Loading...
HomeMy WebLinkAbout2008-09-23 - AGENDA REPORTS - HMNMH PH MP DEVAGMT (2)PUBLIC HEARING DATE: SUBJECT: DEPARTMENT Agenda Item: A9 CITY OF SANTA CLARITA AGENDA REPORT City Manager Approval: Item to be presented by September 23, 2008 Paul Brotzman MASTER CASE 04-325: HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN, DEVELOPMENT AGREEMENT AND' 2008 REVISED DRAFT EIR AND AUTHORIZATION TO MODIFY THE PROFESSIONAL SERVICES AGREEMENT WITH RBF CONSULTING FOR PREPARATION OF THE HMNMH EIR Community Development RECOMMENDED ACTION A. City Council receive staff and applicant presentations and public testimony, discuss and provide direction to staff, and continue the public hearing to a City Council special meeting on November 19, 2008; and B. City Council authorize the City Manager or designee to enter into a professional services contract amendment between the City and RBF Consulting for the preparation of the Environmental Impact Report (EIR) for the Henry Mayo Newhall Memorial Hospital Master Plan project, for a revised contract amount not to exceed $536,795.00, subject to City Attorney approval. EIR preparation costs will be borne by the applicant. PURPOSE & AGENDA OF MEETING The agenda for tonight's public hearing on the Henry Mayo Newhall Memorial Hospital (HMNMH) Master Plan will include the following components: 1. The City Council will first receive a presentation from City staff on the proposed HMNMH Master Plan and Development Agreement and the September 2008 Revised Draft Environmental Impact Report. 2. Staff's presentation will be followed by a presentation from the HMNMH applicant team. Continued -To: Novevti ber 1q, ;-Cog 3. The formal presentations will be followed by testimony from the public. 4. Following public testimony, the City Council will have an opportunity to ask questions of staff, the EIR consultants, and the applicant and provide direction. Note: Documents were provided to the City Council prior to the distribution of this agenda report. To assist the Council in its review of this proposal, please refer to the HMNMH Master Plan Booklet of Exhibits, the draft Development Agreement and the September 2008 Revised Draft EIR to assist in the review of this agenda report. A. HMNMH MASTER PLAN AND DEVELOPMENT AGREEMENT RECENT BACKGROUND Since June 2007, the Santa Clarita City Council has conducted five public hearings on the proposed HMNMH Master Plan project (June 12, 2007, June 26, 2007, July 10, 2007, August 28, 2007, and September 25, 2007). On September 25, 2007, the public hearing was continued and continued again on January 8, 2008, to allow time for additional technical studies to be prepared on a revised project. Based on Council direction, in order to address community concerns and reduce environmental impacts, a number of physical modifications were made by the applicant to the site plan for the HMNMH Master Plan, which triggered the need for additional environmental review in accordance with CEQA. Although these new revisions reduced impacts related to aesthetics, light and glare and traffic and circulation, they created the need for additional analysis covering areas that were not previously analyzed, such as dirt exportation, as well as traffic generated by the revised project, air quality, noise and visual impacts. There was also a request by the City Council to conduct a focused parking study for the medical campus. Because it has been over two years since the last EIR was prepared, most of the sections have been updated to include more current information. This technical work was incorporated into the 2008 Revised Draft Environmental Impact Report and circulated for a 45 -day public review period that occurred between June 26, 2008 and August 11, 2008. The Revised Draft EIR was revised and recirculated for an additional 45 days starting September 3, 2008 and ending October 17, 2008 in order to correct technical details in the document relating to the impact analysis and to allow additional time for public review and comment due to a minor discrepancy in the public noticing procedures. All technical changes in the document since the June 26 -August 11, 2008 circulation were identified as part of the recirculated September 2008 Revised Draft EIR and are listed in Exhibit A, attached to this agenda report. In addition, on June 19, 2008, the Governor's Office of Planning and Research (OPR) issued a Technical Advisory on the role of the California Environmental Quality Act in addressing climate change and greenhouse gas emissions. In response to OPR's Technical Advisory, the conclusions found in the September 2008 Revised Draft EIR regarding cumulative global climate change were found to be significant and unavoidable. All written comments received during the extended public review period (June 26, 2008 through October 17, 2008) regarding the environmental issues (pursuant to Section 15204 of the California Environmental Quality Act Guidelines ) will be responded to in writing and incorporated into the Final Environmental Impact Report for the City Council's consideration. Oral comments received at tonight's public hearing related to environmental issues will also be incorporated and responded to in writing. The Final Environmental Impact Report is the sum total of all environmental work conducted for this project, including the three previous Draft EIRs, all agency and public comments