HomeMy WebLinkAbout2021-04-27 - AGENDA REPORTS - ORD SECOND READING AMEND HMNH SP, MP, AND DEV AGMT (2)Agenda Item: 13
CITY OF SANTA CLARITA
AGENDA REPORT
CONSENT CALENDAR
CITY MANAGER APPROVAL: 11 10
DATE: April 27, 2021
SUBJECT: SECOND READING OF AN ORDINANCE AMENDING THE
HENRY MAYO NEWHALL HOSPITAL SPECIFIC PLAN, MASTER
PLAN, AND DEVELOPMENT AGREEMENT (MASTER CASE 17-
193)
DEPARTMENT: Community Development
PRESENTER: David Peterson
RECOMMENDED ACTION
City Council conduct a second reading and adopt an ordinance entitled: "AN ORDINANCE OF
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, AMENDING
THE HENRY MAYO NEW14ALL HOSPITAL SPECIFIC PLAN, MASTER PLAN, AND
DEVELOPMENT AGREEMENT FOR THE 200,000 SQUARE -FOOT EXPANSION OF THE
HENRY MAYO NEWHALL HOSPITAL CAMPUS, AS INCLUDED IN MASTER CASE NO.
17-193."
BACKGROUND
On April 13, 2021, the City Council conducted a public hearing for Master Case 17-193,
regarding an amendment to the approved 2016 Henry Mayo Newhall Hospital Specific Plan and
a second amendment to the 2008 Master Plan and Development Agreement (Project). The
Project will permit the development of up to an additional 200,000 square feet of building area
for a new Diagnostics and Testing Building, a new Inpatient Building, and up to 292 new
parking spaces to be added to Parking Structure #4 through the addition of three aboveground
levels to the existing structure.
The City Council unanimously approved the Project, and passed to Second Reading an ordinance
to adopt amendments to the Henry Mayo Newhall Specific Plan, Master Plan, and Development
Agreement. Their motion included a requirement that any future on -campus paid parking be
reviewed and approved by the City Council prior to implementation. The proposed Specific Plan
Amendments have been revised to reflect this direction. A redline version of the revised Specific
Plan text is included as Attachment A.
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ALTERNATIVE ACTION
Other actions as determined by the City Council.
FISCAL IMPACT
There are no fiscal impacts associated with this item.
ATTACHMENTS
Ordinance
Attachment A: Specific Plan Redline / Strikethrough
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ORDINANCE NO. 21-
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA CLARITA,
CALIFORNIA, AMENDING THE HENRY MAYO NEWHALL HOSPITAL SPECIFIC
PLAN, MASTER PLAN, AND DEVELOPMENT AGREEMENT FOR THE 200,000
SQUARE -FOOT EXPANSION OF THE HENRY MAYO NEWHALL HOSPITAL CAMPUS,
AS INCLUDED IN MASTER CASE NO. 17-193
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA, CALIFORNIA, DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following
findings of fact:
The approximately 29.77-acre Henry Mayo Newhall Hospital ("HMNH") campus is
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 ("City") in northern Los
Angeles County. The HMNH campus is located at 23845 McBean Parkway (Assessor's
Parcel Numbers 2861-073-010, 2861-073-11, and 2861-073-012). The HMNH campus
includes hospital and emergency service buildings owned by the HMNH, as well as other
non-HMNH-owned, hospital -affiliated medical office buildings that house physical
specialists, outpatient services, and programs providing continuing medical education to
physicians, hospital staff, and other clinical professionals in the Santa Clarita Valley.
The HMNH campus currently comprises 578,000 square feet of building area, including
377,415 square feet of hospital and related uses (including the new five -story inpatient
building (IP-1 Building)), 24,425 square feet of support facilities, and 176,160 square feet
of medical offices;
b. The City adopted a Master Plan and Development Agreement for the HMNH in 2008 (for
which a Draft Environmental Impact Report ("EIR") and a Final EIR were prepared) and
a Specific Plan, Amendment to the Master Plan, and an amendment to the Development
Agreement for the HMNH in 2016 (for which an EIR Addendum was prepared). As a
result of the 2016 Specific Plan, the General Plan and Zoning designation for the HMNH
campus was changed from Public/Institutional (PI) to Specific Plan (SP);
c. The areas immediately adjacent to the HMNH campus include the following uses:
North and Northeast: Land uses consist of: detached single-family residences along
Bellis Drive; medical office buildings; the Sunrise at Sterling Canyon facility (beyond
the medical office buildings), which is a senior living facility that provides independent
living, assisted living, and hospice care; townhomes along McBean Parkway, north of
Sunrise at Sterling Canyon; and Valencia United Methodist Church, east of McBean
Parkway and north of Avenida Navarre.
