOUTHWESTERLY LINE OF SAID PARCEL 1, NORTH 19 DEGREES 37 MINUTES 08 SECONDS WEST, 551.90 FEET, SAID SOUTHWESTERLY LINE ALSO BEING A RADIAL LINE TO SAID CURVE; THENCE NORTH 42 DEGREES 30 MINUTES 21 SECONDS EAST, 510.04 FEET; THENCE SOUTH 47 DEGREES 43 MINUTES 44 SECONDS EAST, 103.96 FEET; THENCE SOUTH 42 DEGREES 24 MINUTES 24 SECONDS EAST, 37.17 FEET; THENCE SOUTH 38 DEGREES 57 MINUTES 00 SECONDS EAST, 24.83 FEET; THENCE SOUTH 51 DEGREES 19 MINUTES 23 SECONDS WEST, 20.00 FEET; THENCE SOUTH 38 DEGREES 35 MINUTES 36 SECONDS EAST, 108.15; THENCE SOUTH 33 DEGREES 01 MINUTES 43 SECONDS EAST, 45.04 FEET; THENCE NORTH 51 DEGREES 32 MINUTES 59 SECONDS EAST, 18.85 FEET; THENCE SOUTH 38 DEGREES 36 MINUTES 22 SECONDS EAST, 118.74 FEET; THENCE NORTH 51 DEGREES 40 MINUTES 23 SECONDS EAST, 24.00 FEET; THENCE SOUTH 41 DEGREES 24 MINUTES 03 SECONDS EAST, 250.71 FEET; THENCE SOUTH 03 DEGREES 50 MINUTES 00 SECONDS EAST, 21.88 FEET TO A POINT ON SAID NORTHWESTERLY LINE OF MC BEAN PARKWAY, 100.00 FEET WIDE AND SAID CURVE, A RADIAL LINE TO SAID CURVE BEARS NORTH 41 DEGREES 08 MINUTES 36 SECONDS WEST; THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 21 DEGREES 31 MINUTES 28 SECONDS FOR AN ARC LENGTH OF 732.56 FEET TO THE POINT OF BEGINNING FOR THIS DESCRIPTION. 12 EXHIBIT "A" TO FIRST AMENDMENT Page A-1 EXHIBIT "B" Legal Description of [G&L Property] THOSE PORTIONS OF PARCELS 1 AND 2 OF PARCEL MAP NO. 3083, IN THE CITY OF SANTA CLARITA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS SHOWN ON PARCEL MAP FILED IN BOOK 45, PAGE 91 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, BEING DESCRIBED AS FOLLOWS: BEGINNING AT THE MOST SOUTHERLY CORNER OF SAID PARCEL 1, SAID CORNER LYING ON THE NORTHWESTERLY LINE OF MC BEAN PARKWAY, 100.00 FEET WIDE, SAID NORTHWESTERLY LINE ALSO BEING A CURVE, CONCAVE NORTHWESTERLY AND HAVING A RADIUS OF 1950.00 FEET; THENCE NORTHWESTERLY ALONG THE SOUTHWESTERLY LINE OF SAID PARCEL 1, NORTH 19 DEGREES 37 MINUTES 08 SECONDS WEST, 551.90 FEET, SAID SOUTHWESTERLY LINE ALSO BEING A RADIAL LINE TO SAID CURVE; THENCE NORTH 42 DEGREES 30 MINUTES 21 SECONDS EAST, 510.04 FEET; THENCE SOUTH 47 DEGREES 43 MINUTES 44 SECONDS EAST, 103.96 FEET; THENCE SOUTH 42 DEGREES 24 MINUTES 24 SECONDS EAST, 37.17 FEET; THENCE SOUTH 38 DEGREES 57 MINUTES 00 SECONDS EAST, 24.83 FEET; THENCE SOUTH 51 DEGREES 19 MINUTES 23 SECONDS WEST, 20.00 FEET; THENCE SOUTH 38 DEGREES 35 MINUTES 36 SECONDS EAST, 108,15; THENCE SOUTH 33 DEGREES 01 MINUTES 43 SECONDS EAST, 45.04 FEET; THENCE NORTH 51 DEGREES 32 MINUTES 59 SECONDS EAST, 18.85 FEET; THENCE SOUTH 38 DEGREES 36 MINUTES 22 SECONDS EAST, 118.74 FEET; THENCE NORTH 51 DEGREES 40 MINUTES 23 SECONDS EAST, 24.00 FEET; THENCE SOUTH 41 DEGREES 24 MINUTES 03 SECONDS EAST, 250.71 FEET; THENCE SOUTH 03 DEGREES 50 MINUTES 00 SECONDS EAST, 2 1.8 8 FEET TO A POINT ON SAID NORTHWESTERLY LINE OF MC BEAN PARKWAY, 100.00 FEET WIDE AND SAID CURVE, A RADIAL LINE TO SAID CURVE BEARS NORTH 41 DEGREES 08 MINUTES 36 SECONDS WEST; THENCE SOUTHWESTERLY ALONG SAID CURVE THROUGH A CENTRAL ANGLE OF 21 DEGREES 31 MINUTES 28 SECONDS FOR AN ARC LENGTH OF 732.56 FEET TO THE POINT OF BEGINNING FOR THIS DESCRIPTION. 13 EXHIBIT "B" TO FIRST AMENDMENT Page B-1 EXHIBIT "C" Site Plan Page C -I L 14 EXHIBIT "C" TO FIRST AMENDMENT Page C-1 �Jti �R6 Nab p�� a .IXY1 •_ ' 1111 • n. �� Y w v �4 � � ..j g9ji 7" � 1 1 4 i 1 � � r Ul' ix g fix i .. L { Z L If I J t v 17 v 2c3 WU3 ±V AY i41 "A N :' U`e W General Plan Consistency APPENDIX C General Plan Consistency Table C-1 Project Consistency with Applicable General Plan Goals and Policies f { { (f f { f City of Santa Clarlt General Plan { {{ ..ff3 { } Pr�,'.li <{ �.; ' Iriiplementmg.;Goals anti Ro�icres , fr ,; r,f _ ,. � � , n .��Consistency of Proposed P�rolec��,�`��r�,��f °�� „1 Land Use Element Policy LU 1.1.4: Preserve community character by Consistent. The Specific Plan does not allow for any maintaining natural features that act as natural boundaries development within the setback areas, which provide natural between developed areas, including significant ridgelines, buffers between the Specific Plan area and the adjacent canyons, rivers and drainage courses, riparian areas, residential uses. topographical features, habitat preserves, or other similar features, where appropriate. Policy LU 1.1.5: Increase infill development and re -use of Consistent. The HMNH Specific Plan allows for the underutilized sites within and adjacent to developed urban expansion of hospital and medical office uses within the areas to achieve maximum benefit from existing infrastructure existing hospital campus thereby maximizing the land's and minimize loss of open space, through redesignation of utilization for these types of functions and includes structured vacant sites for higher density and mixed use, where parking to accommodate additional development within appropriate. surface parking lots, thereby maximizing benefit from existing infrastructure. Goal LU 6: A scenic and beautiful urban environment that Consistent. The HMNH Specific Plan includes development builds on the community's history and natural setting. regulations and design guidelines for new development that focus on consistency and compatibility with the existing development on the site and in the surrounding area. All future development will be subject to approval by the City to ensure consistency with the Specific Plan. Policy LU 6.3.1: Promote planting of street trees throughout Consistent. The HMNH Specific Plan provides for the urban areas in the Santa Clarita Valley. preservation of existing street trees, as well as the planting of new and replacement street trees. The Specific Plan will continue to implement the approved Landscape Plan from the 2008 Master Plan, which provides a conceptual overview of future landscaping and street trees within the Specific Plan area. Policy LU 6.5.1: Require use of high quality, durable, and Consistent. The HMNH Specific Plan is characterized by a natural -appearing building materials pursuant to applicable consistent design theme and building materials that ordinances. complement on- and off-site development. The Specific Plan includes required building setbacks and step -backs from Policy LU 6.5.2: Encourage the use of designs and adjacent residential neighborhoods, architectural features architectural styles that incorporate classic and timeless on the building facades, landscaping design guidelines, and architectural features. building height zones that soften the appearance of the campus from surrounding areas. Policy LU 6.5.3: Require architectural enhancement and articulation on all sides of buildings (360 degree architecture), with special consideration at building entrances and corners, and along facades adjacent to major arterial streets. Policy LU 6.5.4: Evaluate new development in consideration of its context, to ensure that buildings create a coherent living environment, a cohesive urban fabric, and contribute to a sense of place consistent with the surrounding neighborhoods. Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-1 L D G [J APPENDIX C (Continued). Table C-1 Project Consistency with Applicable General Plan Goals and Policies kt� &t f'+r F(iR.','vr;Ys'.l '' ?F fes. i il,y7'f� to>�ilaCita;Ge a .,Fr,ftf.N1:. -'y,..:... '.T {1�a.;<,�u`�s` e,'« r 4. {f .+ ✓ 1 .. f J ✓4;RS r ,:rr Goal LU 7: Environmentally responsible development through Consistent. The Specific Plan provides for environmentally site planning, building design, waste reduction, and responsible development that is sensitive to the responsible stewardship of resources. environment, maximizes use of existing infrastructure, and meets City standards for site planning, architectural design, parking, and pedestrian access. Expanding healthcare services at this location increases the significance of this site to the region. Policy LU 7.1.1: Require shade trees within parking lots and Consistent. The HMNH Specific Plan provides for the adjacent to buildings to reduce the heat island effect, in preservation of existing trees, as well as the planting of consideration of Fire Department fuel modification restrictions. new and replacement trees. The Specific Plan will continue to implement the approved 2008 Master Plan Landscape Plan, which provides a conceptual overview of future landscaping and trees within the Specific Plan area, including retention of existing trees within the remaining parking lots and adjacent to buildings. Policy LU 7.1.3: Encourage development of energy-efficient Consistent. The HMNH Specific Plan requires all buildings to buildings, and discourage construction of new buildings for be compliant with the California Office of Statewide Health which energy efficiency cannot be demonstrated. Planning and Development (OSHPD) and California Building Standards Code energy efficiency standards. Southern California Edison is granting HMNH tax credits for successfully participating in their Savings by Design program by reducing its electrical demands in the new Inpatient Building. Policy LU 7.2.3: Require that all new development proposals Consistent. Section 5.17, Water Supply, of the HMNH Master demonstrate a sufficient and sustainable water supply prior to Plan EIR and Addendum determined that adequate water approval. supplies are available to serve buildout of the Specific Plan. Policy LU 7.3.2: Maintain stormwater runoff onsite by Consistent. Implementation of the Specific Plan would not directing drainage into rain gardens, natural landscaped result in increased local runoff. As part of the Inpatient Building swales, rain barrels, permeable areas, and use of drainage approved under the 2008 Master Plan, a new catch basin will areas as design elements, where feasible and reasonable. be installed for stormwater runoff per Standard Urban Stormwater Mitigation Plan (SUSMP) requirements. Policy LU 7.4.1: Require the use of drought tolerant Consistent. The Specific Plan Landscape Plan focuses landscaping, native California plant materials, and primarily on the use of native and drought -tolerant tree and evapotranspiration (smart) irrigation systems. plant species. Plants listed that are non-native or not drought - tolerant will be used sparingly and only in areas that require their unique properties. The use of grass turf will be limited. New irrigation systems will be designed, installed, operated, and maintained in conformance with the State Water Efficient Landscape Ordinance. Policy LU 7.4.2: Require the use of low -flow fixtures in all Consistent. New development within the Specific Plan will be non-residential development and residential development with required to comply with OSHPD and the State Building five or more dwelling units, which may include but are not Standards Code, which requires the use of low -flow fixtures limited to water conserving shower heads, toilets, waterless and other water -conserving features. urinals and motion -sensor faucets, and encourage use of such fixtures in building retrofits as appropriate. Policy LU 7.5.1: Ensure that all new development provides Consistent. New development within the Specific Plan will be adequate space for recycling receptacles and bins on site. I required to comply with City standards for recycling Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-2 APPENDIX C (Continued) Table C-1 Project Consistency with Applicable General Plan Goals and Policies 'Ctly o SantaClanfa t3eerallanw�tF 11 F �, Cco AQ c . receptacles and bins on site. Policy LU 7.6.1: Limit outdoor lighting levels to the minimum Consistent. All lighting must comply with Chapter 17.51.050, needed for safety and security, and encourage lower lighting Outdoor Lighting Standards, of the City's Unified Development levels when businesses are closed. Code, as well as State and local safety and illumination requirements. Although the campus is a 24-hour operation, the Specific Plan's outdoor lighting will be designed to ensure that minimum lighting levels are provided for safety and security needs. Light pollution will be minimized as much as programmatically feasible. Policy LU 7.6.4: Encourage site designs that protect oak Consistent. The HMNH Specific Plan preserves the hillside trees, hillsides, and biological resources through creative between the hospital campus and the adjacent residential solutions. uses to serve as a natural buffer between the uses. The Specific Plan does not allow for any development within the buffer around the hospital campus, which is identified as Zone 1 in f=igure 4-1, Building Height Zones, in the Specific Plan. Goal LU 8: Equitable and convenient access to social, Consistent. The HMNH Specific Plan provides for the cultural, educational, civic, medical, and recreational facilities preservation and expansion of the existing hospital and and opportunities for all residents. medical services to help meet the healthcare needs of all segments of the population. The HMNH medical campus Policy LU 8.1.7: Work with medical service providers to currently includes the Santa Clarita Valley's only trauma facilitate preservation and enhancement of health services, center. including the Santa Clarita Valley's trauma center, provided applications are in conformance with applicable General Plan policies and environmental requirements. Goal LU 9: Adequate public facilities and services, provided in Consistent. The Specific Plan seeks to provide adequate a timely manner and in appropriate locations to serve existing medical facilities and services to the public in a timely manner. and future residents and businesses. The Specific Plan area is an appropriate location because the Specific Plan facilitates infill development on an existing campus to enhance medical services. Policy LU 9.1.1: Ensure construction of adequate Consistent. Sufficient existing infrastructure supports the infrastructure to meet the needs of new development prior to campus and surrounding area. The Specific Plan does not occupancy. require the extension of infrastructure systems to meet project - related demands and will contribute to future public infrastructure improvements through payment of any applicable development fees. Policy LU 9.2.1: Ensure that the cost of extending new sewer Consistent. Existing sewer infrastructure is sufficient to infrastructure is fully borne by the new development that is support buildout of the Specific Plan. The Specific Plan does served, and is not passed on to the existing community. not require the expansion of the existing sewer system to meet project -related demands and will contribute to future public Policy LU 9.2.2: Require that all new development mitigates infrastructure improvements through payment of any its impact on existing sewer capacity by upgrading facilities applicable development fees. when warranted or payment of a fee to allow construction of new facilities when needed. Policy LU 9.2.5: Cooperate with the development community to allow reimbursement for the cost of constructed sewer Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-3 C G APPENDIX C (Continued) Table C-1 Project Consistency with Applicable General Plan Goals and Policies facilities with a capacity that exceeds what would be required to mitigate a project's own sewer impact. Circulation Element I Goal C 1: An inter -connected network of circulation facilities that integrates all travel modes, provides viable alternatives to automobile use, and conforms with regional plans. Policy C 1.1.1: Reduce dependence on the automobile, particularly single -occupancy vehicle use, by providing safe and convenient access to transit, bikeways, and walkways. Policy C 2.5.2: Ensure that new development is provided with adequate emergency and/or secondary access for purposes of evacuation and emergency response; require two points of ingress and egress for every subdivision or phase thereof, except as otherwise approved for small subdivisions where physical constraints preclude a second access point. Consistent. Multiple modes of transit that meet the requirements of the American Disabilities Act (ADA) are currently provided on-site, and will continue as such. Consistent. The Specific Plan includes a system of pedestrian linkages to promote non -vehicular mobility and access to and throughout the project site. Access to the Specific Plan is available via various alternative transportation facilities, including sidewalks and public transit facilities. There are two proposed bus stops to be located along the McBean Parkway frontage of the hospital campus. Consistent. The Specific Plan provides three access points to ensure adequate ingress and egress including ambulances and other emergency vehicles. Noise Element Policy N 1.1.4: Control noise sources adjacent to residential, recreational, and community facilities, and those land uses classified as noise sensitive. Consistent. The Specific Plan would not cause an increase in noise sources adjacent to noise sensitive land uses. and Conservation Element Goal COA: A balance between the social and economic needs of Santa Clarita Valley residents and protection of the natural environment, so that these needs can be met in the present and in the future. Policy CO 1.5.5: Promote concentration of urban uses within the center of the Santa Clarita Valley through incentives for infill development and rebuilding, in order to limit impacts to open space, habitats, watersheds, hillsides, and other components of the Valley's natural ecosystems. Policy CO 3.1.5: Promote the use of site -appropriate native or adapted plant materials, and prohibit use of invasive or noxious plant species in landscape designs. Policy CO 3.1.7: Limit the use of turf -grass on development sites and promote the use of native or adapted plantings to promote biodiversity and natural habitat. Policy CO 3.1.8: On development sites, require tree planting to provide habitat and shade to reduce the heat island effect caused by pavement and buildings. Consistent. The Specific Plan requires incorporation of conservation measures and technologies into the design of the buildings that meet State standards for building energy efficiency and water usage. Consistent. The Specific Plan facilitates infill development within the currently developed Specific Plan area and will not impact the undeveloped hillside. Consistent. The Specific Plan Landscape Plan builds upon the existing landscaping within the Specific Plan area and focuses primarily on the use of native and drought -tolerant tree and plant species. Plants listed that are non-native or not drought -tolerant will be used sparingly and only in areas that require their unique properties. The use of grass turf will be limited. New irrigation systems will be designed, installed, operated, and maintained in conformance with the State Water Efficient Landscape Ordinance. Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-4 APPENDIX C (Continued) Table C-1 Project Consistency with Applicable General Plan Goals and Policies Policy CO 3.6.1: Minimize light trespass, sky -glow, glare, and other adverse impacts on the nocturnal ecosystem by limiting exterior lighting to the level needed for safety and comfort; reduce unnecessary lighting for landscaping and architectural purposes, and encourage reduction of lighting levels during non -business nighttime hours. Policy CO 4.1.3: Require low water use landscaping in new residential subdivisions and other private development projects, including a reduction in the amount of turf -grass. Policy CO 4.1.5: Promote the use of low -flow and/or waterless plumbing fixtures and appliances in all new non-residential development and residential development of five or more dwelling units. Policy CO 4.3.2: On previously developed sites proposed for major alteration, provide stormwater management improvements to restore natural infiltration, as required by the reviewing authority. Policy CO 4.3.7: Reduce the amount of pollutants entering the Santa Clara River and its tributaries by capturing and treating stormwater runoff at the source, to the extent possible. Consistent. All lighting must comply with Chapter 17.51.050, Outdoor Lighting Standards, of the City's Unified Development Code, as well as State and local safety and illumination requirements. The Specific Plan's outdoor lighting will be designed to ensure that lighting does not interfere with on-site or surrounding uses. Consistent. The Specific Plan Landscape Plan builds upon the existing landscaping within the Specific Plan area and focuses primarily on the use of native and drought -tolerant tree and plant species. Plants listed that are non-native or not drought -tolerant will be used sparingly and only in areas that require their unique properties. The use of grass turf will be limited. New irrigation systems will be designed, installed, operated, and maintained in conformance with the State Water Efficient Landscape Ordinance, Consistent. The Specific Plan requires incorporation of conservation measures and technologies into the design of the buildings that meet State standards for building water Consistent. Implementation of the Specific Plan would not result in increased local runoff. As part of the Inpatient Building approved under the 2008 Master Plan, a new catch basin will be installed for stormwater runoff per Standard Urban Stormwater Mitigation Plan (SUSMP) requirements. Safety Element Goal S 1: Protection of public safety and property from Consistent. Development under the Specific Plan is required hazardous geological conditions, including seismic rupture and to meet or exceed all applicable state and local seismic safety ground shaking, soil instability, and related hazards. design standards including OSHPD requirements. Policy S 3.1.3: Require adequate fire flow as a condition of approval for all new development, which may include installation of additional reservoir capacity and/or distribution facilities. Goal S 4: Protection of public safety and property from hazardous materials. Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 Consistent. The Specific Plan's water system is designed to meet the fire flow requirements of OSHPD and LACFD. Consistent. Procedures for handling hospital and medical office hazardous waste; and the transport, use, storage, and disposal of all Specific Plan -related hazardous wastes are subject to all local, state, and federal regulations. 1401 J C APPENDIX C (Continued) INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-6 Addendum to the Master Plan Environmental Impact Report D ADDENDUM TO THE HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN CERTIFIED ENVIRONMENTAL IMPACT REPORT (SCH#20041 1 1 149) Prepared for: City of Santa Clarita 23920 Valencia Blvd., Suite 300 Santa Clarita, California, 91355 Prepared by: DUDEK 38 N. Marengo Avenue Pasadena, California 91 101 Contact: Ruta K. Thomas, REPA MARCH 2016 F�" u D n D Printed on 30% post -consumer recycled material. Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR TABLE OF CONTENTS Section Page No. 1 INTRODUCTION..............................................................................................................1 1.1 Purpose....................................................................................................................1 1.2 Background............................................................................................................. 1 2 SUMMARY OF THE PROPOSED PROJECT..............................................................3 6 ENVIRONMENTAL ANALYSIS..................................................................................17 2.1 Project Location...................................................................................................... 5 2.2 Surrounding Uses.................................................................................................... 5 2.3 Proposed Site Plan.................................................................................................. 6 2.4 Site Coverage and Building Heights....................................................................... 8 2.5 Site Access and Circulation.................................................................................... 8 19 2.5.1 Regional Access.......................................................................................... 8 2.5.2 Site Access.................................................................................................. 9 19 2.5.3 Internal Circulation.........................................................................:........... 9 2.6 Parking.................................................................................................................... 9 2.7 Helipad....................................................................................................................9 6.2.3 AQMP Consistency.................................................................................. 2.8 Landscaping.......................................................................................................... 10 6.2.4 Long -Term Operational Cumulative......................................................... 3 EXISTING GENERAL PLAN AND ZONING DESIGNATIONS .............................11 4 ANTICIPATED PHASING............................................................................................13 5 LEGAL STANDARDS....................................................................................................15 6 ENVIRONMENTAL ANALYSIS..................................................................................17 6.1 Aesthetics, Light, and Glare.................................................................................. 17 6.1.1 Short -Term Construction.......................................................................... 