East and Southeast: Land uses consist primarily of single-family residences (developed
in 1969), which are located east of McBean Parkway.
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West and Northwest: Land uses consist primarily of single-family residences
(developed in 1987), along Anzio Way, Parma Court, Milano Lane, Tossano Drive,
and Sardinia Court, and open space.
South and Southwest: Land uses consist primarily of single-family residences located
south of McBean Parkway (constructed in 1969), as well as single-family residences
(constructed in 1978), located north of McBean Parkway along Dalgo Drive, Empalmo
Court, and Alegro Drive.
d. An application for Master Case 17-193, the HMNH Master Plan Second Amendment,
was filed by Henry Mayo Newhall Hospital ("Applicant") with the City on October 11,
2017. The application includes amendments to the HMNH Specific Plan, Master Plan,
and Development Agreement (Project) for the following purposes:
To have the 2021 Amended HMNH Specific Plan replace the Specific Plan adopted
in 2016 in its entirety. The 2021 HMNH Specific Plan does not change the
maximum number of beds (368) permitted under the 2016 Specific Plan and the
2008 Master Plan;
2. To add 200,000 square feet of hospital building area, consisting of the 115,700
square -foot Inpatient Building No. 2 ("IP-2 Building") and the accessory 84,300
square -foot Diagnostic and Treatment Building ("D&T Building");
To add up to 292 parking spaces to PS-4 through the construction of up to three new
levels to the existing structure;
4. To construct a second central plant within the basement and on the roof of the D&T
Building;
5. To modify the parking plan to allow for parking resources, if necessary, including
paid parking; and
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6. To extend the term of the Development Agreement by 10 years.
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e. Environmental conditions on the Project site have been altered substantially by existing O
and historical uses of the property. The 200,000 square -foot expansion is located on
existing surface parking lots (Parking Lot D, Lot I, and a portion of Lot H). When the E
Notice of Preparation ("NOP") for the Draft Supplemental Environmental Impact Report
("SEIR") was issued in 2018, Lot D was occupied by hospital -affiliated temporary .2
trailers and temporary construction trailers used by the contractors for the construction of
the IP-1 Building. With the completion of the IP-1 Building, these trailers were removed,
and Lot D was returned to a use as a surface parking lot. Construction of the proposed
hospital buildings would also require removal of Lot I (eight parking spaces located
immediately south of the Nursing Pavilion), and a portion of Lot H (located immediately
south of Lot D). The location of the proposed aboveground parking structure is currently
that of a subterranean parking structure (PS-4), which comprises three levels of
subterranean parking and a partially covered surface parking level;
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f. In accordance with the California Environmental Quality Act ("CEQA;" Pub. Resources
Code, §21000 et seq.), the City is the lead agency and the City Council is the decision -
making body for the HMNH Master Plan Second Amendment. The City's Planning
Commission is a recommending body for the Project;
g. The City determined an SEIR must be prepared for the Project, and that the following
areas must be addressed in the SEIR: aesthetics, air quality, energy, greenhouse gas
emissions, noise, transportation, tribal cultural resources, and utilities (wastewater and
water supply);
h. Pursuant to State CEQA Guidelines Section 15163(b), the supplement to an EIR need
contain only the information necessary to make the previous EIR adequate for the Project
as revised;
i. The NOP for the Project was submitted to the State Clearinghouse and filed with the Los
Angeles County Clerk on August 21, 2018, with the 30-day review period ending on
October 1, 2018. The NOP was also circulated to affected agencies, pursuant to CEQA
and the State CEQA Guidelines (Cal. Code Regs., Tit. 14, § 15000 et seq.). Agencies that
received the NOP include, but are not limited to, the County of Los Angeles, Los Angeles
Regional Water Quality Control Board, California Department of Fish and Wildlife,
South Coast Air Quality Management District, law enforcement agencies, school
districts, waste haulers, water agencies, and transportation agencies serving the Santa
Clarita Valley in accordance with CEQA's consultation requirements. Comments from
eight public agencies were received in response to the NOP;
j. A scoping meeting was held at Santa Clarita City Hall in the Century Conference Room =