17 6.1.2 Long -Term AestheticNisual Character .................................................... 17 6.1.3 Landscaping.............................................................................................. 18 6.1.4 Long -Term Light and Glare...................................................................... 19 6.1.5 Cumulative................................................................................................19 6.2 Air Quality............................................................................................................ 19 6.2.1 Construction..............................................................................................19 6.2.2 Operation...................................................................................................20 6.2.3 AQMP Consistency.................................................................................. 20 6.2.4 Long -Term Operational Cumulative......................................................... 20 6.2.5 Global Climate Change............................................................................. 21 6.3 Land Use............................................................................................................... 22 6.4 Geology, Soils and Seismicity..............................................................................23 10 DUDEK i� i March 20 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR TABLE OF CONTENTS (CONTINUED) Section Page No. 9310 March 2016 64] Surface Fault Rupture,Ground Failure, Landslides and Slope Stability, Corrosive Soils, Soil Erosion, Cumulative Effects ------.23 64.2 Seismic Ground Shaking, Expansive Soils ............................................... 23 6'4.3 Site Grading -------------------------------.ZJ 6.5 Hazards and Hazardous Materials ........................................................................ 24 6.6 Hydrology and Water Quality --------------------------.24 6.7 Noise --'------------------------------------'24 6.7'1 Construction .............................................................................................. 24 6.7.2 Operational Traffic Noise ......................................................................... Z5 6.7'3 Operational Stationary Source Noise ........................................................ 25 6.7.4 Cumulative Operational -----.-------------------..25 6.7.5 Cumulative Troffio................................................................ 25 6.7.6 The f{dimd............................................................................................... 2h � 68 rmxug-------------------------------------- 27 6.9 Public Services 27 ...................................................................................................... 6.9] [be Protection 3orviceo-------------------------. 27 6/9.2 Sheriff, Highway Patrol, Plans ........... 20 69� � . Schools/Education ..................................................................................... 28 6.10 Public Utilities ----------------------------------28 6J0.1 Electricity Supplies and Services .............................................................. 2Q 6J02Natural Gas ............................................................................................... 29 6]1 Solid Waate—.----------------------------------' 29 6.12 . Traffic _______________________________-------.29 6.12J Background Facts ----------------------------..29 6]2.2 Interim Year Conditions ------------------------- 30 6.12.3 Congestion Management Plan .................................................................. 3l 6]2'4 Site Access 31 ................................................................................................. 6]2.5 On -Site Circulation ................................................................................... 31 6]2.6 Long Range Cumulative ........................................................................... 31 6.12.7 Conclusions ............................................................................................... 32 6.13 � \�aabrp/ut�c ------------------------------------32 8.14 Water Supply ----------------------------------.32 7 FINDINGS ..,,,,,_,,,,,....,_,,_..__,.._,,,,.._^,,^..,,,,,,^..,,,,,..,,,,,,..^,,,..,_,......,....,,,,_,..,,....,,^..,,^..,,. 35 9310 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR TABLE OF CONTENTS (CONTINUED) Page No. • • a A Master Plan EIR Mitigation Monitoring and Reporting Program B Traffic Study Addendum C General Plan Consistency D Service Provider Confirmation Emails «Rill N X+� 1 Regional Map.....................................................................................................................39 2 Vicinity Map......................................................................................................................41 3 Site Plan................................................................:............................................................43 4 Approved Master Plan with Specific Plan Overlay...........................................................45 TABLES 1 Campus And Inpatient Building Additional Square Footage..............................................5 2 HMNH Buildout Development Program.............................................................................7 3 2015 Helicopter Flights......................................................................................................27 2010 DUDEK iii March 2016 G D L Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR INTENTIONALLY LEFT BLANK iv 9310 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR i IZ11 VIS]Bills] IRI01 1.1 Purpose This is an Addendum to the Final Environmental Impact Report SCH42004111149 (Master Plan EIR) for the Henry Mayo Newhall Memorial Hospital (Hospital) Master Plan (Master Plan), which was approved by the City Council of the City of Santa Clarita (City) on November 19, 2008. The City Council also approved the Master Plan, including Resolution No. 08-101 certifying the Master Plan EIR, Resolution No. 08-102, adopting the Master Plan, and Ordinance No. 08-17, adopting Development Agreement No. 06-001 (Development Agreement). The purpose of the Master Plan and Development Agreement was to ensure that future expansion of the Hospital campus would not be considered in piecemeal fashion, but rather as part of a comprehensive plan that looked ahead to the ultimate build -out of the Hospital campus. As described in greater detail below, the regulatory framework for the Master Plan has changed since adoption in 2008, necessitating modifications to the Master Plan. The City determined that a Specific Plan was needed to address these modifications and future development of the Hospital campus. The proposed Specific Plan has been prepared in conjunction with applications for a General Plan Amendment to designate the project site as Specific Plan (SP), a zone change to Specific Plan (SP), and amendments to the Master Plan and Development Agreement. The Specific Plan would not replace the Master Plan and Development Agreement; rather the Master Plan and Development Agreement, as amended, would continue to exist as independent entitlements separate from the Specific Plan. Together, these actions are referred to as the "proposed project" and are analyzed collectively throughout this addendum. 1.2 Background In 2011, the City adopted a General Plan Update, which resulted in a change in the General Plan land use designation and zoning for the Hospital campus from Residential Low (RL) to Public Institutional (PI). In 2013, the City updated its Zoning Code, rezoning the Hospital campus from RL to PI. Subsequent to approval of the Master Plan, the California Building Standards Code was amended to impose mandatory new requirements related to the design and construction of hospitals. Compliance with the new regulations requires an increase in the square footage of the approved Inpatient Building to comply with enlarged 8 -foot -wide minimum corridors in all public and patient areas (CBC Section 1224.4.71), provide two separate elevators for clean items delivered and soiled items hauled (CBC Section 1224.20.2.7), and a dedicated corridor between food storage areas and the kitchen (CBC Section 1224.20.2.1). The Hospital also seeks to enlarge its Obstetric Services Unit in order to better contract services from insurance providers and serve an increased demand for obstetric services. These changes would require an increase in U D E K 1 March 9310 2016 C Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR square footage in order to allow construction of two new Caesarean Section rooms in the area between the existing Hospital and the Inpatient Building. In order for the design of the Inpatient Building to comply with the Federal Aviation Administration (FAA) and State required airspace obstruction clearance criteria, the Helipad must be relocated from its conceptual location at the southeast corner of the roof of the Inpatient Building to the north side of the roof. The relocation is necessary so that the elevator leading from the roof directly to the emergency room would not obstruct the flight path. In order to modify the Master Plan to implement the mandatory new California Building Standards Code requirements and permit the expanded obstetric services, it was determined that a Specific Plan was needed to outline existing uses, future uses approved under the Master Plan, proposed modifications to the Master Plan, and provide a cohesive set of standards and guidelines for how future development would occur on the campus. The Master Plan and Development Agreement provide for a buildout of 667,434 square feet in combined hospital uses and medical office buildings (refer to Table 2, the Proposed Buildout Development Program for detailed square footages). Under the proposed project, at buildout, the amount of hospital and medical office space under the Master Plan (not including parking structures) would increase by 30,566 net square feet, resulting from a 36,966 square foot increase to the approved Inpatient Building and a 6,400 -square -foot reduction in the approved Central Plant, which is currently under construction, for a total buildout of 698,000 square feet. The proposed project would not result in increases in the number of programs, employees, overall campus inpatient beds or square footage allocated to administration uses from the approved Master Plan. Building heights approved under the Master Plan would not be increased. 9310 D U D E K 2 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR As described previously, the proposed project includes the proposed Specific Plan, a General Plan Amendment to designate the project site as Specific Plan (SP), a zone change to Specific Plan (SP), and amendments to the Master Plan and Development Agreement. The Specific Plan would not replace the Master Plan and Development Agreement; rather the Master Plan and Development Agreement, as amended, would continue to exist as independent entitlements separate from the Specific Plan. The approved Master Plan buildings include an "Inpatient Building", projected to have 120 beds. The Master Plan provides that the Inpatient Building would have 125,363 square feet, and a building height of 85 feet to the top of the parapet and 100 feet to the top of the wind sock and elevator shaft. The Master Plan also includes a new "Central Plant". The Master Plan provides that the Central Plant would have 10,000 square feet and a building height of 26 feet. However, the Hospital has reduced the size of the Central Plant to 3,600 square feet and its height to 19 feet, 4 inches and, as of the date of this Addendum, it is under construction. As of the date of this Addendum, the 8,872 square foot Loading Dock is also under construction. The proposed project would: 1. Increase the square footage of the Inpatient Building from 125,363 square feet to 162,329 square feet (an increase of 36,966 square feet), which includes 153,457 square feet for the Inpatient Building, and 8,872 square feet for the Loading Dock. 2. Increase the aggregate square footage of the Master Plan from 327,363 square feet to 357,929 square feet (an increase of 30,566 square feet) to reflect the net increase in square footage in the Master Plan from the increase in square footage of the Inpatient Building and the decrease in square footage of the Central Plant. 3. Relocate the approved Helipad on the roof of the Inpatient Building from the southeast corner to the north side of the roof in order to allow direct elevator access from the roof to the emergency room. 4. Modify the existing Site Plan for the Master Plan to reflect: (i) changes in the footprints of the Inpatient Building and the Central Plant; and (ii) the relocation of the helipad to the rear of the roof of the Inpatient Building. Under the proposed project, there would be no increases in permitted building heights, number of overall campus inpatient beds, programs or employees or square footage allocated to administration uses from the approved Master Plan. DUDEK 3 March 9310 2016 1-1 C Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR The majority of the proposed additional square footage would be located within the basement, first, and second floors of the Inpatient Building. From McBean Parkway, these three levels would be located behind the existing two-story enclosed bridge between the Main Hospital and the Nursing Pavilion Building. Construction of two new Caesarean Section rooms would occur in the "infill area" between the Hospital and the Inpatient Building (the "Infill Area"), which the Master Plan does not now allocate to any particular use. The proposed additional square footage would be mostly interior to the Inpatient Building, and would remain south of the ring road. The ring road establishes the north edge of allowable building area for the campus under the Master Plan. The net increase in square footage is sought because: 1. The Master Plan identified a conceptual footprint and general program for the Inpatient Building because it was premature to create a detailed design at that time. 2. Since the Master Plan approval, there have been amendments to the California Building Standards Code related to the design and construction of new hospitals, relating primarily to circulation. In order to comply with these mandatory state law requirements an increase in the square footage of the Master Plan is required because: a. There are more exiting corridors required between departments. Each corridor is required to be eight feet wide. b. Corridors connecting food storage areas and the kitchen must be dedicated. c. Two separate elevators for clean items delivered and soiled items hauled are required. In order for the design of the Inpatient Building to comply with the FAA and State required airspace obstruction clearance criteria, the helipad ("Helipad") must be relocated from its conceptual location at the southeast corner of the roof of the Inpatient Building to the north side of the roof, so that the elevator leading from the roof directly to the Emergency Room would not be in the way of the flight path. 4. The Hospital has determined it would be prudent to replace the existing Obstetric Services Unit so it is better suited to the expanding needs of the community and the contracting of services from insurance providers. As part of the design of the new Obstetric Services Unit, two new Caesarean Section rooms would be constructed in the Infill Area. A square footage analysis showing the differences between the allocation of the approved square footage in the Master Plan for the Inpatient Building and under the proposed project is provided in Table 1. D U V E K 4 March9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR Table 1 Campus And Inpatient Building Additional Square Footage kv l }� `tF' t fi s f ,^ , „ r ,r .,.,...,,. . ,.«, .Floor 4 ,h , ., Waster Placa, ,fix 3m ,, m:.h Proposed h fi{ flff�epc, Basement 20,894 SF 32,300 SF 11,406 1st Floor 20,894 SF 34,500 SF 13,606 2nd Floor 20,894 SF 31,029 SF 10,135 3rd Floor 20,894 SF 21,500 SF 606 4th Floor 20,894 SF 21,500 SF 606 5th Floor 20,894 SF 21,500 SF 606 TOTAL 125,363 SF 162,329 SF 36,966 INPATIENT BUILDING ADDITIONAL SQUARE FOOTAGE 36,966 Central Plant (under construction) 10,000 SF 3,600 SF (6,400) CAMPUS ADDITIONAL SQUARE FOOTAGE 30,566 2.1 Project Location The project site is coterminous with the Master Plan site, encompassing approximately 29.77 acres of land generally located north of the intersection of McBean Parkway and Orchard Village Road, east of Interstate 5 (I-5) in the City; see Figure 1, Regional Map. The Hospital campus was a total of 30.4 acres at the time of approval of the 2008 Master Plan; however, the 2008 Master Plan required the dedication of 0.63 acre to the City for the McBean Parkway traffic improvements, thereby reducing the total project site under the proposed project to 29.77 acres. The project site is located on McBean Parkway at the northern terminus of Orchard Village Road; see Figure 2, Vicinity Map. 2.2 Surrounding Uses The areas adjacent to the project site include the following uses: • North: Land uses consist of single- and multiple -family residences zoned Urban Residential (UR4) and (URI), open space zoned Open Space (OS), medical office buildings zoned Public Institutional (PI), and the Sunrise at Sterling Canyon facility, a senior living facility that provides independent living, assisted living, and hospice care. • South and East: Land uses consist primarily of single-family residences zoned Urban Residential (UR2), and the United Methodist Church is located on the opposite side of McBean Parkway. Residential uses immediately east and southeast of the project site were developed in 1969. D U D E K 5 March 9310 2016 Ll C G Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR • West: Land uses consist primarily of single-family residences zoned Urban Residential (URI) and an open space area zoned Open Space (OS). The residential uses immediately west of the project site were developed in 1978. 2.3 Proposed Site Plan The Site Plan (Figure 3) and the Proposed Buildout Development Program (Table 2) provide the framework for development of the project site under the proposed project. Figure 3 illustrates the location of both existing and approved facilities anticipated under the proposed project. As shown on the Site Plan, medical office building (MOB) 1, parking structure (PS) 1, and PS 4, all approved under the Master Plan, have been constructed and are part of the existing conditions. Additionally, the 8,872 -square -foot Loading Dock and 3,600 -square -foot Central Plant are under construction, per the Master Plan. The 3,600 -square -foot Central Plant represents a 6,400 -square - foot reduction from that approved in the Master Plan. All of the remaining buildings shown on the Site Plan were approved as part of the Master Plan. Minor adjustments to the approved square footage of the Master Plan for the Inpatient Building only are being facilitated through the proposed project. As earlier noted, these adjustments in square footage are due to two factors: (1) the implementation of requirements imposed by amendments to the California Building Standards Code subsequent to the approval of the Master Plan; and (2) expansion of obstetric services with construction of two new Caesarean Section rooms in the area between the existing Hospital and the Inpatient Building. Specifically, as heretofore noted the proposed project would increase the approved square footage of the Inpatient Building from 125,363 square feet to 162,329 square feet (an increase of 36,966 square feet). The total square footage that remains to be built, under the proposed project, include the Inpatient Building (excluding the Loading Dock), MOB 2, MOB 3, PS 2, and PS 3. At buildout, the campus would include a total of 698,000 square feet of building space, including 377,415 square feet of hospital and hospital -related uses; 24,425 square feet of support facilities; and 296,160 square feet of medical office space, plus parking. The floor area ratio (FAR) approved under the 2008 Master Plan and Development Agreement, including the existing campus at that time, was 0.52, based on a lot size of 29.77 acres, or 1,296,781 square feet. As described previously, the Hospital campus was a total of 30.4 acres at the time of approval of the 2008 Master Plan; however, the 2008 Master Plan required the dedication of 0.63 acre to the City for the McBean Parkway traffic improvements and right-of-way, thereby reducing the total area to 29.77 acres. The Hospital has since dedicated the 0.63 acre as required. The additional FAR based on the square footage facilitated by the proposed project is 0.02 or a site FAR of 0.54. 1 DUDEK 6 March 20 206 16 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR Table 2 Proposed Buildout Development Program Q U D E K 7 March 9310 2016 E 11 ,., ,. r✓, �,.,, !/. ./..,t.,,al,. ... 1;,;r1. t, r � ,^ f"T r ,err r x3 { Existing Facilities (Pre- 2008 Approved Proposed 2008 Master Master Plan Specific Plan Total Buildout Hospital Plan) Facilities Development Facilities Beds2 Hospital and Related Uses Main Hospital 146,000 - - 146,000 116 existing (20 existing beds to be de - licensed) Main Hospital Basement 5,286 - - 5,286 - Nursing Pavilion Building 63,800 - - 63,800 100 existing 10 new Inpatient Building (Unbuilt) 0 116,491 +36,966 153,457 142 new Loading Dock (Under - 8,872 - 8,872 - Construction) Subtotal Hospital and Related 215,086 125,363 +36,966 377,415 368 Uses Support Facilities Uses Hospital Bridge (covered 9,122 - - 9,122 - walkway) Mechanical Plant 8,585 - - 8,585 - Facilities Building (warehouse) 2,384 - - 2,384 - Facilities Building (office) 734 - - 734 - Central Plant (Under - 10,000 -6,400 3,600 - Construction) Subtotal Support Facilities 20,825 10,000 - 24,425 - Uses Medical Office Buildings (MOB) MOB A 5,302 - 5,302 - MOB B 5,302 - 5,302 - MOB C 5,302 - 5,302 - MOB D 5,302 - 5,302 - MOB E 31,040 - 31,040 - MOB F Sheila R. Veloz Breast 43,912 - 43,912 - Imaging Center MOB 1 (Built) - 80,000 - 80,000 - MOB 2 (Unbuilt) 0 60,000 - 60,000 - MOB 3 (Unbuilt) 0 60,000 - 60,000 - Q U D E K 7 March 9310 2016 E 11 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR Table 2 Proposed Buildout Development Program SS fr tit; � �4 �;�d i� ���� � � �����rExisting W Facilities (Pre- 2008 Approved Proposed , , �'t�F2008 Master MasterPlan Specific Plan Tdtaf Buildout Hospital se, z �:`Plan) f=acilities Development Facilities Beds2 Administrative 8,000 8,000 — 0 — Office Building (To Be Demolished) Subtotal Medical Office 104,160 192,000 — 296,160 — Buildings TOTAL 340,071 327,363 30,566 698,000 368 SITE FLOOR AREA RATIO' 0.52 0.02 0.54 — Noce: Floor area ratio (FAR) is the size of a building divided by the size of its parcel. In this instance, FAR is based on 29.77 acres, or 1,296,781 square feet. 2 The total number of hospital beds (368) remains the same as approved in the 2008 Master Plan and Development Agreement. The 2008 Master Plan and Development Agreement allow for the movement of beds between buildings within the overall campus. The beds proposed under the proposed project would shift from the approved Master Plan, but would not require or cause an increase in building square footage. 2.4 Site Coverage and Building Heights The Main Hospital building is located in the center of the campus and is connected to the Nursing Pavilion Building, located in the northeastern portion of the site, by an enclosed bridge. Adjacent to the Nursing Pavilion Building are several smaller buildings, including the Central Plant, Facility Office, and Disaster Supply Storage Building. MOB 1, PS 1, and PS 4 are located across the internal driveway from the Main Hospital and Nursing Pavilion buildings, and front on McBean Parkway. MOB A, MOB B, MOB C, MOB D, MOB E, MOB F, and the Office Building (formerly the Foundation and Administration Office Building) are located in the southwestern portion of the site, along with several surface parking lots. All of the existing buildings on the campus, excluding parking structures, rise up to three stories in height; MOB 1 is the tallest existing building on the campus, besides parking structures, at a height of 45.5 feet. 2.5 Site Access and Circulation 2.5.1 Regional Access Interstate 5 (1-5) provides regional access for vehicles traveling to and from the project site. I-5 is located west of the project site and can be accessed via a full interchange at McBean Parkway. Major arterial streets near the project site consist of McBean Parkway, Orchard Village Road, and Rockwell Canyon Road/Tournament Road. D U D E K 8 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 2.5.2 Site Access Access to the project site is provided by three driveways along McBean Parkway. The main entrance is provided at a four-way signalized intersection with Orchard Village Road (referred to as the "Center Driveway" in the 2008 Master Plan EIR). Orchard Village Road is a four -lane roadway that terminates at the project entrance. A second four-way signalized access point is located at the McBean Parkway and Avenida Navarre (referred to as the "East Driveway" in the 2008 Master Plan EIR). Avenida Navarre is a two-lane local street serving the residential uses south of the project site. The third access point is an unsignalized T -intersection along McBean Parkway, west of the Orchard Village Road main entrance, which allows for unprotected right - in, right -out, left -in, and left -out movements (referred to as the "West Driveway" in the 2008 Master Plan EIR). 2.5.3 Internal Circulation Internal vehicular circulation is provided throughout the project site. From the main entrance, an internal road connects vehicles to all buildings and a perimeter road that runs along the outer edge of the campus. The existing and future parking structures and surface lots are all accessible from the perimeter road and internal streets. 2.6 Parking Parking supply at buildout of the proposed project would total approximately 2,231 spaces distributed throughout the hospital campus, consisting of approximately 1,959 spaces in parking structures, 241 spaces in surface lots, and 31 parallel parking spaces along the internal circulation roadways of the site (see Figure 3). Two parking structures approved under the Master Plan (PS 2 and PS 3) remain to be built and would provide approximately 857 parking spaces. A total of 110 spaces would accommodate handicapped access. The proposed project would not affect the amount of parking required under the Master Plan. 2.7 Helipad The Master Plan conceptually located the Helipad at the southeast corner of the roof of the Inpatient Building. The proposed project would relocate the Helipad from the southeast corner to the north side of the roof. The Helipad location would still remain approximately 240 feet from the nearest residence. The relocation of the Helipad is necessary to comply with FAA and State required airspace obstruction clearance criteria in order to allow for the direct elevator transport from the Helipad to the emergency room since in its original location the elevator would be in the flight path. 9310 V U D E K 9 March 2016 C Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR There is an existing helipad on PS 1, which under the Master Plan would be allowed to remain for emergency or temporary uses after the Helipad is constructed. The locations of the helipad on PS 1 and the proposed Helipad are illustrated in Figure 3. 2.8 Landscaping Landscaping is focused around each of the existing buildings, surface parking lots, and the hillside in the northwest portion of the campus. As future buildings are constructed, additional landscaping would be provided in accordance with the Master Plan. The proposed project would not change the landscaping requirements of the Master Plan. m 9310 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 3 EXISTING GENERAL PLAN AND ZONING DESIGNATIONS The project site is currently designated PI (Public/Institutional) on both the City's General Plan Map and Zoning Map. The PI designation is intended for various types of public or/and community -serving facilities owned and operated by public agencies, special districts, nonprofit organizations, and other entities. The proposed project would change the General Plan and Zoning designation of the project site to SP (Specific Plan). D U D E K 11 March 9310 2016 J n D n �J Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 1:01"191a 14 INTENTIONALLY LEFT BLANK 12 9310 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR The proposed project would generally be anticipated to be built as part of the following phases: Inpatient Building: July 2016 — May 2018 (note the Loading Dock, which is considered part of the Inpatient Building is currently under construction, as approved under the 2008 Master Plan and is not considered part of the proposed project analyzed in this addendum). 2. Inpatient Building Site Work and Landscaping: December 2017 — March 2018 D U D E K 13 March9310 2016 n 11 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR INTENTIONALLY LEFT BLANK 14 9310 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 5 LEGAL STANDARDS In accordance with CEQA, the City's Community Development Department, Planning Division and City Attorney's office, have analyzed the potential environmental effects of the proposed project, including the proposed Specific Plan, amendments to the Master Plan and Development Agreement, and the General Plan and Zone Change from PI to SP, and concluded that this Addendum is the proper vehicle to inform the decision makers and the public of any potential environmental effects of the proposed project. This Addendum to the Master Plan EIR has been prepared in accordance with the California Environmental Quality Act, Public Resources Code §21000, et seq. ("CEQA") and the State CEQA Guidelines, 14 Cal. Code Regs. §15000, et. seq. ("CEQA Guidelines"). Section 15164(a) of the CEQA Guidelines governs the preparation of an Addendum. Section 15164(a) of the CEQA Guidelines provides: "(a) The lead agency or responsible agency shall prepare an addendum to a previously certified EIR if some changes or additions are necessary but none of the conditions described in Section 15162 calling for preparation of a subsequent EIR have occurred." Section 15162 of the CEQA Guidelines describes those conditions as follows: "(1) Substantial changes are proposed in the project which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; (2) Substantial changes occur with respect to the circumstances under which the project is undertaken which will require major revisions of the previous EIR or negative declaration due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects; or (3) New information of substantial importance, which was not known and could not have been known with the exercise of reasonable diligence at the time the previous EIR was certified as complete or the negative declaration was adopted, shows any of the following: (A) The project will have one or more significant effects not discussed in the previous EIR or negative declaration; 9310 DUDEK 15 March 2016 G Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR (B) Significant effects previously examined will be substantially more severe than shown in the previous EIR; (C) Mitigation measures or alternatives previously found not to be feasible would in fact be feasible, and would substantially reduce one or more significant effects of the project, but the project proponents decline to adopt the mitigation measure or alternative; or (D) Mitigation measures or alternatives which are considerably different from those analyzed in the previous EIR would substantially reduce one or more significant effects on the environment, but the project proponents decline to adopt the mitigation measure or alternative." The City has analyzed the potential environmental effects of the proposed project in accordance with CEQA Guidelines §§ 15162 and 15164(a). The potential environmental effects of the Master Plan and Development Agreement were addressed in the certified Master Plan EIR. However, the proposed project now includes the proposed General Plan and Zone Change from PI to SP, and proposed amendments to the 2008 Master Plan and Development Agreement. The City has determined that an Addendum is appropriate because no new significant environmental effects would occur nor would the severity of effects previously identified as significant substantially increase nor would any other condition set forth in Section 15162 occur as a result of the implementation of the proposed project. >r 6 W. 9310 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 6 ENVIRONMENTAL ANALYSIS The proposed project as discussed above does not change the conclusions of the impact analysis of the Master Plan EIR. The modifications described in Section 2 would have no new significant adverse environmental impacts nor substantially increase the severity of previously identified significant adverse effects. To ensure that no new or substantially more severe significant environmental impacts would occur, the proposed project would adhere to applicable mitigation measures in the certified Master Plan EIR and approved by the City Council. Only the mitigation measures that apply to the proposed project are restated in the applicable sections below. Refer to Appendix A of this Addendum, the Mitigation Monitoring and Reporting Program, which contains all of the approved mitigation measures. 6.1 Aesthetics, Light, and Glare 6.1.1 Short -Term Construction The Master Plan EIR found the Master Plan's short term construction effects would be less than significant with implementation of Mitigation Measures AESI and AES2, provided in Appendix A. Mitigation Measure AESI provides for appropriate screening to buffer views from adjacent residential uses, existing campus hospital operations and McBean Parkway. Mitigation Measure AES2 provides that construction -related security lighting shall be directed away from adjacent residential areas and shall consist of the minimum wattage necessary to provide safety at the construction site. Construction associated with the proposed project would not alter the duration or intensity of the construction activities anticipated in the Master Plan EIR, which would remain short-term and occur at various locations and at different times as the Master Plan is built out. The additional square footage requested for the Inpatient Building would not affect the nature of the Master Plan's short term construction effects because there are no additional trades required and sequencing would remain unchanged. Construction in the Infill Area would not be at a greater height nor closer to any residences than analyzed in the certified EIR. Any short-term construction impacts would be mitigated by Mitigation Measures AESI and AES2. No additional mitigation measures are required. No new significant effect would occur. 6.1.2 Long -Term Aesthetic/Visual Character The Master Plan EIR found that Long -Term Aesthetic and Visual Character effects would be less than significant with implementation of Mitigation Measure AES3. Mitigation Measure AES3 provides that prior to issuance of building permits, each structure must undergo Development Review in conformance with the Master Plan and conditions of approval. DUDEK 17 March9310 2016 C 1-1 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR The AestheticNisual Character effects of the Inpatient Building considered in the Master Plan EIR are the (1) effects on the view from the Summit Residential Neighborhood; and (2) visibility of the Inpatient Building looking north from the intersection of McBean Parkway and Orchard Village Drive. With implementation of the proposed project, there would be no added obstruction of the view from the Summit Residential Neighborhood because there would be no increase in the height of the Inpatient Building nor increased visibility of the Helipad. The approved Master Plan Inpatient Building is five stories in height. Although the proposed project Infill Area conceptually fills in more of the southwest corner between the Main Hospital and the Enclosed Bridge as shown in the Master Plan, it is only two stories tall compared to the five stories approved under the Master Plan. See Figure 4 for an overlay of the approved Master Plan with the proposed project. The view of the Infill Area from the Summit Residential Neighborhood would still be of built rather than green space. However, the additional built space would be consistent with the existing built space, with little alteration or degradation of the view analyzed in the Master Plan EIR. Construction in the Infill Area would remain approximately 85 feet below the Summit Residential Neighborhood. The Inpatient Building's top of parapet would remain approximately the same elevation as the closest residential property line elevation. The two Caesarean Section rooms would be on the second floor of the five -floor structure and would cantilever partially over the existing Basement Expansion. The only other view of the built out Infill Area would be from the on-site road known as the ring road, which would be limited to the project site. The visibility of the Inpatient Building looking north from McBean Parkway and Orchard Village Drive as analyzed in the certified EIR would not change. The proposed project would otherwise affect only interior space. No new significant Aesthetic/Visual Character effects would occur. 6.1.3 Landscaping The Master Plan EIR found that the effects of Landscaping would be less than significant with implementation of Mitigation Measure AES4. Mitigation Measure AES4 provides that landscaping shall be installed in conformance with the approved conceptual landscaping plans, in compliance with the conditions of approval, prior to issuance of a Certificate of Occupancy for each building and parking structure. The landscaping for the proposed project would comply with the approved conceptual landscaping plans and conditions of approval and would include only minimal, if any, additional landscaping because virtually all of the proposed modifications would be interior. No additional mitigation measures are necessary. No new significant effect would occur. Q U D E K 18 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 6.1.4 Long -Term Light and Glare The Master Plan EIR found that the effects of Long -Term Light and Glare would be less than significant with implementation of Mitigation Measures AES3 and AES4. The only proposed project that might potentially cause a Long -Term Light and Glare effect not analyzed in the Master Plan EIR would be the two new Caesarean Section rooms constructed in the Infill Area. However, even with the proposed construction in the Infill Area, the height of the Inpatient Building and Central Plant and thus the visual elevation from McBean Parkway, would remain the same as analyzed in the Master Plan EIR and would not be exceeded by the heights of the new Caesarean Section rooms. All exterior lighting that could potentially be added in the Infill Area would be below the height of the existing Enclosed Bridge between the Inpatient Building and the Main Hospital and would not affect any residences. No additional mitigation measures are required. No new significant effect would occur. 6.1.5 Cumulative The Master Plan EIR found that cumulative AestheticNisual effects would be less than significant with implementation of Mitigation Measures AESI through AES4. The majority of the additional square footage resulting from the proposed project would be interior and not visible to the public. The construction in the Infill Area would be below the height of the existing Enclosed Bridge between the Inpatient Building and the Main Hospital. See Sections 6.1.2 through 6.1.4, above. Cumulative impacts would remain less than significant. 6.2 Air Quality For ease of reference, the Mitigation Monitoring Program imposed on the Master Plan is attached as Appendix A. 6.2.1 Construction The Master Plan EIR found that Short -Term Construction Air Quality effects would be significant and unavoidable even with implementation of Mitigation Measures AQ1 through 4. The proposed project would not cause a substantial increase in the severity of Construction Air Quality effects because the length of time over which construction would occur would remain the same, the approximate 240 -foot distance to neighboring residences would remain the same, and the nature of the construction equipment used would remain the same. There are no additional feasible mitigation measures available beyond those imposed on the Master Plan EIR. D U D E K 19 March 9310 2016 C J n Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 6.2.2 Operation The Master Plan EIR found that Operational Air Quality effects would be less than significant with implementation of Mitigation Measure AQ5. The proposed project would not change the nature or intensity of uses approved under the Master Plan and would result in only a minimal increase in campus square footage. There would be no increase the number of programs, employees, overall campus inpatient beds or square footage allocated to administration uses. Minimal, if any, additional traffic would be generated beyond that anticipated in the Master Plan, see the Traffic Study Addendum (TSA) dated February 9, 2016, prepared by Linscott, Law & Greenspan, which is attached as Appendix B to this Addendum. No operations would be closer to sensitive receptors than under the approved Master Plan. Operational emissions would not be increased from those projected in the Master Plan EIR. No additional mitigation measures are required. No new significant effect would occur. 6.2.3 AQMP Consistency The Master Plan EIR found that the Master Plan would have a less than significant impact on consistency with the Air Quality Management Plan (AQMP) with implementation of Mitigation Measures AQ2 and AQ5. The proposed project would not require amendment of the AQMP nor would they cause the Master Plan build out to exceed growth projections in the Regional Transportation Plan, as the proposed project would be consistent with the City's General Plan, as described in Section 6.3, Land Use. The proposed project would not cause any exceedance of regional or local thresholds for criteria pollutants beyond that analyzed in the Master Plan EIR, so would not result in an increase in the frequency or severity of existing air quality violations or contribute to new violations. The proposed project would not cause an increase in the nature or intensity of uses, programs, employees, number of patient beds campus -wide nor square footage allocated to administration uses. The proposed project would not cause formation of CO hotspots, as they would not cause an increase in LOS at the relevant study intersections, see TSA, Appendix B. Therefore, no additional mitigation measures are required. No new significant effect would occur. 6.2.4 Long -Term Operational Cumulative The Master Plan EIR found that Long -Term Operational cumulative effects were less than significant. The proposed project would not cause a new significant operational effect and thus would not cause or make a considerable contribution to any cumulative impact. Therefore, there would be no new significant Long -Term Operational cumulative effects for the reasons set forth in Sections 6.2.2 and 6.2.3 above. D U D E K 20 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 6.2.5 Global Climate Change The Master Plan EIR found that the Master Plan's on-site emissions and energy emissions effects would be less than significant with implementation of Mitigation Measures AQ6 through AQ8. It found however, that the Master Plan's mobile source emissions would remain significant and unavoidable after mitigation. The City adopted a Climate Action Plan (CAP) in August 2012. The purpose of the CAP is to measure the amount of greenhouse gas emissions generated within the City and to develop strategies to reduce the emissions in the future. Using the goals, objectives and policies of the General Plan as a starting point, the CAP identifies those measures that can be quantified and translated into significant reductions in the greenhouse gas emissions by the year 2020. The proposed project would not conflict with the applicable greenhouse gas (GHG) reduction measures included in the CAP. The proposed project would be consistent with the CAP overall land use transportation measure to reduce total vehicle miles travelled (VMT) because buildout of the site would continue to increase the overall density of the site and location efficiency by increasing the Inpatient Building square footage. With implementation of the proposed project the site would also continue to be transit accessible. The proposed project would also be consistent with the CAP water measures since future development would continue to use low -flow water fixtures and new irrigation systems would be designed, installed, operated, and maintained in conformance with the State Water Efficient Landscape Ordinance, as required in the Master Plan. The project would allow for minimal increases in square footage beyond what was approved under the Master Plan. There would be no increase in the nature or intensity of uses, number of programs, employees or square footage devoted to administration. Implementation of the project would not cause the effects of on-site GHG emissions or energy emissions to become significant nor would the significant effects of mobile source emissions be substantially more severe because there would be little or no increase in traffic generation beyond that analyzed in the Master Plan EIR, based on existing conditions. See TSA, Appendix B. The Master Plan addresses energy, water, water quality, and landscaping components to ensure overall efficiency and conservation. The proposed project would not cause the effects of on-site emissions or energy emissions to become significant for the reasons set forth in Sections 6.2.2 and 6.2.3, above. As noted, the effects of mobile source emissions would not be substantially more severe because the proposed project would cause little or no increase in traffic generation based on existing conditions, see the TSA, Appendix B. No additional feasible mitigation measures are available for mobile source emissions. No new, or substantially more severe, significant effects would occur. D U ®E K 21 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 6.3 Land Use The Master Plan EIR found the Master Plan would not conflict with any applicable land use plan, policy, or regulation adopted for the purpose of avoiding or mitigating an environmental effect, including the City's General Plan and Unified Development Code. Since the Master Plan EIR, the project site has been re -designated PI (Public/Institutional) on both the City's General Plan Map and Zoning Map. The proposed project would change the General Plan and zoning designation of the site to Specific Plan (SP). The SP zone/designation is intended to achieve the following purposes: 1. To promote and protect the public health, safety and welfare; 2. To implement the objectives and policies of the General Plan; 3. To safeguard and enhance environmental amenities, such as oak trees and ridgelines, and enhance the quality of development; 4. To attain the physical, social, and economic advantage resulting from comprehensive and orderly planned use of land resources; 5. To lessen congestion and assure convenience of access: to secure safety from fire, flood and other dangers; to provide for adequate light, air, sunlight and open space; to promote and encourage conservation of scarce resources; to facilitate the creation of a convenient, attractive and harmonious community; to attain a desirable balance of residential and employment opportunities; and to expedite the provision of adequate and essential public services; 6. To facilitate development within the City in accordance with the General Plan by permitting greater flexibility and, consequently, more creative and imaginative designs for large-scale development projects than generally are possible under conventional zoning regulations; 7. To promote more economical and efficient use of the land while providing a harmonious variety of housing choices and commercial and industrial activities, a high level of urban and public amenities and preservation of natural and scenic qualities of open space; and 8. In the case of a specific plan, to provide a process for initiation, review and regulation of large-scale comprehensively planned communities that afford the maximum flexibility to the developer within the context of an overall development program and specific, phased development plans coordinated with the provision of necessary public services and facilities. The proposed project, which includes the proposed Specific Plan, would achieve the purposes of the City's SP zone, and would serve as the zoning code for the project site. The proposed project D U D E K 22 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR would eliminate the maximum floor area ratio (FAR) for the site, which is 0.50 under the PI zone. Although the Specific Plan would not include a maximum FAR, it would include a cap on square footage, which allows for a total FAR of 0.54. Since the approved Master Plan allows for an FAR of 0.52, the proposed project would only represent a 0.02 increase in FAR, which is not considered a substantial increase and would not cause any additional impacts. The proposed project would implement the goals and policies of the City's General Plan, as documented in Appendix C, which contains an analysis of the proposed project's consistency with the City's General Plan. This analysis confirms that adoption of the proposed project would not conflict with the applicable General Plan goals and policies. With adoption of the proposed project, there would be no significant impacts related to land use. 6.4 Geology, Soils and Seismicity 6.4.1 Surface Fault Rupture, Ground Failure, Landslides and Slope Stability, Corrosive Soils, Soil Erosion, Cumulative Effects The Master Plan EIR found the effects of surface fault rupture, ground failure, landslides and slope stability, corrosive soils, soil erosion, both project and cumulative, to be less than significant. The project site characteristics and nature and timing of construction analyzed in the Master Plan EIR would remain the same if the proposed project is implemented. No mitigation measures are required. No new significant effect would occur. 6.4.2 Seismic Ground Shaking, Expansive Soils The Master Plan EIR found the effects of seismic ground shaking to be less than significant with implementation of Mitigation Measure GEO1, which requires a registered geologist to prepare a Probabilistic Seismic Hazard Analysis (PSHA) prior to issuance of grading permits for the Inpatient Building. The effects of expansive soils were found to be less than significant with implementation of Mitigation Measure GEO2, which requires special foundation designs and reinforcements, if expansive soils are encountered during construction. The site characteristics and nature and timing of construction analyzed in the Master Plan EIR would remain the same with implementation of the proposed project. No additional mitigation measures are required. No new significant effect would occur. 