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on September 13, 2018, to obtain information from the public as to issues that should
be addressed in the SEIR. Notice of the scoping meeting was published in The Signal
newspaper on August 28, 2018, and was mailed to all property owners within 1,000 feet
of the Project site, in addition to approximately 79 agencies, interested parties, and =
individuals who requested to be notified of the Project. No agencies, interested parties, 4)
or members of the public attended the scoping meeting;
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k. The City prepared a Draft SEIR for the HMNH Master Plan Second Amendment that °
addressed all comments received on the NOP. The Draft SEIR was distributed for public
review, and a Notice of Availability ("NOA") and Notice of Completion ("NOC") were 0
filed with the State Clearinghouse on November 20, 2020. A 60-day review period began
on November 23, 2020, and ended on January 22, 2021. The NOA was filed with the Los
Angeles County Clerk on November 24, 2020. The NOA was also mailed to all property a
owners within 1,000 feet of the Project site, in addition to approximately 36 agencies,
interested parties, and individuals who requested to be notified of the Project. Written
comments received on the Draft SEIR have been fully responded to, and those comments
received after the Planning Commission's review of the Project will be fully responded to
prior to certification and approval of the Project by the City Council, if granted;
1. The HMNH Master Plan Second Amendment was duly noticed in accordance with State
and local laws and was advertised in The Signal, by on -site posting 21 days prior to the
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hearing, and by direct first-class mailing to property owners within 1,000 feet of the
Project site;
in. The Planning Commission was introduced to the item at a public hearing on December 1,
2020, and continued the item to January 19, 2021. At a public hearing on March 2, 2021,
the Planning Commission adopted Resolutions P21-04 and P21-05 by a vote of 4 to 0
(with one abstention), recommending the City Council certify the Draft Final SEIR and
approve Master Case 17-193;
n. The Draft Final SEIR was presented to the City Council on April 13, 2021. A copy of the
responses to comments from the Final SEIR were sent to each agency and individual who
submitted comments on the Draft SEIR on March 26, 2021;
o. The City Council has considered the Final SEIR prepared for the HMNH Master Plan
Second Amendment, as well as information provided in staff reports;
p. The City Council also considered staff and applicant presentations, staff reports, and
information presented to the Planning Commission to assist its understanding of the
Project, the SEIR, and public comments on the Draft SEIR;
q. Based upon staff and applicant presentations, staff reports, and public comments, the City
Council finds that the HMNH Master Plan Second Amendment will not adversely affect
the health, peace, comfort, or welfare of persons residing in the area, will not be
materially detrimental to the use, enjoyment, or valuation of property in the vicinity of
the Project site, and will not the jeopardize, endanger or otherwise constitute a menace to
the public health, safety, or general welfare, since the Project conforms with the zoning
ordinance and is compatible with surrounding land uses. The Project proposes the
extension of all utilities and services to the Project site. Currently, all required utilities
and services are available within the HMNH campus; and
r. The location of the documents and other materials, including the 2008 Master Plan EIR
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and 2016 Specific Plan Addendum documents, that constitute the record of proceedings
upon which the decision of the City Council is based for the Master Case 17-193 Project c
file is with the Community Development Department, specifically in the custody of the o
Director of Community Development.
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SECTION 2. CEOA FINDINGS. The City Council finds that the Final SEIR for Master r
Case 17-193 identifies and discloses Project -specific impacts and cumulative Project impacts.
Environmental impacts identified in the Final SEIR, findings, and facts in support of findings are a
herein incorporated as "Findings Required by CEQA," (Exhibit "A") and identified as follows:
a. On April 13, 2021, the City Council certified the Final Supplemental Environmental
Impact Report (FSEIR) (SCH No. 2004111149) by separate resolution for Master Case
17-193, which was prepared in compliance with CEQA. For purposes of these findings,
the FSEIR is comprised of the Draft SEIR, the Draft FSEIR approved by the Planning
Commission, and the FSEIR certified by the City Council.
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SECTION 3. GENERAL FINDINGS FOR A ZONE CHANGE, GENERAL PLAN
AMENDMENT, SPECIFIC PLAN AMENDMENT, AND AMENDMENT TO THE
DEVELOPMENT AGREEMENT. Based on the foregoing facts and findings for Master Case
17-193, the City Council finds as follows:
a. The proposal is consistent with the General Plan;
The proposed Project will be consistent with the General Plan, as the amendments to the
HMNH Specific Plan 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 HMNH Master Plan and Development Agreement. The attached HMNH Specific Plan
details the consistency of the proposed Project with the General Plan, including a detailed
discussion of the provisions of various elements of the General Plan, including the Land
Use Element, Circulation Element, Noise Element, Safety Element, and Open Space and
Conservation Element. Therefore, with the approval of a modification to the 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 amendments to the HMNH Specific Plan will allow the continuance of the land use
historically located on the subject property. All uses contemplated by the Project are
consistent with those uses existing on the subject property under the current Specific
Plan. The Project will not alter the total number of hospital beds located on the campus.
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 amendments to the HMNH Specific Plan, along with the associated modifications to
the HMNH Master Plan and Development Agreement, would allow for the addition of up M
to 200,000 square feet of space in the form of a second inpatient building, a diagnostics
and testing facility, and the expansion of Parking Structure #4. The amendments would o
not increase the total number of permitted beds (368) on campus. The total addition to the c
building area would provide much -needed services to the community. The additional E
building area is for compliance with the newly adopted California Building Standards
code for all hospitals in California. These improvements are for the benefit of the a
community and will not create a hazard or be detrimental to the surrounding community.
d. The proposal is physically suitable for the site. The factors related to the proposal's
physical suitabilityfor 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;
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3. Public protection services (e.g., Fire protection, Sheriff protection, 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 construction of the new inpatient building and diagnostics and testing facility, along
with the modifications to the HMNH Master Plan and Development Agreement, will use
a portion of the site previously used as surface parking lot. Improvements will be
consistent with the uses, size, and massing of the existing HMNH campus. Improvements
to Parking Structure #4 would provide additional parking stalls oriented vertically over
the existing footprint of the at -grade parking. The Project will use the existing
infrastructure in accordance with the approval of the MHNH Master Plan and will only
require minor grading for the expansion areas. The Project is located within an area of the
City that has been developed and is connected with City services, including Fire and
Sheriff protection, and is further connected to all necessary utilities to accommodate the
proposed amendments to the HMNH Master Plan and Development Agreement.
SECTION 4. GENERAL FINDINGS FOR AN AMENDMENT TO THE MASTER
PLAN. Based on the foregoing facts and findings for Master Case 17-193, the City Council
finds as follows:
a. The proposal is consistent with the General Plan;
The proposed Project will be consistent with the General Plan, as the amendments to the =
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HMNH Specific Plan would allow for the historical use of the property to continue in R
accordance with the provisions of the HMNH Specific Plan, as well as the modification
to HMNH Master Plan and Development Agreement. The attached HMNH Specific Plan
details the consistency of the proposed Project with the General Plan, including a detailed
discussion of the provisions of various elements of the General Plan, including the Land d
Use Element, Circulation Element, Noise Element, Safety Element, and Open Space and
Conservation Element. Therefore, with the approval of a modification to the Master Plan
and Development Agreement, the Project will be consistent with the General Plan. In a72
addition, the 10-year extension to the Master Plan will allow for the buildout of the
HMNH campus, as approved by the City Council.
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b. The proposal is allowed within the applicable underlying zone and complies with all
other applicable provisions of this code; a
The amendments to the HMNH Specific Plan will allow the continuance of the land use
historically located on the subject property. All uses contemplated by the Project are
consistent with those uses existing on the subject property under the current Specific
Plan. The Project will not alter the total number of hospital beds located on the campus.