6.4.3 Site Grading Implementation of the proposed project would not increase site grading beyond the amount forecast in the Master Plan for the Inpatient Building.. For the Inpatient Building, the amount of export anticipated in the Master Plan EIR was 13,100 cubic yards. Including the proposed U D E K 23 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR project, under existing conditions, the amount of soil export in conjunction with construction of the Inpatient Building is anticipated to be approximately 12,600 cubic yards. The Master Plan EIR found that the effects of site grading would be less than significant with implementation of Mitigation Measures AQ1 and HWQ3, which specify requirements during construction to minimize effects associated with grading, and compliance with state and local regulations. Implementation of the proposed project, including construction in the Infill Area, would not increase site grading beyond the amount approved in the Master Plan. No new mitigation measures are required. No new significant effect would occur. 6.5 Hazards and Hazardous Materials The Master Plan EIR found that the effects of Use, Storage and Handling, Generation, Exposure and Hazards and Hazardous Materials both project and cumulative were less than significant. Implementation of the proposed project would cause no effects beyond those forecast in the Master Plan EIR because there would be no changes in the nature or intensity of uses, number of programs, employees, overall campus inpatient beds, or square footage allocated to administration uses. Therefore, implementation of the proposed project would not cause an increase in the generation, use, storage, handling or exposure to hazardous materials. No mitigation measures are required. No new significant effect would occur. 6.6 Hydrology and Water Quality Implementation of the proposed project would cause little or no change in Drainage, Hydrology, Water Quality or Cumulative effects because there would be no changes in the natures, or intensity of uses, and no increase in the number of programs, employees, overall campus inpatient beds or square footage allocated to administration uses. Required site grading would not increase. Construction timing and mix of equipment would not change. The Master Plan EIR found all of the foregoing effects to be less than significant with implementation of mitigation. For ease of reference, list of Hydrology and Water Quality Mitigation Measures is attached in Appendix A. No additional mitigation measures are required. No new significant effect would occur. 6.7 Noise For ease of reference, a list of Noise Mitigation Measures is attached in Appendix A. 6.7.1 Construction The Master Plan EIR found that even with implementation of Mitigation Measures NI and N2, the effects of construction noise would remain significant and unavoidable. Implementation of the proposed project would not cause this effect to be substantially more severe because the 9310 ®V D E K 24 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR distance to sensitive receptors would not change nor would the intensity and length of time of construction or mix of construction equipment used on site. Only minimal, if any, additional construction related traffic would be generated. See the TSA at Appendix B. There are no additional feasible mitigation measures available. This significant effect would not be substantially more severe. 6.7.2 Operational Traffic Noise The Master Plan EIR found that the effects of Interim Year Traffic, Off -Site and On -Site Traffic Noise effects would be less than significant with implementation of Mitigation Measure N3. Implementation of the proposed project would not cause these effects to become significant because they would not generate any increased traffic, see the TSA at Appendix B. No additional mitigation measures are required. No new significant effect would occur. 6.7.3 Operational Stationary Source Noise The Master Plan EIR found that the effects of Operational Stationary Source Noise would be less than significant. Implementation of the proposed project would not cause this effect to become significant because there would be no increase in loading and unloading, truck movements or other parking lot activities. There would be no expansion of the Hospital's emergency medical services. There would be no increase in the nature or intensity of uses, number of programs, employees, overall campus inpatient beds or square footage allocated to administration. No mitigation measures are required. No new significant effect would occur. 6.7.4 Cumulative Operational The Master Plan EIR found that Cumulative Operational Noise effects would be less than significant. Implementation of the proposed project would not cause this effect to become significant because any noise effects from on-site stationary sources would continue to be limited to the project site and vicinity and would not increase because there would be no changes in the nature, or intensity of uses, no increase in truck movements or parking lot activities nor expansion of emergency services. Most of the proposed modifications to the Inpatient Building would be within the interior of the building. No mitigation measures are required. No new significant effect would occur. 6.7.5 Long -Term Cumulative Traffic The Master Plan EIR found that Long -Range Cumulative Off -Site and On -Site Traffic Noise effects would be less than significant with implementation of Mitigation Measure N3. Implementation of the proposed project would not cause this effect to become significant 9310 D U D E K 25 March 2016 D Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR because there would be little or no increase in traffic generation, under existing conditions, beyond that analyzed in the Master Plan EIR. See the TSA Appendix B. No additional mitigation measures are required. No new significant effect would occur. 6.7.6 The Helipad The Master Plan approved construction of the Helipad on the roof of the Inpatient Building. The approved Inpatient Building is to be approximately 85 feet high and 240 feet from the nearest residence, which is within the Valencia Summit Residential Neighborhood. The proposed project would relocate the Helipad from the southeast to the north side of the roof of the Inpatient Building. The relocation of the Helipad is necessary to comply with FAA and State required airspace obstruction clearance criteria in order to allow for the direct elevator transport from the Helipad to the emergency room since in its original location the elevator would be in the flight path. The BridgeNet Report attached as Appendix J, to the Master Plan EIR, found the Hospital's helipad operations averaged 10 to 12 arrivals or departures per month. As explained in the BridgeNet Report, and as is Hospital's standard practice, a helicopter arriving with a patient counts as one "flight" or "landing"; likewise, a helicopter departing with a patient counts as one "flight" or one "landing." The Hospital does not own a helicopter nor do any helicopters reside at the Hospital. The Master Plan EIR anticipated helicopter activity of 15 to 17 flights (arrivals or departures) per month, increasing the existing noise exposure level of approximately 1.5 dBA (in terms of the 24-hour weighted average scale of CNEL), which is not large enough to be perceptible. Relocation of the Helipad to the north side of the roof of the Inpatient Building would not decrease the 240 -foot distance to the nearest residence nor cause an increase in size of the Helipad nor any change in the number of flights. The flight paths to and from the Helipad would remain the same. As shown in Table 3, there were a total of 34 helicopter flights between January and December 2015. These flights include incoming flights for trauma and other transfers to the Hospital and departing flights for specialty care, such as for an advanced Neonatal Intensive Care Unit or seriously ill pediatric patients, at the expected maximum number of 2 — 3 specialty flights per month. The maximum number of incoming flights in any month was 5 in June 2015. The minimum was 1 in May and December 2015. An incoming flight does not mean there is an equivalent departing flight or "round trip." Nevertheless, assuming a worst case of 5 incoming flights, 5 outgoing flights and 3 specialty flights per month, the number of anticipated monthly flights would be 13. This number of flights would not exceed the maximum of 15-17 flights per month anticipated in the Master Plan EIR. No new significant effect would occur. D U D E K 26 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR Table 3 2015 Helicopter Flights Source: HMNH, January 29, 2016. 6.8 Parking The Master Plan EIR found that Short -Term Construction Parking effects would be less than significant with implementation of Mitigation Measure PRK1 and Long -Term Operational Parking effects would be less than significant with implementation of Mitigation Measure PRK2. Mitigation Measure PRKI requires that a Construction Parking Management Plan (PRK1) be reviewed and approved by the City before construction begins. This Plan would be required to include any additional parking that might incidentally be required by implementation of the proposed project. Mitigation PRK2 requires the provision of the City's Code -required parking. Implementation of the proposed project would not change the nature or intensity of uses nor would it increase the number of programs, employees, overall campus inpatient beds, or square footage allocated to administration uses. Construction of the two new Caesarean Section rooms in the Infill Area would not cause the number of required parking spaces to increase beyond the number analyzed in the Master Plan EIR. No additional mitigation measures are required. No new significant effect would occur. 6.9 Public Services 6.9.1 Fire Protection Services The Master Plan EIR found that effects on Fire Protection Services would be less than significant with implementation of Mitigation Measures FSI through 9, which for ease of reference, are Q U D E K 27 March 9310 2016 �I January 4 February 4 March 4 April 2 May 1 June 5 July 2 August 2 September 4 October 3 November 2 December 1 TOTAL 34 Source: HMNH, January 29, 2016. 6.8 Parking The Master Plan EIR found that Short -Term Construction Parking effects would be less than significant with implementation of Mitigation Measure PRK1 and Long -Term Operational Parking effects would be less than significant with implementation of Mitigation Measure PRK2. Mitigation Measure PRKI requires that a Construction Parking Management Plan (PRK1) be reviewed and approved by the City before construction begins. This Plan would be required to include any additional parking that might incidentally be required by implementation of the proposed project. Mitigation PRK2 requires the provision of the City's Code -required parking. Implementation of the proposed project would not change the nature or intensity of uses nor would it increase the number of programs, employees, overall campus inpatient beds, or square footage allocated to administration uses. Construction of the two new Caesarean Section rooms in the Infill Area would not cause the number of required parking spaces to increase beyond the number analyzed in the Master Plan EIR. No additional mitigation measures are required. No new significant effect would occur. 6.9 Public Services 6.9.1 Fire Protection Services The Master Plan EIR found that effects on Fire Protection Services would be less than significant with implementation of Mitigation Measures FSI through 9, which for ease of reference, are Q U D E K 27 March 9310 2016 �I C Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR attached in Appendix A. Implementation of the proposed project would result in increased interior circulation in the Inpatient Building, including more exiting corridors between departments, potentially improving the ingress and egress approved under the Master Plan. The nature and intensity of uses, number of programs, employees, overall campus inpatient beds and square feet allocated to administration uses would not change. No additional mitigation measures are required. No new significant effect would occur. 6.9.2 Sheriff, Highway Patrol, Emergency Response/Evacuation Plans The Master Plan EIR found that effects on Sheriff Services, California Highway Patrol and Emergency Response/Evacuation Plans would be less than significant. Implementation of the proposed project would not increase any of these effects because neither the nature or intensity of uses would change, there would be no increase in the number of programs, employees, overall campus inpatient beds or square feet allocated to administration uses, no changes in site access or interior circulation, and traffic generation would be increased only minimally, if at all. Ingress and egress in the Inpatient Building might be improved over the Master Plan. No mitigation measures are required. No new significant effect would occur. 6.9.3 Schools/Education The Master Plan EIR found that effects on Schools/Education would be less than significant with implementation of Mitigation Measures SEI and SE2. The increased square footage that would result from implementation of the proposed project might result in payment of additional fees in accordance with Mitigation Measures SEI and SE2. Payment of these fees would constitute full CEQA mitigation as a matter of law. 6.10 Public Utilities 6.10.1 Electricity Supplies and Services Implementation of the proposed project would not result in any significant increase in energy consumption because the nature and intensity of uses would not change. It has been confirmed in an email from Stephan LeBlanc, Service Planner with the Valencia District of Southern California Edison, dated January 12, 2016, that any increase caused by implementation of the proposed project would be within the existing service capacities of provider Southern California Edison (see Appendix D). 1 D U D E K 28 March 20 206 16 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 6.10.2 Natural Gas No increase in natural gas consumption is anticipated. It has been confirmed in an email from Kurtis Foster, Account Executive with the Southern California Gas Company, dated January 15, 2016, that provider Southern California Gas Company has sufficient capacity to service any increased natural gas demands that might be caused by implementation of the proposed project (see Appendix D). Southern California Gas Company will upsize the existing, on -campus 2" diameter natural gas line with a new 4" diameter line, and upsize their meter on McBean Parkway accordingly to serve the Inpatient Building. Southern California Gas Company's existing 6" medium -pressure line on McBean Parkway can supply this load without any required mitigation. No additional demands for natural gas consumption are required by the proposed project since the number of total licensed beds on campus, as approved in the 2008 Master Plan and Development Agreement, does not increase. 6.11 Solid Waste The Master Plan EIR found that Project level and Cumulative Solid Waste effects would be significant and unavoidable. Implementation of the proposed project would be anticipated to generate little, if any, additional solid waste over that analyzed in the Master Plan EIR because there would be no change in the nature of or intensity of uses, no increase in the number of programs, employees, overall campus inpatient beds or square footage allocated to administration uses. There are no new feasible mitigation measures available. This previously identified significant effect would not be substantially more severe. 6.12 Traffic 6.12.1 Background Facts The Henry Mayo Newhall Memorial Hospital Master Plan Traffic Impact Analysis was prepared by Austin -Foust Associates, Inc. in May 2008, and was incorporated into the Master Plan EIR (the "2008 Traffic Study"). A Traffic Study Addendum (TSA) dated February 9, 2016 was prepared by the firm of Linscott, Law & Greenspan (LLG), and is attached as Appendix B, to evaluate the effects of the increase in square footage proposed by the project. The Vicinity Map for the Hospital is provided in Figure 1 of the TSA. The site plan for the approved Master Plan is illustrated in Figure 2 of the TSA. Vehicular access to the Hospital site is provided via driveways on its west end along McBean Parkway, at Orchard Village Road and at Avenida Navarre. No changes to site access and internal circulation are proposed in conjunction with the proposed project. ®U D E K 29 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR The following intersections were evaluated in the 2008 Traffic Study for potential traffic effects: 1. I-5 SB On- and Off -Ramps / McBean Parkway 2. I-5 NB Off- and On -Ramps / McBean Parkway 3. Rockwell Canyon Road -Tournament Road / McBean Parkway 4. McBean Parkway / Valencia Boulevard 5. McBean Parkway / Magic Mountain 6. Wiley Canyon Road / Lyons Avenue 7. Tournament Road / Wiley Canyon Road 8. Orchard Village Road / Lyons Avenue 9. Orchard Village Road / Wiley Canyon Road 10. Orchard Village Road / McBean Parkway 11. Newhall Avenue / Lyons Avenue 12. Valencia Boulevard / Magic Mountain Parkway 13. Avenida Navarre / McBean Parkway The study intersections are shown on Figure 1 of the TSA. The existing travel lane configurations and traffic control devices at the study intersections are shown in Figure 3 of the TSA. Construction to implement the approved Master Plan has commenced. The building identified as MOB I has been developed and is fully occupied. The parking structures identified as PSI and PS4 have been developed and are open for use. The Master Plan EIR identifies Traffic Mitigation Measures applicable to MOB 1 (specifically, TRI, TR2, TR3 as listed on pages 3.4-34 and 3.4-35 of the Master Plan EIR). These traffic mitigation measures required for MOB 1 have been completed. 6.12.2 Interim Year Conditions The Master Plan EIR addressed effects under Interim Year conditions (with and without the Master Plan). It concluded based on the City's impact criteria that significant effects would occur at the following four locations: • McBean Parkway at Magic Mountain Parkway • Orchard Village Road at Wiley Canyon Road D U D E K 30 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR • Orchard Village Road at McBean Parkway • Valencia Boulevard at Magic Mountain Parkway The EIR found that with implementation of Mitigation Measures TRI through TR5, these effects would be reduced to a less than significant level. 6.12.3 Congestion Management Plan The Master Plan EIR found that the Master Plan would have a less than significant effect on the Los Angeles County Congestion Management Plan. 6.12.4 Site Access The Master Plan EIR found that the Master Plan's effect on Site Access would be mitigated to a less than significant level by Mitigation Measure TR 3, which was implemented in conjunction with the construction of MOB 1. The remaining components of Mitigation Measures TRI and TR3, are required to be implemented in conjunction with construction of MOB 2 and the Inpatient Building. Implementation of the proposed project would not affect the existing on-site access approved in the Master Plan nor require any changes in the approved access. 6.12.5 On -Site Circulation The Master Plan EIR found a less than significant effect on On -Site Circulation. Implementation of the proposed project would not affect the On -Site Circulation approved in the Master Plan nor require any change therein. 6.12.6 Long Range Cumulative The Master Plan EIR found that the following two roadways would exceed target levels of service for long-range cumulative (2030) build out conditions: • McBean Parkway between I-5 NB Ramps and Rockwell Canyon Road • Valencia Boulevard between McBean Parkway and Citrus. Drive It found that under the long-range conditions, the following two locations would be unavoidably significantly affected: • McBean Parkway at Valencia Boulevard • Orchard Village Road at McBean Parkway 9310 Intt [[ D V ®E K 31 March 2016 7 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR The Master Plan EIR found that Mitigation Measures TR6 through TR8 would mitigate long- range cumulative effects, except that significant unavoidable effects would remain at the latter two locations. 6.12.7 Conclusions The TSA concludes that under existing conditions, implementation of the proposed project would not create new, or substantially more severe, significant effects than those identified in the Master Plan EIR and 2008 Traffic Study. The TSA finds that implementation of the proposed project under existing conditions would not cause any new, or substantially more severe, significant traffic effects at any of the 13 study intersections, see Section 612.1, above. The TSA also finds that, utilizing Interim Year traffic volumes, operations at the study intersections would be better than what would be forecast using the parameters of the 2008 Traffic Study, and that the potential traffic effects of the Master Plan would be less than forecast in the Master Plan EIR, because the existing baseline conditions are better than anticipated, for the reasons set forth in the TSA. No additional mitigation measures are required. No new feasible mitigation measures are available at the two intersections that would be unavoidably significantly affected under long term conditions. Implementation of the proposed project would not cause any new, or substantially more severe, significant traffic effects. 6.13 Wastewater The Master Plan EIR found that the Master Plan would have a less than significant effect with respect to Wastewater. Implementation of the proposed project would cause little or no increase in the generation of wastewater beyond that forecast in the Master Plan EIR. Implementation of the proposed project would not change or intensify Master Plan uses, cause an increase in employees or number of overall campus inpatient beds nor add additional square feet for administration use. No mitigation measures are required. No new significant effect would occur. 6.14 Water Supply The Master Plan EIR found a less than significant impact on Water Supply. Implementation of the proposed project would cause little, if any, increase in the use of water beyond that analyzed in the Master Plan EIR. It has been confirmed in an email from Cris Perez, Vice President of Operations for the Valencia Water Company, dated January 15, 2016, that retail purveyor D U D E K 32 March 9310 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR Valencia Water Company would have sufficient capacity to service any increase that might incidentally be caused by implementation of the proposed project (see Appendix D). No mitigation measures are required. No new significant effect would occur. D U D E K 33 March 9310 2016 D C C Ll Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR INTENTIONALLY LEFT BLANK 9310 v U V E K 34 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR 7 FINDINGS None of the conditions identified in Section 15162 have occurred and, therefore, pursuant to Section 15164(a) of the CEQA Guidelines, an Addendum has been prepared. The proposed project would require only minor, technical changes in the Master Plan EIR. The proposed project would cause no substantial changes in the Master Plan which would require major revisions of the Master Plan EIR due to the involvement of new significant environmental effects or substantial increases in the severity of previously identified significant effects. There have been no substantial changes in the circumstances under which the proposed project would be undertaken which would require major revisions of the EIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant effects. There is no new information of substantial importance, as defined in CEQA Guidelines §15162(a)(3), which has become available. None of the four situations described in CEQA Guidelines § 15162(3)(A) through (D) apply. Therefore, pursuant to CEQA and the CEQA Guidelines, there is no need for the preparation of a subsequent or supplemental EIR and this Addendum, which describes the proposed minor technical changes that would result from implementation of the proposed project, has been prepared in compliance with CEQA. 2016 By: 9310 V U D E K 35 March 2016 u C l E, Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR INTENTIONALLY LEFT BLANK 36 9310 March 2016 Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR City of Santa Clarita Fred Follstad, Associate Planner Patrick Leclair, Associate Planner Greg Murphy, City Attorney Dudek Ruta Thomas, REPA, Principal Shannon Kimball Wages, AICP, Project Manager Heather Ivey, AICP, Environmental Planner D U ®E K 37 March9310 2016 1 L] L D Addendum to the Henry Mayo Newhall Memorial Hospital Master. 