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
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detrimental or injurious to the improvements, persons, property, or uses in the vicinity
and zone in which the property is located; and
The amendments to the HMNH Specific Plan, along with the associated modifications to
the HMNH Master Plan and Development Agreement, would allow for the addition of up
to 200,000 square feet of space in the form of a second inpatient building, a diagnostics
and testing facility, and the expansion of Parking Structure #4. The amendments would
not increase the total number of permitted beds (368) on campus. The total addition to the
building area 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. These improvements are for the benefit of the
community and will not create a hazard or be detrimental to the surrounding community.
d. The proposal is physically suitable for the site. The factors related to the proposal's
physical suitabilityfor 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, Sheriff protection, 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 construction of the new inpatient building and diagnostics and testing facility, along
with the modifications to the HMNH Master Plan and Development Agreement, will use
a portion of the site previously used as surface parking lot. Improvements will be =
consistent with the uses, size, and massing of the existing HMNH campus. Improvements
to Parking Structure #4 would provide additional parking stalls oriented vertically over
the existing footprint of the at -grade parking. The Project will use the existing c
infrastructure in accordance with the approval of the MHNH Master Plan and will only
require minor grading for the expansion areas. The Project is located within an area of the
City that has been developed and is connected with City services, including Fire and a`$
Sheriff protection, and is further connected to all necessary utilities to accommodate the E
proposed amendments to the HMNH Master Plan and Development Agreement.
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SECTION 5. 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;
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The modification to Development Agreement 06-001, containing the addition of 200,000
square feet of space, including a new inpatient building, diagnostics and testing facility,
expansion to Parking Structure #4, and a 10-year extension to the sunset date and
revisions to right-of-way improvements, is in conformance with all applicable ordinances
and regulations as indicated in Section 3 above.
b. That the proposed development agreement provides for clear and substantial public
benefit to the City and/or residents along with a schedule for the benefit; and
The proposed HMNH Specific Plan Amendment 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 200,000 square feet of space,
including the new inpatient building and diagnostics and testing facility, 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 6. AMENDMENTS. The City Council hereby approves the ordinance,
including amendments to the HMNH Specific Plan, as included in Exhibit "A" incorporated by
reference, and updates to the Master Plan and Development Agreement to reflect the
amendments to the HMNH Specific Plan, and extending the Master Plan and Development
Agreement by 10 years.
SECTION 7. This ordinance shall be in full force and effect thirty (30) days from its
passage and adoption.
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SECTION 8. The City Clerk shall certify to the passage of this ordinance and shall cause cc
the same to be published as required by law. T
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PASSED, APPROVED, AND ADOPTED this 271h day of April, 2021.
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ATTEST:
CITY CLERK
DATE:
MAYOR
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STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Mary Cusick, City Clerk of the City of Santa Clarita, do hereby certify that the
foregoing Ordinance No. 21- was regularly introduced and placed upon its first reading at a
regular meeting of the City Council on the 13th day of April, 2021. That thereafter, said
ordinance was duly passed and adopted at a regular meeting of the City Council on the 27th
day of April, 2021, by the following vote, to wit:
AYES: COUNCILMEMBERS:
NOES: COUNCILMEMBERS:
ABSENT: COUNCILMEMBERS:
AND I FURTHER CERTIFY that the foregoing is the original of Ordinance No. 21-
and was published in The Signal newspaper in accordance with State Law (G.C. 40806).
CITY CLERK
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Exhibit A
Henry Mayo Newhall Specific Plan
Incorporated by reference
http://www.santa-clarita.com/planning/environmental
al
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ATTACHMENT A:
REDLINE / STRIKETHROUGH
REGARDING PAID PARKING
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SPECIFIC PLAN
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CHAPTER 1
INTRODUCTION
1.1 EXECUTIVE SUMMARY
Upon adoption by the City Council, this document will represent the 2020 Amended Henry Mayo
Newhall Hospital (HMNH) Specific Plan, which was originally adopted in 2016. The Specific
Plan adopted in 2016 is referred to herein as the 2016 Specific Plan. The 2020 Amended HMNH
Specific Plan is herein referred to as the 2020 Amended Specific Plan (ASP). The 2020 ASP
replaces the 2016 Specific Plan in its entirety. The 2020 ASP proposes to allow for the
development of up to 200,000 square feet of additional building area for a new Diagnostic and
Treatment (D&T) Building, Inpatient Building 2 (including up to 92 beds), clinical services and
up to 292 new parking spaces to be added to Parking Structure 4 (PS-4) through the construction
of up to three above ground levels added to the existing structure.
The 2020 ASP does not change the maximum number of beds (368) permitted under the 2016
Specific Plan and 2008 Master Plan. Up to 92 beds will be relocated out of the existing Main
Hospital building to Inpatient Building 2. The area within the existing Main Hospital building
containing the 92 beds will be converted to office uses, other administrative uses and/or
clinical/hospital support services.