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Specific Plan Area i w S q. ti e OSpecific Plan Area ©0 0.3 0.6 : Miles 140 SOURCE: USGS National Map 7.5 Minute Topo Series Newhall Quadrangle FIGURE 2 D U D E K Vicinity Map Henry Mayo Newhall Memorial Hospital Master Plan EIR Addendum D n n Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR PILIJAD[A in', INTENTIONALLY LEFT BLANK 42 9310 March 2016 .l i - 1 s � Q Y 4 z I i •� Z OLLT n l71 M r - W M D 0- (D (U LL U) i 1 D L u Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR ►31l it7 1 INTENTIONALLY LEFT BLANK 44 9310 March 2016 t r � d r � � S� 4 q' W m It > O a_ U U N Q U) C cv N U) a� 0 CL Q - M Y W 0 Ill 1 1-1 C i Addendum to the Henry Mayo Newhall Memorial Hospital Master Plan Certified EIR INTENTIONALLY LEFT BLANK al 9310 March 2016 Master Plan EIR Mitigation Monitoring and Reporting Program 1 �i C �ao4 yxs ~ ctQ+� Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report 11.0 MITIGATION MONITORING AND REPORTING PROGRAM Sections 1.0 and 5_0 of this EIR identify themitigation measures that will be implemented to reduce the impacts associated with the Henry Mayo Newhall Memorial Hospital Master Plan project. Section 21081.6 of the California Environmental Quality Act (CEQA) requires a public agency to adopt a monitoring and reporting program for assessing and ensuring compliance with any required mitigation measures applied to proposed development. As stated in Section 21081.6 of the Public Resources Code, the public agency shall adopt a reporting or monitoring program for the changes to the project which it has adopted, or made a condition of project approval, in order to mitigate or avoid significant effects on the environment. Section 21081.6 provides general guidelines for implementing itigaton monitoring programs and indicates that specific reporting and/or monitoring requirements, to be enforced during project implementation, shall be defined prior to final certification of the EIR. The mitigation monitoring table below lists those mitigation measures that may be included as conditions of approval for the project. These measures correspond to those outlined in Section 1.0 and discussed in Section 5.0. To ensure that the mitigation measures are properly implemented, a monitoring program has been devised which identifies the timing and responsibility for monitoring each measure. The project applicant will have the responsibility for implementing the measures, and the various City of Santa Clarita departments will have the primary responsibility for monitoring and reporting the implementation of the mitigation measures. Final — November 2008 11-1 Mitigation Monitoring and Reporting D 2 T~�i' v *va �Sy l r���i��rr { y't,%'� r' C, d/ i b: Lha II S t, Qi ' tl IN fi'l ✓� J' vN x f J � d r A:. 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Q a) W= L cu >. r l $ r r O p O Q a) W N 5.2 Y t f tL U ca j .c to C t— a .Ln O O t-- a o-0 Q �— o m H E N O W n 1, t— mcv p c� m �gi{ t F✓ J£ (f3 CJS T W W C%i CO/0 Ui C� CO co V co I a04 tipxrA °tK �A Henry Mayo Newhall Memorial Hospital ` Master Plan Environmental Impact Report This page intentionally left blank. C I:1 Final — November 2008 11-16 Mitigation Monitoring and Reporting APPENDIX B Traffic Study Addendum C D MEMORANDUM To: City of Santa Clarita Date: February 9, 2016 engineers Engineers & Planners From: David S. Shender, P.E. LLG Ref 5-15-0159-1 Traffic Tin T. Nguyen Transportation Linscott, Law & Greenspan, Engineers Parking Henry Mayo Newhall Memorial Hospital — Updated Traffic Study Subject: Addendum Linscott, law & Greenspan, Engineers 20931 Burbank Boulevard This memorandum has been prepared by Linscott, Law & Greenspan, Engineers suite C (LLG) to summarize an updated traffic study addendum prepared for the approved Woodland Hills, CA 91367 Henry Mayo Newhall Memorial Hospital Master Plan project located along the west 81s•s35.M T side of McBean Parkway at the intersection with Orchard Village Road in the City of 818.835.8649 r Santa Clarita. www.ligengineers.com Pasadena The approved Master Plan project for the Hospital comprises 200,000 square feet of Irvine additional medical office floor area, 8,000 square feet of hospital demolition, and San Diego 135,363 square feet of new hospital floor area space (which includes a 10,000 square- Woodland Hills foot central plant). A traffic study' was previously prepared in 2008 for the Master Plan project (the "2008 Traffic Study"). The findings of the 2008 Traffic Study report were incorporated into the City's Environmental Impact Report (EIR) prepared for the Master Plan project. The EIR was certified by the City of Santa Clarita. The Hospital proposes to modify its approved Master Plan so as to provide additional hospital floor area related to a new patient tower. Briefly, the amount of new hospital floor area proposed for construction would increase by 30,566 square feet (from 135,363 square feet of approved space to 162,329 square feet of floor area, inclusive of the proposed central plant). It is noted that LLG prepared a prior addendum document' evaluating a change in the Master Plan. The prior addendum evaluated an increase in floor area by approximately 25,700 square feet to a total of 159,100 square feet of hospital floor area. This updated addendum has been prepared based on the modest change in the proposed total hospital floor area (i.e., an increase of 30,566 square feet instead of 25,700 square feet evaluated in the prior addendum). Based on the relatively modest change in the approved Master Plan project, we understand the City of Santa Clarita has requested this traffic study addendum to determine if conditions related to the project and local traffic conditions have changed such that new traffic impacts would be identified based on the increase in hospital floor area. Accordingly, this traffic study addendum provides: 1 Henry Mayo Newhall Memorial Hospital Master Plan Traffic Impact Analysis, Austin -Foust Associates, Inc., May 2008. 2 Henry Mayo Newhall Memorial Hospital — Traffic Study Addendum, LLG, March 5, 2015. O: \0159\update\memo\0159-M3 _ docx City of Santa Clarita February 9, 2016 Page 2 • Updated peak hour traffic counts at the intersections evaluated in the 2008 Traffic Study; • A revised forecast in the site trip generation based on the proposed modified Master Plan project with the additional hospital floor area; and • An updated traffic impact assessment for the Master Plan project. Based on the impact analysis contained herein, it is concluded that the proposed modification to the Hospital's Master Plan project is not expected to create significant traffic impacts that were not previously identified in the 2008 Traffic Study, and by extension the previously certified EIR for the Master Plan project. Current Existing Setting The Vicinity Map for the Hospital is provided in Figure 1. The site plan for the approved Master Plan is illustrated in Figure 2. Vehicular access for the Hospital site is provided via driveways on the west end along McBean Parkway, at Orchard Village Road, and at Avenida Navarre. No changes to site access and internal circulation are proposed in conjunction with the proposed revisions to the Master Plan. The following intersections were evaluated in the 2008 Traffic Study for potential traffic impacts due to the Master Plan project: 1. 1-5 SB On- and Off- Ramps / McBean Parkway 2. I-5 NB Off- and On- Ramps / McBean Parkway 3. Rockwell Canyon Road -Tournament Road / McBean Parkway 4. McBean Parkway / Valencia Boulevard 5. McBean Parkway / Magic Mountain 6. Wiley Canyon Road / Lyons Avenue 7. Tournament Road / Wiley Canyon Road 8. Orchard Village Road / Lyons Avenue 9. Orchard Village Road / Wiley Canyon Road 10. Orchard Village Road / McBean Parkway 11. Newhall Avenue / Lyons Avenue 12. Valencia Boulevard / Magic Mountain Parkway 13. Avenida Navarre / McBean Parkway 0A01 docx City of Santa Clarita February 9, 2016 Page 3 The study intersections are shown by location on Figure 1. The existing travel lane configurations and traffic control devices at the study intersections are provided on Figure 3. It is noted that construction has started at the Hospital site to implement elements of the approved Master Plan. Specifically, MOB 1 (80,000 square feet) has been constructed at the site, as well as additional parking. MOB 2 and MOB 3, as well as the inpatient tower have not been completed. Additionally, the EIR for the Master Plan project' identifies traffic Mitigation Measures applicable to MOB 1 (specifically, TR 1, TR 2, TR 3 as listed on pages 3.4- 34 and 3.4-35). These measures are: a TR 1 (McBean Parkway/Magic Mountain Parkway): o Add a third through Lane in the westbound direction (completed) o Add a right -turn overlap in the westbound direction (completed) TR 2 (Orchard Village Road/Wiley Canyon Road) o Add a northbound right -turn lane (completed) o Add a right -turn overlap in the northbound direction (completed) • TR 3 (Site Driveway -Orchard Village Road/McBean Parkway) o Widen the project driveway to provide a left -turn lane and second through lane (completed) Based on a field review, the traffic mitigation measures associated with MOB 1 have been completed as recommended in the EIR. Traffic Volumes The study intersections evaluated in the 2008 Traffic Study prepared for the Hospital Master Plan are based on traffic counts conducted in 2003 and 2005. Additionally, the 2008 Traffic Study (as incorporated into the certified EIR) assesses the potential traffic impacts of the Master Plan against a forecast "Interim Year" condition. As described in the 2008 Traffic Study: "The Interim Year transportation system consists of roadway improvements and future infrastructure consistent with the cumulative projects included within the horizon year. Generally this horizon year corresponds to a level of development approximately 10 to 15 year in the future. While this horizon does not coincide specifically with the buildout of the project, it represents the best timeframe for planning purposes since it includes a comprehensive set of cumulative s 2008 Draft Environmental Impact Report for the Henry Mayo Newhall Memorial Hospital Master Plan, City of Santa Clarita, September 2008. 0A01 doex �7 City of Santa Clarita February 9, 2016 Page 4 development project that have been incorporated into the SCVCTM [Santa Clarita Valley Computer Traffic Model]." Further, the 2008 Traffic Study states that its Interim Year conditions include the effects of three important roadway projects: Extension of Newhall Ranch Road east to Golden Valley Road/Soledad Canyon Road; • Connection of Via Princessa between its current terminus near San Fernando Road to its eastern terminus near Rainbow Glenn Drive; and Extension of Magic Mountain Parkway to Via Princessa (coinciding with the initial development of the Whitaker-Bermite site). Of these roadway projects, only the extension of Newhall Ranch Road, and the partial extension of Via Princessa (westerly to Wiley Canyon Road) have been completed. However, many of the related development projects (with the exception of the Whitaker-Bermite project) have been completed. Therefore, it is reasonable to: Utilize current weekday morning (AM) and afternoon (PM) peak period traffic counts at the intersections evaluated in the 2008 Traffic Study; and Compare the relative differences in traffic volumes between the 2015 traffic counts and the forecast Interim Year traffic volumes from the 2008 traffic study as these the basis for assessing the relative traffic impacts of the Master Plan. Manual traffic counts of vehicular turning movements were conducted in February 2015 at each of the study intersections during the weekday AM and PM commuter periods to determine the peak hour traffic volumes. The manual traffic counts at the study intersections were conducted from 7:00 AM to 9:00 AM and from 4:00 PM to 6:00 PM to determine the peak commuter hours. Summary data worksheets of the manual traffic counts at the study intersections are contained in Appendix A. Additionally, the traffic counts were increased using a growth rate of 3% to reflect existing (2016) conditions. The growth factor was based on general traffic growth factors provided in the 2010 Congestion Management Program for Los Angeles County (the "CMP manual"). It is noted that based on review of the general traffic growth factors provided in the CMP manual for the Santa Clarita area, it is anticipated that traffic volumes are expected to increase at an annual rate of approximately 2.9% per year between the years 2015 and 2020. Thus, the 3% growth factor was applied to the 2015 traffic counts. 0:\07 59\update\memo\0159-Mldocx City of Santa Clarita February 9, 2016 Page 5 As previously noted, MOB 1 at the Hospital has been completed and is occupied. Therefore, to provide an "apples to apples" evaluation, the estimated traffic volumes associated with MOB 1 were subtracted from the existing traffic counts for purposes of comparing these intersection volumes to those provided in the 2008 Traffic Study for the Interim Year (without Project) condition. The weekday AM and PM peak hour traffic counts at the study intersections — modified to eliminate the traffic associated with existing MOB 1 — are summarized in Table 1. The prior forecast Interim Year traffic volumes are also provided in Table 1. As shown, when the traffic volumes for the 13 intersections are totaled, there is an overall 24% decrease in the counted AM peak hour volumes and a 22% decrease in the counted PM peak hour volumes when compared to the Interim Year (without Project) traffic volumes provided in the 2008 Traffic Study. The existing traffic volumes at the study intersections during the weekday AM and PM peak hours (modified to remove MOB 1 traffic) are shown in Figures 4 and S, respectively. In general, it can be concluded that the forecast increase in traffic volumes provided in the 2008 Traffic Study have not occurred. Further, the baseline (no project) traffic conditions for purposes of assessing the impacts of the Master Plan are at better levels in 2016 as compared to the forecast traffic conditions provided in the 2008 Traffic Impacts. Thus, in general, the relative traffic impacts of the Master Plan will be less since overall traffic operations at the study intersections are better than the conditions forecast in the 2008 Traffic Study. Project Trip Generation The 2008 Traffic Study forecast vehicle trips for the components of the Master Plan based on trip generation rates provided in the 7th Edition of the Trip Generation manual published by the Institute of Transportation Engineers (ITE). As shown in Table 3-2 of the 2008 Traffic Study, the approved Master Plan project was forecast to generate 519 AM peak hour trips, 715 PM peak hour trips, and 7,571 daily trips. For the proposed revision to the Master Plan (i.e., consisting of the additional hospital floor area), an updated trip generation forecast was prepared for the project utilizing the most current version of the ITE Trip Generation manual (i.e., the 9th Edition). The 9th Edition is an update to the 7th Edition as it considers the most current trip generation data submitted to ITE, and is reflected in the recommended trip generation rates for land uses provided therein. It is noted that for the hospital and medical office land use categories, the trip generation rates recommended by ITE have been reduced slightly when comparing the 91h Edition to the 7' Edition. 010159AupdateAmemoA0159-M3.docx C City of Santa Clarita February 9, 2016 Page 6 Table 2 attached to this memorandum provides the trip generation forecast for the Master Plan. As shown in Table 2, the Master Plan is forecast to generate 493 net new AM peak hour trips (404 inbound trips and 89 outbound trips) and 680 net new PM peak hour trips (165 inbound trips and 515 outbound trips) on a typical weekday, as well as 7,374 daily trips (3,687 inbound trips and 3,687 outbound trips) on a typical weekend. When compared to the forecast provided in the 2008 Traffic Study for the approved project, Table I show that there is an overall decrease in number of trips generated by the Master Plan, even when accounting for the proposed 30,566 square feet of hospital floor area. This reduction is due primarily to the reduction in the ITE - recommended trip generation rate for the hospital and medical office land uses as provided in the more current 9th Edition of the Trip Generation manual. Project Traffic Distribution and Assignment The forecast peak hour trips for the revised Master Plan were assigned to the study intersections. The assignment utilized a similar distribution analyzed in the 2008 Traffic Study. The directional traffic distribution patterns for the Master Plan project are presented in Figures 6 and 7 for the AM and PM peak hours, respectively. The forecast net new weekday AM and PM peak hour project traffic volumes at the study intersections associated with the revised Master Plan project are presented in Figures 8 and 9, respectively. Note that the traffic volumes shown on Figures 8 and 9 include the estimated traffic associated with the recently completed MOB 1 project, as well as the remaining elements of the MasterPlan. The traffic volume assignments presented in Figure 8 and 9 reflects the traffic distribution characteristics shown in Figure 6 and 7 and the project traffic generation forecast presented in Table 2. Traffic Impact Analysis Methodology LLG has prepared updated intersection Level of Service calculations to evaluate the potential traffic impacts due to the revised Master Plan project. The relative impact of the added traffic volumes to be generated by the Master Plan project during the AM and PM peak hours was evaluated based on analysis of existing operating conditions at the study intersections, without and with the project. The previously discussed capacity analysis procedures were utilized to evaluate the future v/c relationships and service level characteristics at the study intersections. The traffic impact analysis scenarios and significance of the potential impacts of project generated traffic was identified using the traffic impact criteria set forth in City of Santa Clarita's Preliminary Traffic Impact Guidelines and General Plan Circulation Element. 0:\01 59\update\memo\O I 59-M3.docx City of Santa Clarita LINSCOTT February 9, 2016 LAW ; Page 7 GREENSPAN Traffic Analysis The traffic impact analysis was prepared for the 13 study intersections using the ICU methodology and application of the City of Santa Clarita significant traffic impact criteria is summarized in Table 3. The ICU data worksheets for the analyzed intersection are contained in Appendix B. Column [ 1 ] presents the existing (2016) volume -to -capacity ratios (v/c) and Levels of Service (LOS) at the study intersections during the AM and PM peak hours. Column [2] removes the estimated traffic associated with the MOB 1 project so as create a new baseline for traffic assessment purposes, similar to the Interim Year conditions provided in the 2008 Traffic Study. Column [3] of Table 3 applies the updated forecast traffic volumes associated with the proposed revised Master .Plan project. As shown in Table 3, application of the City's threshold criteria indicates that the revised Master Plan project is not expected to create significant impacts at the study intersections. Incremental, but not significant, impacts are noted at the study intersections. Column [4] on Table 3 is provided for informational purposes. It utilizes the Interim Year traffic volumes on the existing roadway network. It indicates that except for a few isolated locations, traffic operations at the study intersections are substantially better at the study intersections than what would be forecast using the Interim Year traffic volumes provided in the 2008 Traffic Study. It further points out the potential traffic impacts of the Master Plan will be less than original forecast because the baseline conditions are substantially better. Based on the above, it is concluded that the revised Master Plan will not create new traffic impacts that were not previously identified in the 2008 Traffic Study, and by extension in the previously certified EIR. This analysis is provided in consideration of recent available information such as new traffic counts and use of the current edition of the ITE Trip Generation manual. No additional analysis of traffic impacts related to the Master Plan is required or recommended. 0:\O I 59\update\memo\O I 59-M3.doex 11 City of Santa Clarita February 9, 2016 Page 8 Conclusion In summary, the Henry Mayo Newhall Memorial Hospital project with the revised site plan — 162,329 square feet of hospital space — and existing conditions would not result in significant traffic impacts at any of the 13 study intersections. These findings are improved over the May 2008 traffic study which concluded that the prior site plan would result in significant traffic impacts at three of the 13 study intersections. Accordingly, no additional analysis of traffic impacts is required or recommended as a result of the updated project description. Attachments cc: File OA01 doex V coww d IN c'-f— MAP SOURCE: GOOGLE MAPS FIGURE I LN7 PROJECT SITE NOT TO SCALE STUDY INTERSECTION VICINITY MAP LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE 7 % Y -11 MAP SOURCE: GOOGLE MAPS FIGURE I LN7 PROJECT SITE NOT TO SCALE STUDY INTERSECTION VICINITY MAP LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE 7 1 1 1 )l gao•joloo sl!gigxa 611 ua,(n6u LO:Li:SL 9LOZ/i0/ZO 6Mp'Zy\6Mp\9iopdn\6910\:0 PROJECT SITE FIGURE 3 NOTE: ALL INTERSECTIONS ARE SIGNALIZED UNLESS OTHERWISE INDICATED NOT TO Scmx a UNSIGNALIZED EXISTING LANE [A] RIGHT -TURN OVERLAP CONFIGURATIONS [B] FREE FLOW RIGHT -TURN [C] SPLIT -PHASE LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE i r D D ah MAG/c J ry L16j �o X38/ 3�3J X63 m J 40, J nb`m30 —180 7 0 y6� X 126 61 �8 i rn ` 44 1 ti� pkI 1 �v —1237 GAP \ L j-378 !v\A 479 j \ 676— Q 118 1 -92 � N X 60\ �36 S �l { --14 i 248 95J 35 N i e _) � AVENtD Nw� "moo,—77 55,0 5, —774 � � � , o J { r-48 480-'j r 76103 A Gym tib - "--251 � f 489 o 556 �_ � 325 - O v� !F bl \"22 X409 �o -713 X1Nrnrn 31 - —832 9i�94 x-38 uw —794LYONS AVE J + f-69 129-V J i f 186 196--jr 450— �" Qs�o 129--'f ( 598 J o 374-1 620— 57 1 64-1 n ,� PROJECT SITE 1N FIGURE 4 NOT TO SCALE EXISTING TRAFFIC VOLUMES WEEKDAY AM PEAK HOUR LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE PROJECT SITE NOT TO SCALE \ UN8CUTTLAW &GREENSPAm.engineers HENRY MAYO UPDATE I �I L' Mg0j0 / �a ,gl �7q Ql h MTb pkW Y GAP f-9% PSN \ { SJ �n A 10 'T AV NAVARRE 13q, ss� — 34 °) 4%) 34%— 34%— p�L �-� �i y °\ v F J + ` LYONS AVE h PROJECT SITE FIGURE 6 N' ## = INBOUND PERCENTAGES NOT TO SCALE ()= OUTBOUND PERCENTAGES PROJECT TRIP DISTRIBUTION WEEKDAY AM PEAK HOUR LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE e PROJECT SITE FIGURE 7 '� �N ## = INBOUND PERCENTAGES NOT TO SCALE = OUTBOUND PERCENTAGES PROJECT TRIP DISTRIBUTION WEEKDAY PM PEAK HOUR LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE E j F 4 �q 1 44 N pkwy G\P ` 36 9� A 8 6g f i 75 0 T - 20� ` pVEN/Q NAVpRRF "-12 - —30 \ j- 4 137— t O� 2 ' G 6 85 R � < 9L >T LYONS AVE + x-28 T ` 4 z3 7 'a i l,_' PROJECT SITE FIGURE p `J� Ci NOT TO SCALE NET DEVISE® PROJECT TRAFFIC VOLUMES WEEKDAY ANI PEAK HOUR LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE PROJECT SITE FIGURE 9 WT TO SCALE NET REVISED PROJECT TRAFFIC VOLUMES WEEKDAY PM PEAK HOUR LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE E I PROJECT SITE NOT TO SCALE LINSCOTT, LAW & GREENSPAN, engineers PROJECT SITE FIGURE 11 NOT TO SCALE EXISTING WITH REVISED PROJECT TRAFFIC VOLUMES WEEKDAY PM PEAK HOUR LINSCOTT, LAW & GREENSPAN, engineers HENRY MAYO UPDATE F Ll D D n r A u ca b a 0 w C o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N L O M D, N .-• O M c0 O CD �O �D o0 '• V et o0 C' N O �O O l� 00 .-. �n U o, O N h O M N O V h D\ D\ N o0 M N N Ol N M V o0 �O Q\ 01 O n V �0 M N n F U m a O , N N N N N M N ^^ N ^+ �' x> d, O Vt O oo � W � O vl M v1 �O �O �O �D d- •-+ O� [— 1� N �° ^ h 0o M � 7 M O Wz U w w A Cl o v v o v o O y dW. 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W U O z n 0 0 0 0 0 0 0 0 0 0 0 0 F- C7�— ZZ ZZ ZZ 22 Z2 ZZ w c F- V _ C+ Z (- "r ct V1 00 'n 01 M 00 V) :d n x o0 00 00 0o coo 0o N o � M U U O N T O wU� U W > ti ° w ¢ LLJ W a 10 10 O r- 00 W t)> O � Z a U 0 3 rr t� o0 o 00 00 00 0 00 an M O J Z a,zuj pa iii "d O 0 3 o O HNJQ - dU Ga GG dGa Qd Uw QQ 000 Q O h r aN - M O. v: U ����� Rt Rt N z O w w3 �� �� �� �� �o U > 00 00 00 00 0 00 0 0 �jw Z � G dU c�acG dGa dd Uw dd i zO ��° c Q < Y o N m E t m � � U w to to O ,� r- V) 00 a, 000 0 10 00 M rq 10� V a, E 0. O O p 0 Cl O O O O^ O OCq U > . ° V U ax dw a Qa Qa Qa o c.al W � � b o w^ N o Z pY o a F t� o= o o C4. v c GY r F U C c a� U a� m > a� ° co > .� z ❑ 3 .� a 3 U U o ° a °° lu > ? > P. d o Z a w o _o aw a d -o U v - d d en s 3 CO G w0 W W oa 0"3 wU Of 0 z > d u 7 g ^ 0 0 U U Z J D ► ► .. MANUAL TRAFFIC COUNT DATA 1 I LINSCOTf, LAW & GREENSPAN, engineers LLG Ref. 5-15-0159-1 Henry Mayo Update O:\0159\memo\0159-Appendix Covers.docx PEAK HR START TIME %'.04i1 TOTAL -. PEAT( HR VOL : 0 0 iJ2 0 103 I 797 316 0 540 475 24154 PFAK HR FACTOR 0.000 0.893 0.916 0.903 0.959 CONTROL : Signalized 1 UTURNS NB Intersection Turning Movement EB WB 0 Prepared by: 0 0 0 0 0 0 00 National Data &Surveying Services 0 0 Project 10: 15-5082-001 0 0 0 Day: Thursday 0 0 City: Valencia 0 0 0 0 Date: 2/12/2015 0 1 0 0 NB SB AM WB 0 I 1 1 NS/EW Streets: 1.5 S8 Ramps 1.5 58 Ramps McBean Pkwy McBean Pkwy NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 0 0 0 1 0 1 0 3 0 0 2 1 6:30 AM 00 0 14 0 10 0 SB 81 0 37 136 336 6:45 AM 0 0 0 39 0 18 0 98 83 0 67 128 433 7:00 AM 0 0 0 23 0 21 0 84 60 0 109 153 450 7:15 AM 0 0 0 59 0 18 0 IM 30 0 94 118 463 7:30 AM 0 0 0 40 0 21 1 208 95 0 127 13S 627 7:45 AM 0 0 0 35 0 32 0 232 52 0 143 131 625 8:00 AM 00 0 45 0 25 0 190 76 0 167 114 617 8:15 AM 0 0 0 52 0 25 0 167 93 0 103 95 535 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 0 0 0 307 0 170 1 1181 570 0 847 1010 4086 APPROACH Ws : #DN/0! #DN/0! #DN/0! 64.36% 0.00% 35.64% 0.06% 67.41% 32.53% 0.00% 45.61% 54.39% PEAK HR START TIME %'.04i1 TOTAL -. PEAT( HR VOL : 0 0 iJ2 0 103 I 797 316 0 540 475 24154 PFAK HR FACTOR 0.000 0.893 0.916 0.903 0.959 CONTROL : Signalized 1 UTURNS NB SB EB WB 0 0 0 0 0 0 0 0 00 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 1 0 0 NB SB EB WB 0 I 1 1 0 I MdUI44t.SPAOtT M>�: 504 'PEA%rl9L'YOM :' D 0 0 4 0 282 8 4827 472 A 1044 7m.7 lUAH:- fl:080 8:833 0." 0.897 CONTROL : Signalized UTURNS NB Intersection Turning Movement EB WB 0 0 Prepared by: 0 0 0 0 0 0 0 0 National Data & Surveying Services 0 0 Project ID: 15-5082-001 0 0 0 0 0 0 Day: Thursday 0 City: Valencia 0 0 0 NB SB Dale 2,172%2015 EB WB 0 0 I PM 0 I NS/EW Streets: 7-5 RerA15 ii SB D7CBaen Mary meson Pbw NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 0 0 0 1 0 1 0 3 0 0 2 1 4:00 PM 0 0 0 SO 0 48 0 247 45 0 192 116 698 4:15 PM 0 0 0 44 0 41 0 223 67 0 183 109 667 4:30 PM 0 0 0 40 0 39 0 239 55 0 199 102 674 4:45 PM 0 0 0 51 0 41 0 212 43 0 233 124 704 5:00 PM 0 0 0 51 0 66 0 243 37 0 244 192 833 5:15 PM 0 0 0 35 0 43 0 262 54 0 254 149 797 5:30 PM 0 0 0 410 54 0 245 43 0 223 130 736 5:45 PM 0 0 0 41 0 59 0 277 38 0 288 85 788 NL NT NR SL 5T SR EL ET ER WL - WR TOTAL TOTAL VOLUMES : 0 0 0 353 0 391 0 1948 382 0 1816 1007 5897 APPROACH%,s: #DN/0! #DN/0! #DN/0! 47.45% 0.00% 52.55% 0.00% 83.61% 16.39% 0.00% 64.33% 35.67% MdUI44t.SPAOtT M>�: 504 'PEA%rl9L'YOM :' D 0 0 4 0 282 8 4827 472 A 1044 7m.7 lUAH:- fl:080 8:833 0." 0.897 CONTROL : Signalized 1 1 1 UTURNS NB SB EB WB 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NB SB EB WB 0 0 I 0 0 I 1 1 1 PEAK MR START TIME 730 AM PEAK MR VOL : 122 0 719 1 0 0 0 1 0 691 281 1 0 891 244 2948 PEAK MR FACTOR : 0.834 0.000 0.938 0.855 CONTROL : Signalized 1 UTURNS NB SB EB WB NB I SB I EB WB 0 0 0 0 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-002 Day: Thursday City: Valencia Date: 211212015 AM NS/EW Streets: 1-5 NB Ramps I-5 NB Ramps McBean Pkwy McBean Pkwy NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 2 0 2 0 0 0 0 2 1 0 3 0 6:30 AM 7 0 71 0 0 0 0 59 15 0 161 31 344 6:45 AM 8 0 80 0 0 0 0 102 31 0 193 37 451 7:00 AM 24 0 86 0 0 0 0 79 32 0 233 31 485 7:15 AM 18 0 133 0 0 0 0 157 41 0 202 40 591 7:30 AM 24 0 214 0 0 0 0 191 64 0 230 48 771 7:45 AM 33 0 219 0 0 0 0 194 65 0 247 85 843 8:00 AM 31 0 145 0 0 0 0 142 103 0 245 67 733 8:15 AM 34 0 141 0 0 0 0 164 49 0 169 44 601 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 179 0 1089 0 0 0 0 1088 400 0 1680 383 4819 APPROACH Rio's: 14.12% 0.00% 85.88%#DN/0! #DN/0! #DN/0! 0.00% 73.12% 26.88% 0.00% 81.43% 18.57% PEAK MR START TIME 730 AM PEAK MR VOL : 122 0 719 1 0 0 0 1 0 691 281 1 0 891 244 2948 PEAK MR FACTOR : 0.834 0.000 0.938 0.855 CONTROL : Signalized 1 UTURNS NB SB EB WB NB I SB I EB WB 0 0 0 0 PEAK MR START TIME :. S00 PM TOTAL PEAK MR VOL : 2570 700 0 0 0 0 980 218 0 1293 122 3570 PEAK MR FACTOR : 0-931 0.000 0.951 0.857 0.922 CONTROL : Sq,^ !lied UTURNS NB SB EB WB N11 I SB I EB I WE 0 0 0 0 1 fl J Intersection Turning Movement Prepared by: National Data &Surveying Services Project ID: 15-5082-002 Day: Thursday City: Valencia Date: 2,/1212015 PM NS/EW Streets: 1-5 NS Ramis 1-5 N6 Ramps McBean Pkwy McBean Pkwy NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 2 0 2 0 0 0 0 2 1 0 3 0 4:00 PM 41 0 161 0 0 0 0 249 43 0 261 33 788 4:15 PM 35 0 152 0 0 0 0 225 50 0 259 32 753 4:30 PM 52 0 170 0 0 0 0 224 48 0 245 28 767 4:45 PM 63 0 195 0 0 0 0 209 59 0 302 32 860 5:00 PM 62 0 195 0 0 0 0 240 58 0 369 44 968 5:15 PM 72 0 169 0 0 0 0 240 49 0 328 25 883 5:30 PM 48 0 168 0 0 0 0 249 47 0 303 33 848 5:45 PM 75 0 168 0 0 0 0 251 64 0 293 20 871 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL yOttlNIES : 448 0 1378 0 0 0 0 1887 418 0 2360 247 6738 APPROACH Ws: 24.53% 0.00% 75.47% #DN/0! #DN/01 #DN/0! 0.00% 81.87% 18.13% 0.00% 90.53% 9.47% PEAK MR START TIME :. S00 PM TOTAL PEAK MR VOL : 2570 700 0 0 0 0 980 218 0 1293 122 3570 PEAK MR FACTOR : 0-931 0.000 0.951 0.857 0.922 CONTROL : Sq,^ !lied UTURNS NB SB EB WB N11 I SB I EB I WE 0 0 0 0 1 fl J BEAK HR START TIME : 715 AM I TOTAL PEAK RR VOL : 171 173 63 1 64 83 269 466 740 101 47 751 185 3112 PEAK HR FAROR : 0.]18 0.782 0.833 0.&41 0.828 CONTROL : Siynali7ed 1 1 UTURNS NO SB EB WE NO I SB I EB I WB 0 0 0 0 Intersection Turning Movement Prepared by: National Data &Surveying Services Project ID: 15-5082-003 Day: Thursday City: Valencia Date: 2/12/2015 AM NS/EW Streets: Rockwell Canyon Rd Rockwell Canyon RD MCBean Pkwy McBean Pkwy NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 2 0 1 2 1 1 3 0 1 3 0 6:30 AM 21 11 8 2 6 44 31 93 11 4 129 10 370 6:45 AM 25 13 7 5 9 80 35 135 7 B 121 8 453 7:00 AM 35 21 11 5 6 55 36 115 9 8 181 11 493 7:15 AM 42 25 14 7 10 50 85 163 IS 8 158 26 605 7:30 AM 36 52 24 22 19 62 167 164 24 19 183 63 855 7:45 AM 54 65 17 25 29 79 146 207 39 14 199 66 940 8:00 AM 39 31 8 10 25 78 68 186 22 6 211 28 712 8:15 AM 42 23 9 9 15 56 64 183 30 7 134 21 593 NL NT NR SL Si SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 294 241 98 85 119 SO4 632 1266 157 74 1316 235 5021 APPROACH is : 46.45% 38.07% 15.48% 12.01 % 16.81% 71.19% 30.75% 61.61% 7.64% 4.55% 80.98% 14.46% BEAK HR START TIME : 715 AM I TOTAL PEAK RR VOL : 171 173 63 1 64 83 269 466 740 101 47 751 185 3112 PEAK HR FAROR : 0.]18 0.782 0.833 0.&41 0.828 CONTROL : Siynali7ed 1 1 UTURNS NO SB EB WE NO I SB I EB I WB 0 0 0 0 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-003 Day: Thursday City: Valencia Date: 2,tl2,4015 PM NS/EW Streets: Rockwell Canyon Rd ROUwell Canyon Rd McBean Pkwy McBean Pkwy NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL Wr WR TOTAL LANES: 1 2 0 1 2 1 1 3 0 1 3 0 4:00 PM 70 41 18 22 31 64 77 269 43 13 169 24 841 4:15 PM 54 34 26 20 24 68 81 240 46 25 173 18 809 4:30 PM SO 53 21 22 37 91 83 228 49 19 158 42 853 4:45 PM 49 49 16 38 55 121 99 264 37 19 183 28 958 5:00 PM 79 42 25 57 68 134 96 250 49 10 212 21 1043 5:15 PM 57 31 17 38 49 93 73 266 47 17 216 17 921 5:30 PM 47 38 36 29 49 91 88 284 63 23 205 23 976 5:45 PM 48 38 27 19 41 54 74 253 50 22 210 26 862 NL NT l4R SL ST SR EL ET ER WL WT WR TDTAL TOrAI VOLl1MIE5 : 454 326 i86 245 354 716 671 2054 384 148 L526 199 7263 APPROACH Ws : 47.00% 33.75% 19.2S% 18.63% 26.92% 54.45% 21.58% 66.07% 12.35% 7.900% 81.47% 10.62% PEAT( HR START TIME 445 PMTOTA PEAR HR VOL : 232 160 44 162 221 a39 356 1064 196 69 816 89 3898 PEAK HR FACTOR : 0.832 0.793 0.929 0.970 0.93, CONTROL : Sgnali,cu UTURNS NB SB EB WE NEI I SB I EB WB 0 0 0 0 1 u 1 1 1 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-004 UTURNS NB SB EB WB Day: Thursday City: Valencia 0 0 0 0 0 0 0 0 0 Date: 2/12/2015 0 1 0 0 0 0 0 0 AM 0 0 0 0 1 0 0 NS/EW Streets: 0 McBean Pkwy J 0 McBean Pkwy SB Valencia Blvd WB 2 Valencia BNd 0 0 NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 2 3 2 2 3 2 2 3 1 2 3 1 6:30 AM 41 71 33 5 61 90 55 55 15 52 162 3 643 6:45 AM 60 106 27 7 90 126 76 78 20 89 222 7 908 7:00 AM 43 107 45 9 113 97 69 97 19 78 175 8 860 7:15 AM 46 160 28 7 169 158 98 117 21 85 324 9 1222 7:30 AM 60 187 49 15 187 220 96 158 24 81 366 7 1450 7:45 AM 75 214 66 34 137 189 124 165 42 99 344 11 1500 8:00 AM 75 231 94 33 153 169 127 183 30 87 251 16 1449 8:15 AM 59 168 83 30 141 132 118 150 19 100 240 9 1249 NL NT NR SL 57 5R EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 459 J. 425 140 1051 1181 763 1003 190 671 2084 70 9281 APPROACH %'s : 21.57% 58.46% 19.97% 5.90% 44.31 % 49.79% 39.01% 51.28% 9.71% 23.75% 73.77% 2.48 aEAK HR START TIME : 1 730 AMJ—TOTA PEAK MR VOL : 269 800 292 112 618 710 465 656 115 361 1201 43 5648 PEAK MR FACTOR : 0:851 0.853 0.909 0.887 0.941 CONTROL : SignalizM UTURNS NB SB EB WB 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 NB SB EB WB 2 0 0 0 Intersection Turning Movement Prepared by: National Data &Surveying Services Project ID: 15-5082-004 UTURNS NB SB EB WB Day: Thursday 0 City: Valencia 0 0 0 0 0 0 0 0 0 2 0 Date- 2/12/2D!5 0 0 0 0 0 0 0 0 0 PM 0 0 0 0 NB SB NS/EW Streets: McBean Pkwy WB 0 McBean Pkwy I 3 I Valencia BNd Valencia BNd NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 2 3 2 2 3 2 2 3 1 2 3 1 4:00 PM 54 222 134 49 196 93 110 296 39 117 190 43 1543 4:15 PM 33 268 129 45 239 142 135 267 27 92 230 42 1649 4:30 PM 52 262 97 50 225 156 137 264 38 89 241 46 1657 4:45 PM 57 302 84 59 269 184 152 351 53 93 244 44 1892 5:00 PM 43 343 159 49 232 154 140 404 21 95 276 48 1964 5:15 PM 43 317 104 59 255 178 138 428 58 88 266 49 1983 5:30 PM 27 278 157 58 231 129 141 394 64 91 279 53 1902 5:45 PM 45 260 117 63 239 149 137 316 50 99 245 55 1775 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TLITAL VOLUMK : 354 2252 981 432 1886 1185 11%30 2720 350 764 1971 380 14365 APPROACH ^k's : 9.87% 62.78% 27.35% 12.33% 53.84 % 33.83 % 26.20% 65.38% 8.41 % 24.53% 63.27 % 12.20°h "EAK HR START TIME 445 PM I TOTA PEAK HR VOL : 170 1240 504 1 225 987 645 1 571 1577 196 1 367 1065 194 7741 PEAK MR FACTOR : 0.878 0.907 0.939 0.961 1 0.97E CONTROL : Sq.I Zed 1 1 1 UTURNS NB SB EB WB 0 0 1 0 0 0 0 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NB SB EB WB 0 0 I I 3 I 0 1 1 1 � I 1 1 Intersection Turning Movement Prepared by: National Data &Surveying Services Project ID: 15-5082-005 UTURNS NB SB EB WB Day: Thursday 0 City: Valencia 0 0 0 0 0 0 0 0 0 0 0 Date: 2/12!2015 0 0 0 0 0 0 1 0 0 AM 0 0 0 2 NB S11 NS/EW Streets: McBean Pkwy WB 0 McBean Pkwy 0 Magi[ M.n." Magic Mountain NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 2 4 1 2 4 1 2 2 1 2 3 1 6:30 AM 14 99 7 17 154 117 57 46 7 5 59 31 613 6:45 AM 8 154 10 25 237 150 53 67 4 8 44 29 789 7:00 AM 7 146 7 24 216119 54 62 7 7 84 IS 751 7:15 AM 11 195 11 40 316 137 72 74 10 4 97 27 994 7:30 AM 11 274 15 41 407 117 79 93 10 17 90 30 1184 7:45 AM 20 327 15 78 390 174 91 96 10 16 100 46 1363 8:00 AM 22 271 IB 72 333 170 96 98 12 12 85 46 1235 8:15 AM 20 213 18 62 292 135 96 77 7 16 95 40 1071 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 113 1679 101 359 2345 1119 598 613 67 85 654 267 8000 APPROACH%'s: 5.97% 88.70% 5.34% 9.39% 61.34% 29.27% 46.79% 47.97% 5.24% 8.45% 65.01% 26.54% PEAT( HR START TIME 730 AM 1 75-7 PEAK MR VOL : 73 1085 645 253 1422 596 1 362 367 39 1 61 370 152 9853 PEAK MR FACTOR : 0.845 0.884 0.928 0.915 1 0:891 CONTROL : Signalized UTURNS NB SB EB WB 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 1 0 0 0 2 NB S11 EB WB 0 0 0 4 Intersection Turning Movement Prepared 6y: National Data &Surveying Services Project ID: 15-5082-005 UTURNS NB SB EB WB Day: Thursday City: Valencia 0 0 0 2 0 0 Date: 7/1?/?015 5 0 0 0 6 0 0 0 PM 1 0 0 1 NS/EW Streets: 0 McBean Pkwy 1 0 McBean Pkwy 0 2 Magic Mountain 0 Magic Moun[a1R 3 118 SB NORTHBOUND EB SOUTHBOUND 1 1 EASTBOUND I WESTBOUND 21 I NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 2 4 1 2 4 1 2 2 1 2 3 1 4:00 PM 38 390 50 86 306 78 130 140 23 53 127 95 1516 4:15 PM 45 369 53 76 320 80 141 157 37 53 116 72 1519 4:30 PM 27 395 48 79 401 92 158 177 40 58 118 79 1672 4:45 PM 40 393 42 75 327 82 177 205 42 69 124 79 1655 5:00 PM 40 411 76 85 362 77 176 202 38 70 153 95 1785 5:15 PM 32 516 58 85 379 75 122 202 57 68 141 123 1858 5:30 PM 49 475 51 86 379 81 148 157 55 62 142 111 1796 5:45 PM 64 465 45 100 372 97 156 144 42 49 160 116 1810 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTALVOII/MES: 335 3414 423 672 2846 662 1208t 334 482 IOBI 770 13611 APPROACH Wo's : 8.03% 81.83% 10.14 % 16.08% 68.09% 15.84 % 41.29% 47.30% 11.41% 20.66% 46.34% 33.00% >EAK HR START TIME 500 PM I TUM PEAK HR VOL : 185 1857 230 1 356 1492 330 1 602 705 192 249 596 445 7249 PEAK MR FACTOR : 0.941 0.957 0.901 0.971 0.973 CONTROL : Signalized 1 UTURNS NB SB EB WB 0 0 0 2 0 0 0 5 0 0 0 6 0 0 0 1 1 0 0 1 0 0 1 1 0 0 0 2 0 0 0 3 118 SB EB WB 1 1 0 I 1 21 I 1 1 1 Intersection Turning Movement Prepared try: National Data &Surveying Services Project ID: 15-5082-006 UTURNS N8 5B EB WB Day: I h—day City: Valencia 0 F— a 2 0 0 05 Date: 2/12/20:5 0 0 0 7 0 1 0 2 AM 0 05 0 0 0 NS/EW Streets: Wiley Canyon Rd I Wiley Canyon Rd 0 Lyons Ave NB 58 Lyons Ave WB 0 35 NORTHBOUND 2 SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 2 1 1 2 1 2 3 0 1 3 0 6:30 AM 16 15 16 17 62 67 17 55 13 13 122 6 419 6:45 AM 19 20 32 19 83 62 14 85 13 22 135 11 515 7:00 AM 13 19 14 22 81 75 24 86 15 32 120 9 510 7:15 AM 30 39 28 25 89 89 37 84 19 32 124 13 609 7:30 AM 34 72 59 25 103 97 25 171 11 34 173 28 832 7:45 AM 28 79 43 52 102 113 41 181 25 48 214 31 957 8:00 AM 44 47 39 33 84 84 34 118 I5 63 217 35 813 8:15 AM 35 55 33 34 64 55 25 132 11 36 167 33 680 NL NTNR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 219 346 264 227 668 642 217 912 122 280 1272 166 5335 APPROACH k's: 26.42% 41.74% 31.85% 14.77% 43.46% 41.77% 17.35% 72.90% 9.75% 16.30% 74.04% 9.66% PEAT( MR START TIME 730 AM TOTA PEAK MR VOL : 141 253 174 1 144 353 349 1 125 602 62 181 771 127 3282 PEAK MR FACTOR : 0.861 0.792 0.799 0.856 1 2m CONTROL : Signalized UTURNS N8 5B EB WB 03 0 F— a 2 0 0 05 0 0 0 7 0 1 0 2 0 0 05 0 0 0 3 1 0 0 8 0 1 NB 58 EB WB 0 35 1 2 Intersection Turning Movement Prepared by: National Data & Surveying Services Project SD: 15-5082-006 UTURNS NB SB EB WS Day: Thursday City: val—o 2 0 1 0 5 0 0 0 Date: 1!12n015 0 0 0 5 0 0 PM 3 0 1 0 4 0 NS/EW Streets: Wiley Canyon Rd Wlley Canyon Rd 0 Lyons Ave 0 0 Lyons Ave SB NORTHBOUND WB SOUTHBOUND 33 EASTBOUND 0 2 WESTBOUND NL NT NR SL ST SR EL ET ER WL Wi WR TOTAL LANES: 1 2 1 1 2 1 2 3 0 1 3 0 4:00 PM 33 84 48 43 74 68 73 218 19 40 176 22 898 4:15 PM 35 77 50 25 61 69 73 206 19 38 148 33 834 4:30 PM 38 69 46 38 67 57 73 248 26 45 191 34 932 4:45 PM 36 72 47 48 65 60 80 262 17 37 229 38 991 5:00 PM 38 95 60 55 70 46 101 250 17 48 219 27 1026 5:15 PM 42 103 50 50 72 72 84 289 22 46 212 26 1068 5:30 PM 45 114 59 48 103 59 95 254 23 43 193 19 1055 5:45 PM 40 89 63 45 80 63 74 245 23 36 204 26 988 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL IOTALYOLIA. : 70) 703 423 352 592 994 653 1972 166 333 1572 225 7792 APPROACH woes : 21.42% 49.06% 29.52% 24.48% 41.1J% 34.35% 23.40% 70.66% 5.95% 15.63% 73.80% 10.56% 'EAK HR START TIME J TOTA PEAK HR VOL : 161 384 216 1 201 310 237 1 360 1055 79 1 174 853 110 4140 PEAK MR FACTOR : 0.873 0.890 0.946 0.935 0.965 CONTROL : Siynalizad 1 1 UTURNS NB SB EB WS 0 2 0 1 0 5 0 0 0 3 0 0 0 5 0 0 0 3 0 1 0 4 0 0 0 6 0 0 0 5 0 0 NB SB E8 WB 0 33 0 2 1 1 1 1 1 Intersection Turning Movement Prepared by: National Data &Surveying Services Project ID: 15-5082-007 UTURNS NB SB EB Day: Thursday City: Vale—ii 0 0 0 0 0 0 Date: 2/12/ 0:5 0 0 0 0 0 AM 0 0 0 0 0 0 NS/EW Streets: Wiley Canyon Rd 0 Wiley Canyon Rd Tournament Rd Tournament Rd 0 0 0 NORTHBOUND NB SOUTHBOUND EB LAS I BOUND 0 I WESTBOUND 0 I 0 I NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 2 0 1 2 0 0 1 1 0 1 0 6:30 AM 8 33 1 1 95 7 10 0 27 5 3 3 193 6:45 AM 15 27 1 0'27 9 14 1 36 4 1 3 238 7:00 AM 14 44 0 4 126 6 9 1 34 2 2 0 242 7:15 AM 13 81 1 I 179 19 12 1 25 3 1 3 339 7:30 AM 38 100 1 2 174 32 38 2 50 8 7 10 462 7:45 AM 35 131 0 2 209 30 42 1 54 4 7 10 525 8:00 AM 27 82 3 1 150 27 16 1 42 1 4 5 359 8:15 AM 28 94 3 1 96 4 9 1 29 5 2 3 275 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 178 592 10 12 1156 134 150 8 297 32 27 37 2633 APPROACH 0io's: 22.82% 75.90% 1.28% 0.92% 88.79% 10.29% 32.97% 1.76% 65.27% 33.33% 28.13% 38.54% PEAK NR START TIME 715 AM TOTA5 6 712 108 1085171 16 19 280.857 0.732 0.630 CONTROL : Signalized UTURNS NB SB EB WB 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 NB SB EB W8 0 I 1 0 I 0 I Intersection Tuming Movement Prepared 6y: National Data & Surveying Services Project ID: 15-5082-007 UTURNS NB SB EB WB Day: Th—day 0 City: Valencia 1 0 0 0 0 0 0 0 0 0 0 Date; 21J2!2015 0 0 0 0 0 0 0 0 PM 0 0 0 0 0 0 NB SB NS/EW Streets: Wiley Canyon Rd WB 0 Wiley Canyon Rd Tournament Ro Tournament Rd NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 2 0 1 2 0 0 1 1 0 1 0 4:00 PM 46 118 4 1 117 9 it 1 52 5 5 3 372 4:15 PM 44 139 5 5 121 10 IS 3 44 3 2 2 393 4:30 PM 51 116 5 0 87 18 20 0 50 2 2 4 355 4:45 PM 47 142 1 7 127 20 20 4 57 1 7 3 436 5:00 PM 50 165 7 5 89 21 13 4 67 2 5 6 434 5:15 PM 43 173 5 3 122 15 20 6 67 5 1 2 462 5:30 PM 44 179 2 1 140 18 16 4 46 3 1 2 456 5:45 PM 62 137 1 4 141 17 20 3 52 0 3 3 443 NL NT NR SL ST $R EL ET ER WL WT WR TOTILL TOTAL YOLIIMB ; 387 1169 30 26 944 128 135 25 435 21 26 25 3351 APPROACH wa's : 24.40% 73.71% 1.89% 2.37% 85.97% 11.66% 22.69% 4.20% 73.11% 29.17% 36.11% 34.72% PEAK MR START TIME SDI PM PEAK HR VOL : 799 054 15 13 492 71 69 17 232 10 70 13 1795 PEAK HR FACTOR : 0.964 0.889 0.855 0.635 0.979 CONTROL :Ste, 1 1 UTURNS NB SB EB WB 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NB SB EB WB 0 I 0 D 1 1 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082008 UTURNS NB SB EB WB Day: Thn,d[ y City: Valencia 0 0 0 0 0 0 0 Date: 2/12;2015 0 0 1 1 0 0 AM 0 0 11 0 0 1 NS/EW Streets: 01 Village Rid Orchard Village Rd 0 Lyons Ave 0 0 Lyons Ave 1 NS SB NORTHBOUND WB SOUTHBOUND 0 EASTBOUND 10 WESTBOUND NL NT NR SL ST SR EL ET ER WL Wi WR TOTAL LANES: 1 2 1 2 1 1 2 2 1 1 3 1 6:30 AM 13 12 6 37 3 LS 23 79 6 2 103 17 316 6:45 AM 9 14 18 118 6 18 26 150 5 8 147 49 568 7:00 AM 12 14 11 47 824 19 88 6 4 124 33 390 7:15 AM 16 17 12 62 11 31 30 126 11 9 134 77 536 7:30 AM 10 39 19 117 27 S2 62 176 21 13 173 107 816 7:45 AM 24 38 27 92 25 62 57 1% 17 15 213 141 867 8:00 AM 14 20 18 98 40 60 48 1% 11 22 258 93 818 8:15 AM 19 26 14 68 21 32 23 113 6 17 164 56 559 NL Ni NR SL ST SR EL ET ER WL Wi WR TOTAL TOTAL VOLUMES : 117 180 125 639 141 294 268 1024 83 90 1316 573 4870 APPROACH �iv's : 27.73% 42.65% 29.62% 59.50% 13.13% 27.37% 20.65% 73.41% 5.95% 4.55 % 66.50% 28.95% BEAK HR START TIME : 730 AM TOTA PEAK HR VOL : 67 123 78 375 113 206 190 581 55 67 808 397 3060 PEAK RR FACTOR : 0.753 0.876 0.797 0.853 0.88. CONTROL : Signalized 1 UTURNS NB SB EB WB 1 0 0 0 0 0 0 0 0 0 0 1 1 0 0 3 0 0 11 0 0 1 3 0 0 0 1 0 0 0 1 NS SB EB WB 2 0 2 10 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-008 UTURNS NB SB EB WB Day: Thursday City: Valencia 1 1 2 1 0 0 2 0 Date: 2!12,!2015 0 0 0 0 0 1 0 PM 0 0 2 0 0 1 0 NS/EW Streets: Orchard Village Rd Orchard Village Rd 1 Lyons Ave 0 0 Lyons Ave 58 E8 WO NORTHBOUND 1 1 SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 2 1 2 1 1 2 2 1 1 3 1 4:00 PM 25 70 25 75 79 44 76 219 21 27 193 71 925 4:15 PM 23 73 17 70 102 40 68 189 24 19 163 57 845 4:30 PM 36 73 19 101 63 34 87 210 38 35 218 73 987 4:45 PM 23 88 20 107 57 54 60 197 24 29 236 88 983 5:00 PM 37 82 19 102 75 48 61 248 27 21 236 94 1050 5:15 PM 39 80 21 93 89 48 59 232 26 17 267 71 1042 5:30 PM 35 67 32 85 97 58 62 279 19 14 185 109 1042 5:45 PM 24 69 25 118 65 63 72 239 41 20 196 104 1036 NL NT NR SL S SR EL ET ER WL WT WR TOTAL (OfAI VOLUMES : 242 602 178 751 627 389 545 1813 220 182 1694 667 7910 APPROACH Mo's : 23.68% 58.90% 17.42% 42.50% 35.48% 22.01% 21.14% 70.33% 8.53% 781600/a 66.61% 26.23 % 'EAK HR START TIME : 500 PM I T,)k PEAK HR VOL : 135 298 97 1 398 326 217 1 254 998 113 1 72 884 378 4,70 PEAK HR FACTOR : 0.946 0.956 0.948 0.939 1 0.993 CONTROL : Signalized 1 1 1 UTURNS NB SB EB WB 0 1 1 2 1 0 0 2 0 0 0 0 0 0 0 1 0 0 0 0 2 0 0 1 0 0 0 1 1 0 0 0 NO 58 E8 WO 4 1 1 7 1 1 1 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-009 01 0 1 0 0 0 3 Day: Ihursday 0 City: Valencia 6 0 0 0 2 0 2 3 Date: 2/12/2015 0 3 0 1 0 2 6 AM 0 0 N8 SB EB NS/EW Streets: Orchard Village Rd Orchard Village Rd Wiley Canyon Rd Wiley Canyon Rd NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 2 1 1 2 1 2 2 0 1 2 1 6:30 AM 13 69 8 3 77 30 15 I6 16 18 49 10 324 6:45 AM 25 137 11 9 152 21 14 16 46 25 48 13 523 7:00 AM 23 88 15 3 83 38 14 15 14 16 63 13 385 7:15 AM 37 141 14 18 169 96 39 42 32 20 80 16 704 7:30 AM 55 194 31 11 214 106 51 54 104 61 79 23 983 7:45 AM 61 275 54 19 126 106 78 44 136 56 60 39 1054 8:00 AM 80 248 38 16 127 53 45 29 68 34 40 21 799 8:15 AM 22 138 27 14 114 44 19 32 36 14 48 18 526 NL NT NR SL - SR EL - - WL WT WR TOTAL TOTAL VOLUMES : 316 1290 209 93 1062 494 275 248 452 249 467 153 5298 APPROACH Ws : 17.46% 71.27% 11.27% 5.64% 64.40% 29.96% 28.21% 25.44% 46.36% 28.24% 54.05% 17.71% PEAK HR START TIME : 115 AM IOTA PEAK MR VOL : 233 858 137 64 636 361 213 169 340 171 259 99 3540 PEAK MR FACTOR : 0.787 0.801 0,700 0.811 0.841 CONTROL : Signalized UTURNS N8 SB EB WB u 01 0 1 0 0 0 3 2 0 0 0 6 0 0 0 2 0 2 3 1 0 3 0 1 0 2 6 0 0 0 N8 SB EB WB 13 12 1 7 Intersection Turning Movement Prepared 6y: National Data &. Surveying Services Project ID: 15-5082-009 UTURNS NB SB EB WB Day: Thursday City: Valencia 3 0 0 0 14 0 1 0 Date: 2/12/2015 0 2 2 5 0 0 PM 3 0 0 0 2 0 NS/EW Streets: Orchard Village Rd Orchard Village Rd Wiley Canyon Rd Wiley Canyon Rd 2 0 NORTHBOUND NB 58 SOUTHBOUND WB EASTBOUND 31 0 WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 2 1 1 2 1 2 2 0 1 2 1 4:00 PM 32 203 45 20 187 46 49 68 19 31 46 24 770 4:15 PM 27 160 32 39 196 66 61 60 33 24 55 21 774 4:30 PM 28 189 40 18 196 41 52 53 30 39 38 20 744 4:45 PM 38 243 32 23 208 59 37 71 25 19 65 23 843 5:00 PM 30 215 28 26 196 36 82 68 25 24 54 13 797 5:15 PM 28 182 39 27 191 59 63 72 51 29 51 19 811 5:30 PM 24 220 33 19 227 59 60 64 36 23 69 20 854 5:45 PM 45 206 38 26 227 58 54 76 42 39 50 22 883 NL NT NR SL ST SR ELET ER WL WT WR TOTAL 70TA1 YOLUNES : 252 1618 287 198 1628 424 458 532 261 228 426 362 6476 APPROACH ^/o's : 11.68% 75.01% 13.31% 8.80 % 72.36% 18.84% 36.61% 42.53% 20,86% 27.87% 52.32% 19.80% 'EAK HR START TIME 500 PM TOTA' PEAK HR VOL : 127 8'_3 r18 98 841 212 259 260 154 115 221 N 3345 PEAK MR FACTOR 0.147 0.925 0.931 0.922 0.942 1 l UTURNS NB SB EB WB 0 3 0 0 0 14 0 1 0 2 0 2 2 5 0 0 0 3 0 0 0 2 0 0 0 0 0 2 1 2 0 1 NB 58 EB WB 3 I 31 0 6 1 l Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-010 0 0 0 0 0 0 0 0 Day: Thursday 0 City: Valencia 0 0 0 0 0 0 0 0 0 Date: 2/12/2015 0 0 0 0 0 0 0 0 AM NEI SB EB WB 0 0 I 0 I NS/EW Streets: Orchard WiIiii Rd Orc mrd Mtge Rd NkBaaR PMry NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL 087 WR TOTAL LANES: 1.5 OS 2 1.5 1 0.5 1 3 0 2 3 0 6:30 AM 39 4 52 1 0 1 4 53 30 56 91 1 332 6:45 AM 51 7 95 0 1 2 2 58 51 84 97 4 452 7:00 AM 31 3 69 0 1 3 1 60 49 83 153 3 456 7:15 AM 67 4 103 3 6 2 3 69 79 187 134 6 663 7:30 AM 101 4 167 1 16 10 6 115 115 215 138 10 898 7:45 AM 109 18 213 5 3 4 1 132 78 169 179 11 922 8:00 AM 114 16 187 4 7 2 5 116 49 113 128 4 745 8:15 AM 54 4 111 4 3 3 3 120 55 102 124 11 594 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 566 60 997 18 37 27 25 723 506 1009 1044 50 5062 APPROACH W. 34.87% 3.70% 61.43% 21.95% 45.12% 32.93% 1.99% 57.66% 40.35% 47.98% 49.64% 2.38 WAK MR STAW MN : TRA ""MA VOL 391 42 670 1 13 32 0 ; 15 4M321 1 694 379 33 3228 PEAK HR FACTOR : 0.811 0.583 0.814 0.891 - ilrn CONTROL : Signalized 1 1 UTURNS NB SB EB WB U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 NEI SB EB WB 0 0 I 0 I 0 I PEAK HR START TIME 500 PM TOTAL PEAK HR VOL : 256 22 852 1 5360 48 11 888 401 741 640 27 3999 PEAK HR FACTOR : 0.897 0.732 0.985 0.970 0.959 __...RLL: Sg.na!p-n UTURNS NB Intersection Turning Movement EB WB 0 0 Prepared by: 0 0 0 1 0 0 0 0 0 National Data &Surveying Services 0 0 Project ID: 15-5082-010 0 0 0 0 0 0 1 Day: Thursday 0 0 City: Valencia 0 0 Na Sb EB N'9 Date: 2/1212015 0 1 I 0 PM NS/EW Streets: Orchard Village Rd Orchard Village Rd McBean Pkwy McBean Pkwy NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1.5 0.5 2 1.5 1 0.5 1 3 0 2 3 0 4:00 PM 68 6 187 20 11 9 7 203 82 164 125 11 893 4:15 PM 55 2 165 18 8 14 5 202 92 149 145 10 865 4:30 PM 56 8 190 13 11 10 4 169 73 196 112 6 848 4:45 PM 53 3 208 9 it 9 4 216 107 172 139 5 936 5:00 PM 73 4 238 21 19 15 4 225 90 178 168 8 1043 5:15 PM 42 5 199 14 19 11 4 219 107 186 151 8 965 5:30 PM 75 7 223 11 15 15 3 210 109 181 158 1 1014 5:45 PM 66 6 192 7 7 7 0 234 95 196 163 4 977 NL NT NR SL ST SR ft ET ER WL WT WR TOTAL TOTAL MOLIIlIEB : 488 41 1602 113 101 90 31 1676 755 1422 1161 59 7591 APPROACH %'s : 22.90% 1.92% 75.18% 37.17% 33.22% 29.61% 1.26% 68.10% 30.64% 53.82% 43.94% 2.23% PEAK HR START TIME 500 PM TOTAL PEAK HR VOL : 256 22 852 1 5360 48 11 888 401 741 640 27 3999 PEAK HR FACTOR : 0.897 0.732 0.985 0.970 0.959 __...RLL: Sg.na!p-n 1 1 UTURNS NB 56 EB WB 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 Na Sb EB N'9 1 0 1 I 0 1 1 PEAK MR START TIME 730 AM TOTAL PEAK MR VOL 172 141 38 28 185 196 125 437 363 37 692 21 2635 PEAK MR FACTOR 0.774 0.725 0.800 0.738 1 0.847 CONTROL : Signahzea 1 NB SB EB WB 0 0 1 0 0 0 Intersection Turning Movement 0 0 0 0 0 0 0 Prepared by: 0 0 0 4 0 0 0 2 National Data &Surveying Services 0 4 Project ID: 15-5082-011 0 3 0 Day: Thursday SB EB City: Valencia 0 8 0 Date: 2/12/2015 AM NS/EW Streets: 11 W.WlAve Newhall Ave Lyons Ave Lyons Ave NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 2 1 0 1 1 0 1 3 0 1 2 1 6:30 AM 40 12 2 2 18 20 13 29 42 3 53 4 238 6:45 AM 48 24 3 4 42 64 20 135 51 2 66 3 462 7:00 AM 54 16 2 1 22 25 18 50 74 2 87 3 354 7:15 AM 90 24 2 2 IS 35 30 103 73 6 86 9 475 7:30 AM 112 61 5 3 42 48 48 155 86 4 130 5 699 7:45 AM 105 53 7 15 54 72 42 110 114 5 192 9 778 8:00 AM 70 16 6 9 62 57 21 93 71 13 236 5 659 8:15 AM 85 11 20 1 27 19 14 79 92 IS 134 2 499 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 604 217 47 37 282 340 206 754 603 SO 984 40 4164 APPROACH 46's : 69.59% 25.00% 5.41% 5.61% 42.79% 51.59% 13.18% 48.24% 38.58% 4.66% 91.62% 3.72% PEAK MR START TIME 730 AM TOTAL PEAK MR VOL 172 141 38 28 185 196 125 437 363 37 692 21 2635 PEAK MR FACTOR 0.774 0.725 0.800 0.738 1 0.847 CONTROL : Signahzea 1 NB SB EB WB 0 0 1 0 0 0 1 0 0 0 0 0 0 0 3 0 0 0 4 0 0 0 2 0 0 0 4 0 0 0 3 0 NB SB EB WB 0 0 8 0 Intersection Turning Movement Prepared 6y: National Data &Surveying Services Project ID: 15-5082-011 UTURNS NB SB E8 WB Day: Thursday City: Valencia 0 8 1 0 0 5 0 0 Date: 2/12/2015 6 0 0 0 8 0 0 PM 4 0 0 0 10 0 0 NS/EW Sheets: Newhall Ave 0 0 Newhall Ave 9 0 Lyons Ave 58 EB Lyons Ave 0 1 0 56 1 NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 2 1 0 1 1 0 1 3 0 1 2 1 4:00 PM 108 48 9 7 21 11 27 154 153 8 145 8 699 4:15 PM 94 23 it 5 25 24 23 134 127 9 121 4 600 4:30 PM 109 23 12 3 28 23 33 133 142 5 163 4 678 4:45 PM 126 20 7 5 28 26 38 137 156 8 161 7 719 5:00 PM 120 30 3 1 23 24 30 183 163 6 157 7 747 5:15 PM 103 28 7 6 31 28 42 169 152 6 181 7 760 5:30 PM 125 16 1 10 26 28 29 208 165 4 158 2 772 5:45 PM 117 26 7 2 24 25 32 153 143 3 154 12 698 NL NT NR SL ST SR EL ET ER Wl WT WR TOTAL TOTAL VOLOMK : 902 214 57 39 206. 