More specifically, the 2020 ASP includes the following:
• Construction of a three-story, 84,300-square-foot, D&T Building within the Lot D area of
the 2020 ASP (See Figure 2-1, Site Plan, in Chapter 2, Development Plan). This building
will also include a new below -ground basement. Uses within this building will include
various clinical related uses, a pharmacy and imaging areas.
• Construction of a five -story, I I5,700-square-foot, Inpatient Building 2 within the Lot D
area of the 2020 ASP and directly adjacent to the D&T Building. This building will also
include a below -ground basement. Uses within this building will include inpatient beds,
support services, public spaces and additional diagnostic and treatment facilities.
The 2020 ASP will also involve relocating the main entry/drop off area from its present location
adjacent to the existing Main Hospital Building to in front of the new D&T Building; and adding
up to 292 new parking spaces to PS-4 through the construction of up to three above ground levels
added to the existing structure. Finally, the 2020 ASP includes modifications to the parking plan
to pefmit both paid and assigned paEking in the on site par -king areaswithin the 2020 ASP Area.
The 2020 ASP proposes revisions to the Development Plan (Chapter 2) and Development
Regulations (Chapter 4) of the 2016 Specific Plan to facilitate the increase in building area and floor
area ratio (FAR), modify the height zones, relocate the main entry/drop off area, and increase on -
DRAFT 2020 Amended Henry Mayo Newhall Hospital Specific Plan
November 2020
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CHAPTER 2
DEVELOPMENT PLAN
2.1 INTRODUCTION
The 2020 ASP proposes the development of up to 200,000 square feet of additional building area
for a new Diagnostic and Treatment (D&T) Building, an Inpatient Building (Inpatient Building
No. 2 and initially including up to 92 beds), clinical services and 292 new parking spaces to be
added to Parking Structure 4 (PS-4) through the construction of three above ground levels to the
existing building.
The 2020 ASP does not change the maximum number of beds (368) permitted under the 2016
Specific Plan and 2008 Master Plan and Amendments. Up to 92 beds will be relocated out of the
existing Main Hospital building to the new Inpatient Building. The area within the existing Main
Hospital building containing the 92 beds will be converted to office uses, other administrative uses
and/or clinical/hospital support services.
More specifically, the 2020 ASP includes the following:
Construction of a three-story (approximately 60 feet), 84,300-square-foot, D&T Building
within the Lot D area of the 2020 ASP. This building will also include a new below -ground
basement. Uses within this building will include various clinical related uses, a pharmacy
and imaging areas all supportive of the hospital.
Construction of a five -story (approximately 80 feet), 115,700-square-foot, Inpatient
Building within the Lot D area of the 2020 ASP and directly adjacent to the D&T Building.
This building will also include a below -ground basement. Uses within this building will
include inpatient beds, support services, public spaces and additional diagnostic and
treatment facilities.
The 2020 ASP will also involve relocating the main entry/drop off area from its present location
adjacent to the existing Main Hospital to in front of the new D&T Building; and adding up to
292 new parking spaces to PS-4 through the construction of three above ground levels added to
the existing structure. Finally, the 2020 ASP will also include modifications to the parking plan
to permit both paid (see Tahlc 4-1 )_and assigned parking in the on -site parking areas within the
2020 ASP Area as well as the implementation of various parking related measures to encourage
carpooling and transit use.
This Chapter describes the proposed changes to the site plan, circulation plan, and
landscaping plan; and improvements that remain to be implemented as approved under the
2016 Specific Plan and 2008 Master Plan and Amendments (Appendix A) and Development
Agreement (Appendix B).
DRAFT 2020 Amended Henry Mayo Newhall Hospital Specfc Plan
November 2020 2_1
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4 — DEVELOPMENT REGULATIONS
Table 4-1
Permitted Usest
Use
Permitted (P)
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
Paid Parking
Development Review Subject to City Council Approval
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 2020 ASP area).
Note:
1 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 2020
ASP area. In order to create development regulations that are sensitive to adjacent uses, the 2020
ASP 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 and Amendments.
2020 Amended Henry Mayo Newhall Hospital Specific Plan
4-2
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13.b
PARKING DEMAND STUDY
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P,l
As shown in Table 7, Phase 2 of the buildout will likely require the most extensive package of parking
management solutions, potentially including tandem parking with valet service to maximize space efficiency
within on -site parking facilities. Phase 3 of the buildout will likely have a greater emphasis on TDM strategies
than Phases 1 and 2, which hopefully can be achieved through a maturing program. Alternatively,
incremental parking price increases may help to meet the 85% utilization target.
5.7 Monitoring Program
Since these findings are estimates, annual on -site monitoring of parking demand shall occur to ensure the
parking management solutions in place are meeting the 85% utilization target through each phase of
campus buildout. Additionally, a detailed parking utilization report shall be completed prior to the issuance
of each new building permit. These parking utilization reports should include new on -site parking counts
and be subject to City staff review and approval. If paid r)arkinq is proposed it shall be subject to the
requirements of the Specific Plan (see Table 4). Further parking management and TDM strategies can
be explored over time as part of these monitoring efforts. While the strategies contained in this report are
expected to accommodate the projected parking demand, technology solutions will continue to evolve and
new strategies will likely become available.
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13.b
DEVELOPMENT AGREEMENT
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13.b
To have the 2019 Amended HMNH Specific Plan replace the Specific Plan
adopted in 2016 in its entirety. The 2019 Specific Plan does not change the
maximum number of beds (368) permitted under the 2016 Specific Plan and
the 2008 Master Plan;
2. To add 200,000 square feet of hospital building area consisting of the
115,700 square foot Inpatient Building No. 2 and the accessory 84,300
square foot Diagnostic and Treatment (D&T) Building;
To add up to 292 parking spaces to PS-4 through the construction of up to
three new levels to the existing structure;
4. To construct a second central plant within the basement and on the roof of
the D&T building;
To modify the parking plan to permit both paid_egUiccnIents
of the Specific Plan - see fable 4-1) and assigned parking and adopt the
HMNH Parking Demand Study (October 2019) establishing the parking
requirements for the campus; and
6. To extend the Term of the Development Agreement by 10 years.
J. The Project Applications Second Amendment shall, upon their approval by the City Council,
become part of the Project Approvals and included in the Applicable Rules.
K. Pursuant to Sections 4.2.2, 4.2.3 and 4.2.5 the Development Agreement, any increase in the
maximum height, any amendment requiring a subsequent or supplemental EIR and 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.
L. A supplemental environmental impact report (the "SEIR") analyzing the impacts of the
Project Applications Second Amendment has been prepared.
M. The Planning Commission of the City and the City Council of the City have given notice of
their intention to consider the Project Applications Second Amendment and the SEIR, 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
Second Amendment and the Project (as revised by the Project Applications Second
Amendment 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.
N. On , 2020, 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) certify the SEIR as having been prepared in full
compliance with the California Environmental Quality Act ("CEQA"); and (b) approve the
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13.b
Prior To:
Issuance of Building Permit for either
MOB 2, MOB 3, Inpatient Building No.
2 or the D&T Building
Issuance of Certificate of Occupancy for
either MOB 2, MOB 3, Inpatient
Building No. 2 or the D&T Building
Developer Must:
None required
Provide required parking for each phase
of the development pursuant to the
Parking Demand Study including any
updates.
Complete the traffic mitigation measures
identified on Exhibit F.
Complete the Realignment
Improvements shown in Exhibit L.
Issuance of a Certificate of Occupancy
for MOB 2 shall be conditioned on
Developer providing written
documentation to the City that 20% of
MOB2's leasable space has been leased
to HMMH for Centers for Excellence or
other hospital -related uses.
B. Section 4.7.2 of the Original Development Agreement is amended to read
as follows: 4.7.2 For the purposes of Section 4.7.2 "City Required
Parking" means the number of parking spaces required by the
HMNH Parking Demand Study (October 2019) or as updated with
each phase of development.
C. Section 5.6 of the Original Development Agreement is deleted in its
entirety. All requirements of Section 5.6 of the Original Development
Agreements have been satisfied as of the date of this second
amendment.
D. Section 5.7 of the Original Development Agreement is amended to add
the following: The Developer may implement gated, paid, and
assigned parking on the Campus Property at the Developer's sole
discretion consistent with the requirements of the Specific Plan (see
Table 4-1 ) and the HMNH Parking Demand Study (October 2019) or
as updated. This requirement shall supersede any previous
conditions of approval or requirements imposed by the City.
E. Section 5.8 of the Original Development Agreement shall be amended as
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