254 1271 1201 49 1240 51 5673 APPROACH w 's : 76.90% 18.24% 4.86% 8.99% 47.47-/. 43.55% 9.32% 46.63 % 44.06% 3.66% 92.54% 3.81% >EAK MR START TIME : 495 PM PEAK MR VOL : -11718 22 l08 106 139 697 636 24 657 23 2998 ➢EAI( HR FACTOR : 0.955 0.908 0.915 0.907 1 0.971 1—T.01 : <:,pnarprr 1 1 1 UTURNS NB SB E8 WB 0 0 8 1 0 0 5 0 0 0 6 0 0 0 8 0 0 0 4 0 0 0 10 0 0 0 6 0 0 0 9 0 NB 58 EB W8 0 1 0 56 1 1 1 1 1 1 1 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-012 UTURNS NB SB ES WB Day: Thursday City: Valencia 0 2 0 0 0 0 0 Date: 2/12/2015 0 2 0 0 0 0 0 AM 0 1 1 0 0 NS/EW Streets: 2 Valencia bbd 0 2 bMIEedPgot 0 1 melyk MOOnmlo 0 MB9k'MountsN NB SB NORTHBOUND WB SOUTHBOUND 12 EASTBOUND 0 WESTBOUND NL NT NR SL ST SR EL ET ER WL Wi WR TOTAL LANES: 1 3 0 1 3 2 2 2 0 1 2 1 6:30 AM 3 236 52 3 73 10 19 47 1 20 19 2 485 6:45 AM 7 336 73 0 78 13 18 71 7 21 34 2 660 7:00 AM 7 283 79 9 105 16 13 46 5 24 27 2 616 7:15 AM 4 435 110 1 128 15 32 68 10 21 17 1 842 7:30 AM 4 422 112 3 192 31 48 83 9 30 47 7 988 7:45 AM 7 491 L. 8 213 30 41 93 18 40 32 3 1090 8:00 AM 4 383 105 10 170 22 29 98 19 22 53 12 927 8:15 AM 10 387 109 6 183 19 43 93 19 30 43 7 949 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 46 2973 754 40 1142 156 243 599 88 208 272 36 6557 APPROACH 4b's : 1.22% 78.80 % 19.98% 2.99% 85.35% 11.66% 26.13% 64.41% 9.46% 4031% 52.71% 6.98% PEAK KR START TIME :J 730 AM I'LUTA PEAK HR VOL : 25 1683 440 21 758 102 1 161 367 65 1 122 175 29 3954 PEAK MR FACTOR : 0.877 0.883 0.956 0.937 0.907 CONTROL : S!gnd!Ized UTURNS NB SB ES WB 0 2 0 0 0 0 0 0 0 2 0 0 0 0 0 0 0 1 1 0 0 2 2 0 0 2 0 0 1 3 0 0 NB SB EB WB 1 I 12 3 I I 0 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-012 UTURNS NB SB EB WB Day: Th—dtl y City: Valencia 0 4 0 0 2 8 1 Date: 2/1J/2015 0 8 1 0 1 5 S 0 PM 3 4 0 0 2 3 NS/EW Streets: 1 Valencia W4 5 0 Valencia BW 2 4 Maglc Mountain NB Magic Mountain WB 6 35 NORTHBOUND 0 SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 3 0 1 3 2 2 2 0 1 2 1 4:00 PM 18 252 93 22 375 43 46 78 23 132 95 7 1184 4:15 PM 14 278 88 22 417 47 41 91 17 123 114 6 1258 4:30 PM 13 297 84 26 376 39 50 79 15 156 123 5 1263 4:45 PM 21 272 101 24 391 45 60 100 24 152 108 10 1308 5:00 PM 23 320 90 22 406 45 52 95 21 159 135 10 1378 5:15 PM 34 313 125 16 427 54 61 129 21 135 133 8 1456 5:30 PM 24 304 121 16 458 48 65 102 16 144 111 13 1422 5:45 PM 28 290 127 12 439 58 54 109 18 171 128 6 1440 NL NT NR SL ST 5R Ei t7 ER WL WT WR TOTAL TaiAl VOItIMES : 175 2326 829 160 3289 379 429 783 155 1172 947 65 10709 APPROACH 9b's : 5.26% 69.85% 24.89% 9.18 % 85.92 % 9.90% 31.38% 57.28% 11.34% 53.66 % 43.36% 2.98% SEAN MR START TIME : 500 PMTOTAI PEAK MR VOL : 109 1227 463 66 1730 205 1 232 435 76 1 609 507 37 5696 PEAK MR FACTOR : 0.953 0.958 0.880 0.945 0.97E rnryTROL : 5ignzliz=n 1 1 1 UTURNS NB SB EB WB 0 4 0 0 2 8 1 0 0 8 1 0 1 5 S 0 2 3 4 0 0 2 3 0 1 3 5 0 0 2 4 0 NB SOEB WB 6 35 23 0 1 1 1 PEAR MR START TIME : 715 AM �27T.ALPEAR MR VOL : _at 14 58 69 1 34 122 930 71 25 1021 162 PEAR MR FACTOR : 0.692 0.481 D.821 0.858 58 CONTROL : Signalized 1 UTURNS NB SB EB WB Intersection Turning Movement 0 0 0 1 0 0 Prepared by: 0 0 0 0 00 1 1 0 0 National Data & Surveying Services 0 0 Project ID: 15-5082-013 0 0 1 0 0 Day: Thursday NB SB City: Valencia WB 0 0 Date: 2/12/2015 7 AM NS/EW Streets: Avenlda Navarre I Avenida Navarre McBean Pkwy Mc8ean Pkwy NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 3 0 1 3 0 1 1 1 1 1 1 6:30 AM 41 0 10 2 0 2 19 91 4 5 100 41 315 6:45 AM 40 3 11 6 0 4 32 111 7 11 143 80 448 7:00 AM 51 1 12 8 0 3 8 116 9 5 177 29 419 7:15 AM 57 1 18 10 0 4 19 144 9 10 274 28 574 7:30 AM 90 7 16 37 0 17 23 257 12 5 251 34 749 7:45 AM 66 5 12 11 1 12 42 273 27 5 286 61 801 8:00 AM 28 1 12 11 0 1 38 256 23 5 210 39 624 8:15 AM 27 0 15 16 0 6 24 184 26 10 211 38 557 NL NT NR SL ST SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 400 18 106 101 1 49 205 1432 117 56 1652 350 4487 APPROACH ^h's : 76,34% 3.44% 20.23% 66.89% 066% 32.45 % 11.69% 81.64% 6.67% 2.72% 80.27% 17.01% PEAR MR START TIME : 715 AM �27T.ALPEAR MR VOL : _at 14 58 69 1 34 122 930 71 25 1021 162 PEAR MR FACTOR : 0.692 0.481 D.821 0.858 58 CONTROL : Signalized 1 UTURNS NB SB EB WB 0 0 0 1 0 0 1 1 0 0 0 0 00 1 1 0 0 0 0 0 0 1 1 0 0 0 1 0 0 0 2 NB SB EB WB 0 0 3 7 Intersection Turning Movement Prepared by: National Data & Surveying Services Project ID: 15-5082-013 UTURNS NS SB EB WS Day: Thursday 0 City: Valencia 1 4 0 0 0 3 0 0 0 3 _3—. 2/12,12015 0 0 5 0 0 0 2 0 PM 0 0 0 0 0 8 0 0 NS/EW Streets: Avenida Navane NB Avenida Navarre M[Benn Pkmy V.'B 0 I McBean Pk'ny I 1 NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 1 3 0 1 3 0 1 1 1 1 1 1 4:00 PM 15 1 18 48 1 0 7 366 38 18 281 13 806 4:15 PM 26 0 19 41 1 0 12 356 26 18 288 16 803 4:30 PM 33 3 27 53 4 0 8 326 34 20 269 12 789 4:45 PM 25 2 21 43 1 0 8 386 50 25 297 15 873 5:00 PM 35 0 16 62 5 0 5 421 49 19 317 14 943 5:15 PM 34 0 19 39 5 0 7 358 40 24 318 30 884 5:30 PM 36 0 16 39 2 0 6 382 40 26 303 7 857 5:45 PM. 29 0 23 19 0 0 6 398 45 27 341 10 596 NL NT NR Si- SR EL ET ER WL WT WR TOTAL TOTAL VOLlrMES : 233 6 159 344 19 0 59 3023 322 177 2414 97 6853 APPROACH Wis : 58.54 % 1.51 % 39.95 % 94.77 % 5.23 % 0.00 % 1.73 % 88.81% 9.46% 6.58% 89.81% 3.61% 'EAI( HR START TIME -.1 50D PM PEAK KR VOL : 734 0 7-I -9 12 D 24 1569 174 96 1279 41 3582 PEAK HR FACTOR C.98i 0.638 0.941 0.937 1 0.951 1 11 1 UTURNS NS SB EB WS 0 0 1 4 0 0 0 3 0 0 0 3 0 0 0 5 0 0 0 2 0 0 0 0 0 0 0 8 0 0 0 2 NB SB EO V.'B 0 I 0 I 1 27 1 11 1 1 1 Intersection Turning Movement Prepared 6y: National Data &Surveying Services Project IO: 15-5082-014 Day: Thursday City: Valencia Date: 2/12/2015 AM NS/EW Streets:.IfZ/�Ci1Ct'10rs l�fry(1YmT Me0lcel Center DWy(west Dwv1 McBean Pkwy h7CBEan Pkwy NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 0 0 0 0 1 0 1 3 0 0 3 0 6:30 AM 0 0 0 0 0 2 12 96 0 0 139 1 250 6:45 AM 0 0 0 0 0 4 42 102 0 0 137 4 289 7:00 AM 0 0 0 2 0 6 25 109 0 0 189 3 334 7:15 AM 0 0 0 2 0 7 IS 160 0 0 192 4 380 7:30 AM 0 0 0 0 014 20 225 0 0 246 7 512 7:45 AM 0 0 0 0 0 11 32 211 0 0 273 13 540 8:00 AM 0 0 0 1 0 4 25 186 0 0 236 13 465 8:15 AM 0 0 0 2 0 6 34 160 0 0 165 11 378 NLNT NR SL 5T SR EL ET ER WL WT WR TOTAL TOTAL VOLUMES : 0 0 0 7 0 54 205 1249 0 0 1577 56 3148 APPROACH -/,'s: #DIV/0! #DIV/0! #DIV/0! 11.48 % 0.00 % 88.52% 14.10% 85.90% 0.00% 0.00% 96,579% 3.439% PEAK HR START TIME: 715 AM I 7�7 PEAR HR VOL : 0 0 0 3 036 92 782 00 947 37 PEAR HR FACTOR : 0000 0696 0.992 0.860 CONTROL : I Way Slop (S6) UTURNS NB SB EB WE NB 1 58 1 EB WB 0 0 0 0 PEAR HR START TIME 500 7M TOTAL-" PEAT( HR VOL 0 0 0 1 90 71 1 11 1284 0 1 0 922 3 2300 PEAR HR FACTOR : 0.000 0.645 0.915 0.929 0.907 ...... 1Way° p� B) UTURNS NB SB EB WB NB 1 SB I Ell I WB 0 0 0 0 1 1 1 Intersection Turning Movement Prepared 6y: National Data & Surveying Services Project ID: 15-5082-014 Day: Thursday City: Valencia Dar_: 7 r nnlc PM MEdKaI Curter Dwy (west Metll[al Center Dy (west NS/EW Streets: DwY)Dwy) M[BeGn Pkwy Pk NORTHBOUND SOUTHBOUND EASTBOUND WESTBOUND NL NT NR SL ST SR EL ET ER WL WT WR TOTAL LANES: 0 0 0 0 1 0 1 3 0 0 3 0 4:00 PM 0 0 01 0 16 10 282 0 0 214 4 527 4:15 PM 0 0 0 2 0 6 8 289 0 0 213 3 521 4:30 PM 0 0 0 2 0 21 9 265 0 0 185 0 482 4:45 PM 00 0 6 0 15 6 304 0 0 215 2 548 5:00 PM 0 0 0 3 0 28 3 351 0 0 249 0 634 5:15 PM 0 0 0 4 0 16 3 296 0 0 205 2 526 5:30 PM 0 00 1 0 14 5 320 0 0 234 0 574 5:45 PM 0 0 0 1 0 l3 0 317 0 0 234 1 566 NL NT NR 5L ST S.R i tL ET Ht WL W! WR TOTAL IWAL VOLUMES :i 0 0 0 20 0 129 44 2424 0 0 1749 12 4378 APPROACH W., :I#DN/0! #DN/01 #DN/01 13.42% 0.00% 86.58%1 1.78% 98.220% 0.000/6 0.00% 99.32% 0.68% PEAR HR START TIME 500 7M TOTAL-" PEAT( HR VOL 0 0 0 1 90 71 1 11 1284 0 1 0 922 3 2300 PEAR HR FACTOR : 0.000 0.645 0.915 0.929 0.907 ...... 1Way° p� B) UTURNS NB SB EB WB NB 1 SB I Ell I WB 0 0 0 0 1 1 1 M-O� ICU AND LEVELS OF SERVICE EXPLANATION ICU DATA WORKSHEETS - WEEKDAY AM AND PM PEAK HOURS LINSCur, LAW & GREENSPAN, engineers LLG Ref. 5-15-0159-1 Henry Mayo Update 0:\0159\memo\0159-Appendix Covers.docx INTERSECTION CAPACITY UTILIZATION (ICU) DESCRIPTION Level of Service is a term used to describe prevailing conditions and their effect on traffic. Broadly interpreted, the Levels of Service concept denotes any one of a number of differing combinations of operating conditions which may occur as a roadway is accommodating various traffic volumes. Level of Service is a qualitative measure of the effect of such factors as travel speed, travel time, traffic interruptions, freedom to maneuver, safety, driving comfort and convenience. Six Levels of Service, A through F, have been defined in the 1965 Highway Capacity Manual, published by the Transportation Research Board. Level of Service A describes a condition of free flow, with low traffic volumes and relatively high speeds, while Level of Service F describes forced traffic flow at low speeds with jammed conditions and queues which cannot clear during the green phases. The Intersection Capacity Utilization (ICU) method of intersection capacity analysis has been used in our studies. It directly relates traffic demand and available capacity for key intersection movements, regardless of present signal timing, The capacity per hour of green time for each approach is calculated based on the methods of the Highway Capacity Manual. The proportion of total signal time needed by each key movement is determined and compared to the total time available (100 percent of the hour). The result of summing the requirements of the conflicting key movements plus an allowance for clearance times is expressed as a decimal fraction. Conflicting key traffic movements are those opposing movements whose combined green time requirements are greatest. The resulting ICU represents the proportion of the total hour required to accommodate intersection demand volumes if the key conflicting traffic movements are operating at capacity. Other movements may be operating near capacity, or may be operating at significantly better levels. The ICU may be translated to a Level of Service as tabulated below. The Levels of Service (abbreviated from the Highway Capacity Manual) are listed here with their corresponding ICU and Load Factor equivalents. Load Factor is that proportion of the signal cycles during the peak hour which are fully loaded; i.e. when all of the vehicles waiting at the beginning of green are not able to clear on that green phase. Intersection Capacity Utilization Characteristics Level of Service Load Factor Equivalent ICU A 0.0 0.00-0.60 B 0.0-0.1 0.61-0.70 C 0.1-0.3 0.71-0.80 D 0.3-0.7 0.81-0.90 E 0.7-1.0 0.91-1.00 F Not Applicable Not Applicable SERVICE LEVEL A There are no loaded cycles and few are even close to loaded at this service level. No approach phase is fully utilized by traffic and no vehicle waits longer than one red indication. SERVICE LEVEL B This level represents stable operation where an occasional approach phase is fully utilized and a substantial number are approaching full use. Many drivers begin to feel restricted within platoons of vehicles. SERVICE LEVEL C At this level stable operation continues. Loading is still intermittent but more frequent than at Level B. Occasionally drivers may have to wait through more than one red signal indication and backups may develop behind turning vehicles. Most drivers feel somewhat restricted, but not objectionably so. SERVICE LEVEL D This level encompasses a zone of increasing restriction approaching instability at the intersection. Delays to approaching vehicles may be substantial during short peaks within the peak hour, but enough cycles with lower demand occur to permit periodic clearance of queues, thus preventing excessive backups. Drivers frequently have to wait through more than one red signal. This level is the lower limit of acceptable operation to most drivers. SERVICE LEVEL E This represents near capacity and capacity operation. At capacity (ICU = 1.0) it represents the most vehicles that the particular intersection can accommodate. However, full utilization of every signal cycle is seldom attained no matter how great the demand. At this level all drivers wait through more than one red signal, and frequently through several. SERVICE LEVEL F Jammed conditions. Traffic backed up from a downstream location on one of the street restricts or prevents movement of traffic through the intersection under consideration. 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"I' Ou M -6 V7 pip 6 C11 C) CD O 0 C) 0 C) 0 CD 0 0 C C CD 0 0 CD C'I rL 0 cD Cl (m 0 ID ti m o cD oc Ln cD o O cD o o cD cD o 0 0 cD o cu E > cD c) to M a) cD O0 cD co 0 C, c) cD c) o c� ci 0 0 6 6 0 ci 6 6 cs 0 0 cD CD cD C) cD o c cD cD 0 c cD a) 0 ID r M0 cD oo c) 0 C) 0 o m w co 0 o oo 41 >o cD cD 'IT cD O cl o �z o ci 0 O O c; 0 O C11 6 ci c 6 6 6 o cD o c C) a o a c 0 cD 0 O cD cD o oo M O cD 0 c 0 M c) a) (D CII C 0 c� 0 -Ir c C C 2 m cD o c5 0 0 c5 cD P m 0 0 0 cD Cl 0 c M O c C c y LO -n cD c cD M o cl) co c cD 0 m, O w E a) > 2 cu = a) �! tin > o ca m 2 z z u) V) V) w w w APPENDIX C General Plan Consistency -- n APPENDIX C General Plan Consistency Table C-1 Project Consistency with Applicable General Plan Goals and Policies w E i oat ry . Land Use Element Policy LU 1.1.4: Preserve community character by Consistent. The Specific Plan does not allow for any maintaining natural features that act as natural boundaries development within the setback areas, which provide natural between developed areas, including significant ridgelines, buffers between the Specific Plan area and the adjacent canyons, rivers and drainage courses, riparian areas, residential uses. topographical features, habitat preserves, or other similar features, where appropriate. Policy LU 1.1.5: Increase infill development and re -use of Consistent. The HMNH Specific Plan allows for the underutilized sites within and adjacent to developed urban expansion of hospital and medical office uses within the areas to achieve maximum benefit from existing infrastructure existing hospital campus thereby maximizing the land's and minimize loss of open space, through redesignation of utilization for these types of functions and includes structured vacant sites for higher density and mixed use, where parking to accommodate additional development within appropriate. surface parking lots, thereby maximizing benefit from existing infrastructure. Goal LU 6: A scenic and beautiful urban environment that Consistent. The HMNH Specific Plan includes development builds on the community's history and natural setting. regulations and design guidelines for new development that focus on consistency and compatibility with the existing development on the site and in the surrounding area. All future development will be subject to approval by the City to ensure consistency with the Specific Plan. Policy LU 6.3.1: Promote planting of street trees throughout Consistent. The HMNH Specific Plan provides for the urban areas in the Santa Clarita Valley. preservation of existing street trees, as well as the planting of new and replacement street trees. The Specific Plan will continue to implement the approved Landscape Plan from the 2008 Master Plan, which provides a conceptual overview of future landscaping and street trees within the Specific Plan area. Policy LU 6.5.1: Require use of high quality, durable, and Consistent. The HMNH Specific Plan is characterized by a natural -appearing building materials pursuant to applicable consistent design theme and building materials that ordinances. complement on- and off-site development. The Specific Plan includes required building setbacks and step -backs from Policy LU 6.5.2: Encourage the use of designs and adjacent residential neighborhoods, architectural features architectural styles that incorporate classic and timeless on the building facades, landscaping design guidelines, and architectural features. building height zones that soften the appearance of the campus from surrounding areas. Policy LU 6.5.3: Require architectural enhancement and articulation on all sides of buildings (360 degree architecture), with special consideration at building entrances and corners, and along facades adjacent to major arterial streets. Policy LU 6.5.4: Evaluate new development in consideration of its context, to ensure that buildings create a coherent living environment, a cohesive urban fabric, and contribute to a sense of place consistent with the surrounding neighborhoods. Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-1 C n APPENDIX C (Continued) Table C-1 Project Consistency with Applicable General Plan Goals and Policies Goal LU 7: Environmentally responsible development through Consistent. The Specific Plan provides for environmentally site planning, building design, waste reduction, and responsible development that is sensitive to the responsible stewardship of resources. environment, maximizes use of existing infrastructure, and meets City standards for site planning, architectural design, parking, and pedestrian access. Expanding healthcare services at this location increases the significance of this site to the region. Policy LU 7.1.1: Require shade trees within parking lots and Consistent. The HMNH Specific Plan provides for the adjacent to buildings to reduce the heat island effect, in preservation of existing trees, as well as the planting of consideration of Fire Department fuel modification restrictions. new and replacement trees. The Specific Plan will continue to implement the approved 2008 Master Plan Landscape Plan, which provides a conceptual overview of future landscaping and trees within the Specific Plan area, including retention of existing trees within the remaining parking lots and adjacent to buildings. Policy LU 7.1.3: Encourage development of energy-efficient Consistent. The HMNH Specific Plan requires all buildings to buildings, and discourage construction of new buildings for be compliant with the California Office of Statewide Health which energy efficiency cannot be demonstrated. Planning and Development (OSHPD) and California Building Standards Code energy efficiency standards. Southern California Edison is granting HMNH tax credits for successfully participating in their Savings by Design program by reducing its electrical demands in the new Inpatient Building, Policy LU 7.2.3: Require that all new development proposals Consistent. Section 5.17, Water Supply, of the HMNH Master demonstrate a sufficient and sustainable water supply prior to Plan EIR and Addendum determined that adequate water approval. supplies are available to serve buildout of the Specific Plan. Policy LU 7.3.2: Maintain stormwater runoff onsite by Consistent. Implementation of the Specific Plan would not directing drainage into rain gardens, natural landscaped result in increased local runoff. As part of the Inpatient Building swales, rain barrels, permeable areas, and use of drainage approved under the 2008 Master Plan, a new catch basin will areas as design elements, where feasible and reasonable. be installed for stormwater runoff per Standard Urban Stormwater Mitigation Plan (SUSMP) requirements. Policy LU 7.4.1: Require the use of drought tolerant Consistent. The Specific Plan Landscape Plan focuses landscaping, native California plant materials, and primarily on the use of native and drought -tolerant tree and evapotranspiration (smart) irrigation systems. plant species. Plants listed that are non-native or not drought - tolerant will be used sparingly and only in areas that require their unique properties. The use of grass turf will be limited., New irrigation systems will be designed, installed, operated, and maintained in conformance with the State Water Efficient Landscape Ordinance, Policy LU 7.4.2: Require the use of low -flow fixtures in all Consistent. New development within the Specific Plan will be non-residential development and residential development with required to comply with OSHPD and the State Building five or more dwelling units, which may include but are not Standards Code, which requires the use of low -flow fixtures limited to water conserving shower heads, toilets, waterless and other water -conserving features. urinals and motion -sensor faucets, and encourage use of such fixtures in building retrofits as appropriate. Policy LU 7.5.1: Ensure that all new development provides Consistent. New development wit�therSp�ecifican will beadequate space for recycling receptacles and bins on site. required to comply with City standa Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-2 APPENDIX C (Continued) Table C-1 Project Consistency with Applicable General Plan Goals and Policies Nis, N'O. EM ME= receptacles and bins on site. Policy LU 7.6.1: Limit outdoor lighting levels to the minimum Consistent. All lighting must comply with Chapter 17.51.050, needed for safety and security, and encourage lower lighting Outdoor Lighting Standards, of the City's Unified Development levels when businesses are closed. Code, as well as State and local safety and illumination requirements. Although the campus is a 24-hour operation, the Specific Plan's outdoor lighting will be designed to ensure that minimum lighting levels are provided for safety and security needs. Light pollution will be minimized as much as programmatically feasible. Policy LU 7.6.4: Encourage site designs that protect oak Consistent. The HMNH Specific Plan preserves the hillside trees, hillsides, and biological resources through creative between the hospital campus and the adjacent residential solutions. uses to serve as a natural buffer between the uses. The Specific Plan does not allow for any development within the buffer around the hospital campus, which is identified as Zone 1 in Figure 4-1, Building Height Zones, in the Specific Plan. Goal LU 8: Equitable and convenient access to social, Consistent. The HMNH Specific Plan provides for the cultural, educational, civic, medical, and recreational facilities preservation and expansion of the existing hospital and and opportunities for all residents. medical services to help meet the healthcare needs of all segments of the population. The HMNH medical campus Policy LU 8.1.7: Work with medical service providers to currently includes the Santa Clarita Valley's only trauma facilitate preservation and enhancement of health services, center. including the Santa Clarita Valley's trauma center, provided applications are in conformance with applicable General Plan policies and environmental requirements. Goal LU 9: Adequate public facilities and services, provided in Consistent. The Specific Plan seeks to provide adequate a timely manner and in appropriate locations to serve existing medical facilities and services to the public in a timely manner. and future residents and businesses. The Specific Plan area is an appropriate location because the Specific Plan facilitates infill development on an existing campus to enhance medical services. Policy LU 9.1:1:Ensure construction of adequate Consistent. Sufficient existing infrastructure supports the infrastructure to meet the needs of new development prior to campus and surrounding area. The Specific Plan does not occupancy. require the extension of infrastructure systems to meet project - related demands and will contribute to future public infrastructure improvements through payment of any applicable development fees. Policy LU 9.2.1: Ensure that the cost of extending new sewer Consistent. Existing sewer infrastructure is sufficient to infrastructure is fully borne by the new development that is support buildout of the Specific Plan. The Specific Plan does served, and is not passed on to the existing community. not require the expansion of the existing sewer system to meet project -related demands and will contribute to future public Policy LU 9.2.2: Require that all new development mitigates infrastructure improvements through payment of any its impact on existing sewer capacity by upgrading facilities applicable development fees. when warranted or payment of a fee to allow construction of new facilities when needed. Policy LU 9.2.5: Cooperate with the development community to allow reimbursement for the cost of constructed sewer Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-3 E E APPENDIX C (Continued) Table C-1 Project Consistency with Applicable General Plan Goals and Policies facilities with a capacity that exceeds what would be required to mitigate a project's own sewer impact. y tCirculation Element :. Goal C 1: An inter -connected network of circulation facilities that integrates all travel modes, provides viable alternatives to automobile use, and conforms with regional plans. Policy C 1.1.1: Reduce dependence on the automobile, particularly single -occupancy vehicle use, by providing safe and convenient access to transit, bikeways, and walkways. Policy C 2.5.2: Ensure that new development is provided with adequate emergency and/or secondary access for purposes of evacuation and emergency response; require two points of ingress and egress for every subdivision or phase thereof, except as otherwise approved for small subdivisions where physical constraints preclude a second access Doint. Consistent. Multiple modes of transit that meet the requirements of the American Disabilities Act (ADA) are currently provided on-site, and will continue as such. Consistent. The Specific Plan includes a system of pedestrian linkages to promote non -vehicular mobility and access to and throughout the project site. Access to the Specific Plan is available via various alternative transportation facilities, including sidewalks and public transit facilities. There are two proposed bus stops to be located along the McBean Parkway frontage of the hospital campus. Consistent. The Specific Plan provides three access points to ensure adequate ingress and egress including ambulances and other emergency vehicles. I INoise Element I Policy N 1.1.4: Control noise sources adjacent to residential, recreational, and community facilities, and those land uses classified as noise sensitive. Open Space and Goal C0.1: A balance between the social and economic needs of Santa Clarita Valley residents and protection of the natural environment, so that these needs can be met in the present and in the future. Policy CO 1.5.5: Promote concentration of urban uses within the center of the Santa Clanta Valley through incentives for infill development and rebuilding, in order to limit impacts to open space, habitats, watersheds, hillsides, and other components of the Valley's natural ecosystems. Policy CO 3.1.5: Promote the use of site -appropriate native or adapted plant materials, and prohibit use of invasive or noxious plant species in landscape designs. Policy CO 3.1.7: Limit the use of turf -grass on development sites and promote the use of native or adapted plantings to promotebiodiversity and natural habitat. Policy CO 3.1.8: On development sites, require tree planting to provide habitat and shade to reduce the heat island effect caused by pavement and buildings. Consistent. The Specific Plan would not cause an increase in noise sources adjacent to noise sensitive land uses. Consistent. The Specific Plan requires incorporation of conservation measures and technologies into the design of the buildings that meet State standards for building energy efficiency and water usage. Consistent. The Specific Plan facilitates infill development within the currently developed Specific Plan area and will not impact the undeveloped hillside. Consistent. The Specific Plan Landscape Plan builds upon the existing landscaping within the Specific Plan area and focuses primarily on the use of native and drought -tolerant tree and plant species. Plants listed that are non-native or not drought -tolerant will be used sparingly and only in areas that require their unique properties. The use of grass turf will be limited. New irrigation systems will be designed, installed, operated, and maintained in conformance with the State Water Efficient Landscape Ordinance. Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-4 APPENDIX C (Continued) Table C-1 Project Consistency with Applicable General Plan Goals and Policies Policy CO 3.6.1: Minimize light trespass, sky -glow, glare, and other adverse impacts on the nocturnal ecosystem by limiting exterior lighting to the level needed for safety and comfort; reduce unnecessary lighting for landscaping and architectural purposes, and encourage reduction of lighting levels during non -business nighttime hours. Policy CO 4.1.3: Require low water use landscaping in new residential subdivisions and other private development projects, including a reduction in the amount of turf -grass. Policy CO 4.1.5: Promote the use of low -flow and/or waterless plumbing fixtures and appliances in all new non-residential development and residential development of five or more dwelling units. Policy CO 4.3.2: On previously developed sites proposed for major alteration, provide stormwater management improvements to restore natural infiltration, as required by the reviewing authority. Policy CO 4.3.7: Reduce the amount of pollutants entering the Santa Clara River and its tributaries by capturing and treating stormwater runoff at the source, to the extent possible. Safety Goal S 1: Protection of public safety and property from hazardous geological conditions, including seismic rupture and ground shaking, soil instability, and related hazards. Policy S 3.1.3: Require adequate fire flow as a condition of approval for all new development, which may include installation of additional reservoir capacity and/or distribution facilities. Goal S 4: Protection of public safety and property from hazardous materials. Consistent. All lighting must comply with Chapter 17.51.050, Outdoor Lighting Standards, of the City's Unified Development Code, as well as State and local safety and illumination requirements. The Specific Plan's outdoor lighting will be designed to ensure that lighting does not interfere with on-site or surrounding uses. Consistent. The Specific Plan Landscape Plan builds upon the existing landscaping within the Specific Plan area and focuses primarily on the use of native and drought -tolerant tree and plant species. Plants listed that are non-native or not drought -tolerant will be used sparingly and only in areas that require their unique properties. The use of grass turf will be limited. New irrigation systems will be designed, installed, operated, and maintained in conformance with the State Water Efficient Landscape Ordinance. Consistent. The Specific Plan requires incorporation of conservation measures and technologies into the design of the buildings that meet State standards for building water Consistent. Implementation of the Specific Plan would not result in increased local runoff. As part of the Inpatient Building approved under the 2008 Master Plan, a new catch basin will be installed for stormwater runoff per Standard Urban Stormwater Mitigation Plan (SUSMP) requirements. Element Consistent. Development under the Specific Plan is required to meet or exceed all applicable state and local seismic safety design standards including OSHPD requirements. Consistent. The Specific Plan's water system is designed to meet the fire flow requirements of OSHPD and LACED. Consistent. Procedures for handling hospital and medical office hazardous waste; and the transport, use, storage, and disposal of all Specific Plan -related hazardous wastes are subject to all local, state, and federal regulations. Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-5 fl [1 1 APPENDIX C (Continued) INTENTIONALLY LEFT BLANK Henry Mayo Newhall Hospital DRAFT Specific Plan February 2016 C-6 1 � � Service Provider Confirmation Emails poll from: Stephan Le Blanc <StetDhan.Leblanc@sce.com> Sent: Tuesday, January 12, 2016 6:21 PM To: Jodie Mendelson Cc: Richard J. Londergan; John Tierney Subject: Re: (E1xternal):FW: Henry Mayo Specific Plan - Electricity Component Hello Jodie, My apologies for the delay in my responses The statement be] -ow in the prior e-mail in true and SCF is -complete agreement. lfvou need more iffor phone. -M Stephan Le Blanc Service Planner Valencia District 805-223-3575 On Jan 12, 2016, at 4:57 PM, Jodie Mendelson <Lmenc1elson(&shj)1)roiect.com> wrote: Hi Stephan, Is it possible to let me know if this statement is OK with SCE by tomorrow morning? We are hoping to submit the request to the city this week, OEM Jodie Mendetson, AIA, LEF01 GA Project. Manager <imageOOI.jpg> 711 Mission Street, Suite C South Pasadena, CA 91030 www.SHP2fgitct.conn p,626A03.6082 from: Jodie Mendelson Sent: Monday, January 11, 2016 12:01 PM To: Stephan Le Blanc (5tephan.Leblanc�@sce.c m Cc, 'Richard J. Londergan'; John Tierney aohn.Tierney@sce.com) Sutaject: RE: (External):FW: Henry Mayo Specific Plan - Electricity Component Stephan, Can you confirm SCF agrees with the staternent below via email- We don't need this statement to be put on the plans. "Implementation of the proposed Specific Plan modifications to the Master Plan would not result in any significant increase in energy consumption because the nature and intensity of uses would not change. It has been confirmed that any increase caused by implementation of the proposed Master Plan modifications would be within the existing service capacities of provider Southern California Edison. Thank you so much for your quick reply. MOEMERM Propct Man"a-ger <image -005 71:1 Mission Streetsuite c 'South Pasadena, CA 91030 www,� � .� p.62,6.403,W82 I from: Jodie Mendelson <jmendelson@shpproiect.com> Sent: Friday, January 15, 211.61.2:44 PM To: Stein, Tamar C. (tstein@coxcastle.com); Shannon Kimball (shankbail@gmail.com); Heather Ivey; Asha Bleier Cc: Stacey Pray Subject: FW: Henry Mayo Specific Plan - Gas Usage Here's the confirmation from So Cal Gas. Z= Im 711 Mission Street, Suite C South Pasadena, CA 91030 MMMLS—H—Pmo- k—CLCOM p.626A016082 from: Foster, Kurtis M [rogiLito-_KFoster@semprautirlties.com] Sent, Filday, Januiary 15, 70 1 A 17 I R Om To: 3ode Mendelson Cc: Chun, Tony; Blackwell, Brian J.; 'Richard J. Londergan < > q�r a �-henr�ma 0 Subject: RE: Henry Mayo Specific Plan - Gas Usage comy Yes, this statement is acceptable. Kurtis Foster Account Executive Southern California Gas Company 818-701-3414 IwSoCaWas A 4J �vmpfaf i1elp " " From: Jodie Mendelson [mailto:jmendelLson(li)shDDroiect.comI Sent: Friday, January 15, 2016 12:15 PM To: Foster, Kurtis M Cc: Chun, Tony; Blackwell, Brian 3.; 'Richard J. Londergan < > Subject: Henry Mayo Specific Plan - Gas Usage Importance: High F Ni Kurtis, We would like to be able to state in the specific plan to the city for the additional inpatient building square footage the following: "Southern California Gas Company will upsize the existing, on -campus 2" diameter natural gas line with a new 4" diameter line, and upsize their meter adjacent to the new Central Plant accordingly to serve the Inpatient Building. The Company's existing 6" medium -pressure line on McBean Parkway can supply this load without any required mitigation. No additional demands for natural gas consumption are required by the proposed Specific Plan since the number of total licensed beds on campus, as approved in the 2008 Master Plan and Development Agreement, does not increase." Is this statement acceptable to the Southern California Gas Company? Project Manager 711 Mission Street, Suite C South Pasadena, www.SHEgLgiect.com p.626.403,6082 This email originated outside of Sempra Energy. Be cautious of attachments, web links, or requests for information. plipliollmompliplilliINIININililillilliI 11 I'll I IN loll 'Crvis Peru Sent: Friday, January 15, 2016 11:03 AM To: Jodie Mendelson; Richard J. Londergan Cc: Gino Garcia S ct: RE: Henry Mayo Specific Plan - Wafer supply component on Cris P6MZ Slur? President - Qperath�trlc 661.295.6507 Office cperez@vaienciawater.com 661.810.0233 Mobile www.valeiiciawater.com 661.294.3806 Fax Valencia water Company 24631 Avenue Rockefeller Valencia, CA 91355 From: Jodie Mendelson[(a`sito:ime(�delsoshtaaroject.co((t] Sert` fr;,day, ja-nuai y 1.51-, 201-6 11:w AM To: ills Perez <CPerez9valencirawater.co >I R!6-ai-d J. to-nde-r-gan <�ond_e(#'at Cc: Gino Garcia <;Garciavaleneiawater.co(r > sia�r mai: R : " �7iv "rvt"ayu yj7e .57ifi r7aii - W aver ,birp ,y ico pone d Hi Cris, We would like to be able to state in the specific pian to the city for the additional tower square footage the following: "Then tlastAr PLnn EIR fo-'-md ?, tomes tba , srgnifi. art i 1pact---n Wat@a Supply. k---p4e-rne-nt@tfvti of the pi -o used Specific Plan modifications to the Master Plan would cause little, if any, increase in the use of water beyond that analyzed in the Master Plan EIR. It has been confirmed that retail purveyor Valencia Water Company would have sufficient capacity to service any increase that might incidentally be caused by implementation of the proposed Specific Plan modifications to the Master Plan. No mitigation measures are required. No new significant effect would occur." 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II Y rst�+adtng Sign dusting f FE 118 t 4,01 ;:fYtrectorg+ Sanas ga'2" 2'.8" 8'.'�' :Parliod{ar 24.5 ;np ayes d F eastaeidirrg Ust ng H'15$ 3.01 Dicectorvy 1 s/•I'esants Occupying 21Z � .1`-9, 24-5 fao yes ii -1.fe4 9.01 iTinactory atandtra9 Sun Lrstu g , .S�-+rleesfersa,sec+:air?9 Z=2" yes H 1'30 11.01 9 .a7Mase }Msp" Ida wtt'tica'Gttmn an '-© aurli . et Man Fnaarrce -'-q 1136.19 SX-0 s.2 -Q 1w10 xis no H 6' 443 11.02 iio anar idal9+lane Eri'lcance newpou"Toww v4krso�m 3v ;v 2a ' MD orAftm a up1M2`a"n '80", H 429 11.03 i 14vlava' ante ,9diarsttfiCatima OwAftelion 5: ,iF° r4' 1.2.8 1$1-r 1'�T "i:2a3 ro H 471 11.03 #tei*icte use Arritudance entre oe Sig yes s,g" � f`.x3 9:2 $ ' Identification, + 1'� � 1 01 5 2 8 no a-signaged Ff 422 11.04 UeliicJatlseipabartDrx3p%Atfc:ariapy kk3nx�tfiC; 'a 91""v" 939" 18_g t3'�" 40" 11"2 r. rno 5 no H 462 11.04 Entry 3 dai"40 f00at Identification r i9elaa r",4e s£ustare tS�2 93y 92.3 3�5� 1Q 12� H4:58 11.05 Ufi 0n9 lAon :st E�rku"Y Doan " no no IdisnTi i-.Won I-to Munsing &'avfQn 8'- 5` 4.0 H Bunr�aag i. at 1 11.05 Identification Ito kwa-V SUPP V-01 S" &-,p $-3" 6" 4.0 H 465 11.05 . -na eta no Facmes •0'-' 6* 4D fr-r ia' 4.0 a�a snp Il 3H7[2011 wa02aas Henry,Mayo Uwoimu Exlwior SignProgratlt egiwd' orkatiu. lemoriai4iospltal MaskerPlan Agri Sschedttte anume; w7h 200 1.01 EnlryaMrw•+umeimtHospital identity at.Site 1,z 250 $17--c 4'-T 927.E ;as ! no i . Entry 203i02 VehictAar i& 2. Ema en g ay c�onat sign Wth 1n�tton fordriversyes 44,3,� 4 . 20-5 �'�g" ,8•.�•. .300 � no flrraisiona€ v yes ` 204 Ushiouhar,& 2.02 Emergency Direclional sign with rt%rr�iattan forgivers - 205 r ;d^ag'„. t I .308 Vas yes DireCiionat 205 - ehioular:2. 2.02 ;Emergency 6ifiE xeC-€ionasign sati ' ;yes I 4'-6 ��-7-. J.. 20-5 � *$'•6" �Cu 8 - Qira tui7i mfbrnnalion#or.drives 5 ;+#S'8 fires A no § 2F� Vehicularft 2.02 5margsncy iDireotional sign,with yes c' ., _ �j 20 i .,p=�' .� �r�" 30.8 a ? Dinactionai inferamaFion for drivers _ f ; yes yes t ! 20? Vahicufar 2.02 reotiaxrrsc+ i3irsclianalsigntiviih InfmMatto©.lo"Arwers yesY c7 IT 4'4r'233..5 -30.,$ d yes gas ssgr odh 210 2.02 � ,. ,. .r n fisi �3rf � �� 4 -Y � r - 2t3.5 5 4 9' `r s, e l 4 tis .g. Directional 219 ,Ve?ticcilar 2.04 Una-ttionai edttonal;snritth irdorz shm far-drivers,t3.a + t 3 93.;3 yes yes :. c27 2.04 Vehicular xlDfreotiional Direchanai sign with 3�infor�attan AF4lMe s 'r ,�• 9.3.3 �'=2" � I,•-,�` 13:3 yes � yes 215 `i Pedosirian 3.02 'Dima''anai Sign j3(OUIC�fing pedestrians diredSional ". �:5" tir _ ,. 7:1 2-E+'-?ls - ! 7 r s Dire�ic.�aV I s3;,g Hvo ;vas anffmmatior _ i a IPedestrian � 3' �Direationai 6rreal sign providing pedest irectione! 9 4'.0" 7..it 3 a ;+ a-.3" a7`.c3" fi. S3Q ryas %ifi3atT�, - y Pedestrian 3 i 2 3.03 i? rea is ca Pedes€rtmaria dt oC€onal :2 :'r 7t8 x_g., s 7.8 m yes s 1 irforesation 3f' iesStrao 17xree0 I sign wovidir - , ' a 3-03 Orectio ai es3 §a s iltre. dfiooal 2' 3' a' 73 2',g^ 5,21 � 2 k manYes } a .263 ' `"�s1g�s;pr�srtderg 4 3.03i31rs-s tnrta! 4ged=sfrtans direcstiomat -?' .,i -P3'. 7x6 'F-J'- --�' 78 no 'Yes 9 t derirrdtion t PPdi a T 4 § ; .�c7 .3.03 t.GOkavtuonai �uPeAestagas dtre£5ianal 4 ? B : -i '. 5-2" F S In , N'ar na6an R at 279 v 3.03 8`rt30tM4 'an OiraCtmalslgn,,�rarlydmg pedeetOans diradionsl k v_g - 'w�° 1 3 ;3 $"'�Q g '-R�' :. Sd8 i }' 6 �.�. t,.R' Ct61 SiNi 4 d t ° 5'adsslrian ark'r�o-aeiceaa3 {trfmid 7 2.4 3.03 €areatlona' quadoutatins d tiunai ;,7 �x4r 7.$ 2'..y" 5'.2^ P.� xx'n ryes 'i, vnnTarrrhaiaar 9 { x 234 t 'ffiY „6 anign 3.04 orovidmg1 y$ d t17aP1511131whanal 1 AZT ": B ii`ire�` agat N�43PdTi8€fA4n H :7-J" 6-2 a-fl - a°_ � A2 in yes '9 237 g i It 3.04 uecisana d nan& Z,- 82 tr yes ' inforrnslion i j s58iar5 '�+reaEivaai sign pmuidirxg R 4 F9 24ffi 1 3.04 ; mrauiona 3a=deeldans dirsc9lo, a " 3 -3` €5.2 � 3'-8 4-w I I 62 � Ro ryes anbrsnallom a � '_ .h3ihax�tiiznai eign ;orsay.iddvag �� IN 255 I'�'€t�striao 3,04 ,chmotiomal pede etiamli%_oponat 2 31, Z-g, 8.2 3'dO 62 m yes i 1 �Hri.�n h y 49 4.05 t.ti'iv'F3 KN 1k2enwa on $.Ad 233 s .' ttt d van".0S..d3. r"-45" 5 no Me 213 MOB WAQ 4- eRa4'{llt W Entry &Andreas A s Rhattl�ficatio ntd�t, iCAVorl wame.a n EA�1 gq1+t1P3,g 1 ''t$ 4.t15 .Aii 1"9�" 513V-01,'k --k$` 5 tan IIAetR�ran ^1,8IBF4S Yee no i 'lea MOBSUMi 4.0 ii -. SJO '.Fir d'.t^.t`'r3.�b n }catioa Vanes 3 tfFS dd6... Mae EaT�i- 4.05 wentilimmilm I v :8`. ane 5.0 S-'0" 4'-n7" Ss3 leas no .222 4.Q5..i.t�i'.tti�Q iEvaay & Ade"m 7" 1'-�J' 5 $3`-a ' ... i G�&kAie Varos .i8-514.r 228 4.05 dtry&Aess 6.3 , "S.PByas _ f tXS 'W,Stg.$S r7c: 231 4"05 - &A*n My- A Address &0 8"'T . natamnvanes .5'-0" 5da yin no OR 2:$2 MOB SA*W 4>05 'Addms _on 1°-S 5.i? 514r11-01 5-0 yesno i M 4.05 TM3 &Ad §rens 6 x d9° 5.0 t3 r.,T 5, .5 pis no m 238 4.05 ay- Em &. ams Kr. 5.0 5'-0° l� 5.0 yes no 239 $.0S RagiiEntry &Address 4'-t3" 5.0 31-0" 9°-ii 51 yes no 24:2 4.05 &Address 6-3°° 1'--0" 5.0 5-0" 50 yes no 243 4,05 "dkoEnt y & Address 1^ J^ 5.0 0 5,0 pea no t 244 4.05 I Entry & Address ams 5.0 5'-0" 7'-F9" 5.0 Ide catim 9'-fi Yes no 251 4.05 MOW&-MWq- Building & Address a nEntry WenWnes9`-#3" S.4 yes no Rag 252 6 4.05 Entry & Address - 6' 3" 5.0 5-0` 1I 5.0 klentiftabon araries Yes no A199Ml1 3#B D 'Henry Mayo Neathall P riorsignPrografra fnylwtdtlssige<urks7ac Memorial Hospital trBasterfilan Sign Scttiedu4e 3I1 EMI Page 4nf li silo 9 PAOR Bufldtrg 4,05 $ia diag atry&Address B' Iden ea@icn 1dan5rftcatiptc vanes i F.. 510 S",ti` ' „ 5.0 yes.no 4.05 MOB Building Bu idi � Ent y � address g'„�' 1d®npflcation kdentifieafton vanes '0., 5XJ S,0 yes neo N 4,05 MOB? ild ng B d1 iing E }cid ass 8 3 identificatinm Idablificabon arenas ' 54 -5IT bs'0„ 5.0 yes ,rue 1101 :272 MOB Bulkling 4.05 Budag d' Ent y K, dtt ass ` lderaEpicafion Wentitication vanes i yes no U '21M 4.05i.MOB di4dtng BuRding Entiyy t� Ad sas 6-;3" ' tde iieaiion 'ident6mtio�a vanes d-.'0„ 5.R3 - •'',•-@` 5.� yes �r�s 278 4.05 u ti r g SigAness ICentilcaslon aU 1-3" 5 510„ . no 44 235 5.01 Campus Map Freestanding;Redew 4' Level ref Site Mao yes 245 5.09 Campus ktap Fre estant Peds-atriam 2'-4' .a'.';s^ •09 .,s,_2, lel Mao of.Site :5' w' 20.3 .no yes mug247 5.01 'CampuG Map freestanding Pedesinan2'4" .. S:9 2" 29.3 Level Me of Site - �T �T-a- ,no 249 5.04 Campus Nk5 P P reestandirg3 Pe, estnan 2`-#` e.,f^ ,3 2 ' _ 7 Level Map of WZall mounted dinac±ta+g .:� •5° 2Q. ne 253 5.02 Ciirectary listing tenant5h�erwcesiina bt3i47s: Wall amounted direc3mry !t 254 5.02 Directesry listing'tenarasYin a buff Wall mo-tt3d,**onry U 262 5.02 ivory fisfing tananisiservices in a '�' a h -f`,t', f 5.13 6` 'a3" 5.0 ,no :fm bWdi 4 't AI mounted dinestory � 265 5.02 Dieectojy fistingieoantaiser wes in a '� 1,-3.';!3" :5X9 r_^ 3'.,3` 5.0 no d. i �cao l VA 270 5.02 {TrfecirsY �SMattmourha9,tarav'�y tlis93ng lerw itsYsermcw in .a "-3- 1 -s5" 5-Z ,"•'.,g' ¢ . C 5 i3 3ata�c{i .no no y pYfSr3� tta4�tntec3 dSaaC'x�rp 273 5.02 i ' Diregory tftsling �r3s=xts4saf s in a g` a" "t;' .g E . g" ^.rP .. ' S.D no y no Wildi : ay mounted directory # 377 5.02 CY#rech'sry 4sbng'tenaMsrfsamoasana Y'-.3` 44Y 50<_;„ 5-v no no build Wa41 mounted drracto i 5 279 5.02(a5cdar5' ,#sYleertantsfsenticse;in,a - batt�dirtq 43 �'-:3` '' t 5.0 <,..*•k" 5_13 no no 6 Ft.staavlirg n LisFrng ° 220 5.03 Tenant Directory Main Tanants'apoupMg a Z -q' #':3' � '8.9 3`-.2° �� 29 3 Parvouiaraui#di = acItftn s f>m_es'tartding SW IA%kWg y 241 5.03 Te-namDjre;aory, main Teanaot,%occ,,p"Ve 21.41 4-'r 9.9 32" 5",E^ 23.3 . y'3okaulat B &W, 'tit no yes F-Standtng f.4slirxf Ift 250 5.03 errant Owedxy Mw T ats'o g 2 "'' 3 9,9 as 202 Paftujw $a 'liNy .3,'2 no yes Pang Pay+{drg Enuarace In 22S 7.01 Entrance . n nn awilding a 'd2' --:t" 2'.za` 24.0 8 12 :2-T 24,43 oe yes yg�yla...., Eritraa'nr.. 22S 742 {fli1. ^etftabo &0!i twith Slade'sa , UAI �ktraav) o Z'- ?2 3 2,0 m to 42 9 24.O yes yes If 305 8.01 E-bry Tenant EKwkV Tamest jdPWwa#w- r+p3c+2Y-ar' , to t P ada a�'•max. 33.6 varies zrr:amx '33me.. yes - no sVA 3102 8.01 E _'M T-F-iswN Taw# izarad . to 22'47 aMabw On BuAdm FaCade V ;,4r Pere 33.0 vanes 2`-0,, x. a"a marc. Yesnee W38.01Exisfirg T� EmWm . TanarA fderiVocabon _ gym r.ps b.2Ti9' lidera .on F .3'.1.6° . 33.6 Vanes "Z-O'rux. 33 marc. yes no 3,64, 8°01menocaillon T --A E-" Tenant Wenlftzrtion #o 27-W33.0 an verb i-A"arx- 3:l naax. no �1 8.01 ToRant Tenant an klentfficationF xqp ks 2'a"_. nail 33.6 maaaes T-fJ" au. 33 maatt. yes ra.C9 8.01kleolficadion Tenant306 'iia ' � a on Facade a� ao 2Tai" rte. :33.0 vasa 2^A" nsax. 33 aux. Yea eca Ill 307 8.01 Tett an ..uta F ya As 2TtP ,f Arffw 33-0 zz" mtaax. 33 arc yes no M 308 $.09 Te3tartt Tsnwk Vii" 9n to 27.m wenfiftalion Facadeup t -5• 33.0 varies T -w a 39 am, yes tees IN 309 8.09 - an F cq, ma 22'-0" *' 3,3,13 vales 7--w Brett. 33 wraa.. yes f)D V! 310 8.01Teeaarsi IdentificationF Tett d on .. hewd -P to 2z -w neax. 33.0 vatkas z -a" max. 33 a x. yes no 31Z 8.01kienliftabon errata aa,to2T-Q" F 3 33.0 vats Z41" .max 33 yes no 31E 8.0'6 . Tenant 6 - eae+or3 t n F up to 22'-01 1 ^• 33.® varies r-tt' aaax. 33 max y is no 314 8.09 aT klient ade ' as ion F uts to 22•.�,t" „ nwc 33.0 varies T-0' Mx. 33 max. yes no 315 8.09 lanant 6dersificatiaa on ` lidentwWaIjon,BUM!NF - UPas 2z- W 310 varies T-tr^ maz. as ratax. Yes no M 315 8.99 1'aet tt errant on &Wd3 F ,ga�2z-a• ' 33.0 vaneg 2-0" ntaa. 33 9 4s" ngx_ max, yes no 3I1 EMI Page 4nf li *ienry*AayoUew1wf1 Ext pnorSi 1rdMw*FM&4rK, perWram Memorial Hospital MasterPlan Sign Sefieduke WiTra"I page 5 of S I F I M M 317 &01 4enant3enaafvda�atrticati n, can ;.. up to 22,0' cap Nutt' Varies Z-o"fitax. 33'Max Identification 8ufld' yes AQ Tenant identificAon SurlidiM FLade cap i4erw * MQ rafts 27-rqw =�aw- Yft M a 3q,9 I Existing Tenant 'Existing Tanaefldentifizafion 22 3 .Q '3 vanes z1o" Max. max. j1dertfification onBuilding Pagaile 4, 1max Frzegandling Stign Lrtfng V 217 9.01 tractary 'Sanjt0iisrTanantsoacp pyiw "z -2r, '491 1B,5 Z-$1 -8"2 24.5 m 1 yes --ding SW USU-19 49 229 9,01 Directory SaNicest1onams Occupying: 2'�' 4'-e' IQ,$ 2W 2' 24.5 no i yes aulming at 211 UlDirectory j Services5ammot,-, Occupying, 2'-2" "r's, W�s '21s" S'Z' 24,5 M yes "Oldinp x 230 941 Diredtary Sar mices,'Teriarits Gccupying� 2'-2` 1,0-5 218, 24.5 na gees a 24.4 9.01 Directory , IMair ServicesiTanam Occupying a Paffiicul� IQ;5 ZS- $ �Z 2CS Yes -Is U 2SU i 12,03 )kddress ns 3.4w 5, - 267 L2.03 Addiess jB&Ming Street Address 3, 4 s- , 3,10, .91 I's no 2" 12.03 Address j&uildAqg SteelAddress 1.8 no no ai 2"73 12,03 Aoofew 1 etV1MrS'treeTAC3dress no no 202 1,0: M �t Yn 9-4r �V-g` 14,3 yes WiTra"I page 5 of S I F LI HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER SIGN PROGRAM OVERVIEW A JUSTIFICATION A master sign program has been developed of the entire Henry Mayo Newhall Memorial Hospital campus. This includes both Henry Mayo Newhall Memorial Hospital and G&L Realty medical office buildings. The way -finding program includes directional signs for drivers to direct them to the service or building they are seeking. There is .way -finding sign program for pedestrians with directional signs, "you are here" maps and directories to direct them to the various buildings and entrances. Directional signs are throughout the site to get people to the Emergency Entrance from any site entrance off McBean Parkway. Sign criteria/standards have be developed for the various medical office buildings to identify the specific location for tenant signs as well as their size, square footage, type of sign and method of illumination. (Low energy LED fighting will be used throughout.) This program includes the existing signs as well as provisions for future signs on future buildings. AlongMcBean Parkway the sign program has been designed to present a low-key stonewall look with night illumination being provide with indirect (halo) light sources. The only direct illumination is identification and directions to Emergency and that is accomplished by only illuminating the letters. Within the front drive and throughout the front of the site the signs continue the use of stone trim. Internal illumination, when used, is only for the lettering. As one moves further into the site, the sign program reduces in scale (size and height) and shifts to non -illuminated aluminum post and panel signs, maps and directories. The plan also includes options for enhancing building entrances (at the discretion of the building owners). Because the Emergency Entrance is located in the rear of the hospital and recurring problems with the community finding the entrance, a strong presentation has been made in the way -finding program to direct people to the walk-in entrance and emergency parking. This master sign program has been developed to accommodate both the current site and future site conditions and future buildings as is best know today, 2010. In several cases, the building have not yet been designed, the site conditions, landscaping, walkways and driveways are also yet to be designed so schematic sign concepts have been applied as best that can be anticipated. Some portions of the sign program, in future years, may require adjustments to accommodate changes that may come about when final designs are approved by the City for construction. Implementation of the master sign program is not tied to a specific time or "event' schedule and will take place over the campus Master Plan period as Henry Mayo Newhall Memorial Hospital and G&L Realty move forward with various Projects and improvements. Unless required by Code, implementation of the master sign program will be at the discretion of the hospital and G&L Reafty. The goal of the sign program is to present to the City of Santa Clarita a professional, non-commercial appearance complementing the high quality of care provided by the hospital and on -campus medical practices. NOTE: Emergency signing, and specific text, is required by the state of California. California Code of Regulation, Title 22, Division 5, Chapter 1, Article 6, Section 70413, Paragraph J. Englund Designwwks Inc Page 1 of 1 March 17, 2011 ! -Iwm 'IWiyt.... 1 1 J I I Ul I ] \� \\ �� Ti I its ' �'€bS MI ■ ti 51 `f _i 4 i i �I i z ams 3 • L O Y` ' o �i 3 o s W SI f r s g .-. W x its ' �'€bS MI ■ ti _i �I Y` ' o 3 o s SI g R m