received during the public review period and written responses to those comments, all technical studies and appendix materials, and the Mitigation Monitoring and Reporting Program. Materials related to the revised HMNMH Master Plan and the September 2008 Revised Draft EIR including Volumes 1 through 5 of the Technical Appendices, the HMNMH Master Plan Booklet of Exhibits, the draft Development Agreement and the draft Conditions of Approval have been made available for public review at City Hall, through the City's website, copies at the three Los Angeles County branch libraries (Valencia, Newhall and Canyon Country), and through individual mailings to various local, regional and state agencies as well as local community groups, including SCOPE and Smart Growth SCV. Materials include the Master Plan exhibits, the draft Development Agreement, draft Conditions of Approval, and the September 2008 Revised Draft EIR and technical appendices. PROJECT DESCRIPTION 2008 HMNMH Master Plan The project applicants are proposing a long-range Master Plan for the buildout of the HMNMH medical campus. The Henry Mayo Newhall Memorial Hospital Master Plan project was originally filed by the project applicant, Henry Mayo Newhall Memorial Hospital and G&L Realty, with the City of Santa Clarita in August 2004. The original project submitted in 2004 proposed two development phases over a 25 -year master plan timeframe with 583,619 square feet of net new square footage of hospital and medical office space for a total campus buildout of 923,690 square feet. Since 2004, the project has undergone multiple revisions. The current revised 2008 Master Plan will increase the existing square footage of the hospital campus from 340,071 square feet to 667,434 square feet, a 327,363 net square -foot increase over a 15 -year timeframe. This represents a 56 percent decrease in new net square footage from the 2004 Master Plan proposal. The Master Plan includes the provision of an additional 120 inpatient hospital beds, expanded medical services to include cardiac, high risk pregnancy and neonatal intensive care, 18 additional beds in the hospital's Intensive Care Unit, nine additional beds in the existing Nursing Pavilion Building, 200,000 gross square feet of new medical office space to be used for additional outpatient, hospital administration, and associated medical uses, and an additional 1,263 parking spaces than what currently exists on the hospital campus. It is anticipated that nine new facilities will be constructed on the existing 30.4 -acre hospital campus built over a 15 -year period, which include three medical office buildings, one inpatient building, a central plant building, and four parking structures (three above ground). Other project components include the construction of two helipads, landscaping improvements, and traffic improvements. The HMNMH Master Plan Booklet of Exhibits, dated June 2008, the draft Development Agreement, and Section 3.0 Project Description of the 2008 Revised Draft EIR provide in-depth project details, statistics and graphics. The components of the 15 -year HMNMH Master Plan are further described in the section below. New Hospital & Medical Office Buildings 1. INPATIENT BUILDING: A 125,363 square -foot, 120 -bed Inpatient Building located in the central portion of the campus. This building 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; 2. MEDICAL OFFICE BUILDING 1: An 80,000 square -foot medical office building (MOB 1) measuring 45.5 feet in height to the top of the parapet and 51.5 feet to the top of the screen and roof, 3. MEDICAL OFFICE BUILDING 2: A 60,000 square -foot medical office building (MOB 2) measuring 45.5 feet to the top of the parapet and 51.5 feet to the top of the screen and roof access; 4. MEDICAL OFFICE BUILDING 3: A 60,000 square -foot medical office building (MOB 3) measuring 45.5 feet to the top of the parapet and 51.5 feet to the top of the screen and roof access; and 5. CENTRAL PLANT: A 10,000 square -foot Central Plant building measuring 26 feet in height to provide support services to the proposed Inpatient Building. Parking Structures _ 1. PARKING STRUCTURE 1: A six -level (five levels above ground with one subterranean level), 750 -space parking structure (PS 1) along the McBean Parkway frontage at Avenida Navarre. The parking structure height will 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 will also include a rooftop helipad; 2. PARKING STRUCTURE 2: A six -level (five levels above ground with one subterranean level), 579 -space parking structure (PS 2) in the northwestern portion of the campus. The parking structure height will be 47 feet to the top of the parapet and 49.5 feet to the top of the parking lot lights. A solid wall along the western fagade of the parking structure will be provided prior to construction of PS 3. PS 3 will connect directly to PS 2; 3. PARKING STRUCTURE 3: A four -level (three levels above ground with one subterranean level), 278 -space parking structure (PS 3) in the northwestern corner of the campus connecting on the west side of PS 2. The parking structure height will be 27 feet to the top of the parapet, and 30 feet to the top of the parking lot lights. A solid wall along the western fagade of the parking structure will be provided to maintain privacy for the adjacent residences to the west; and 4. PARKING STRUCTURE 4: A three-level (two subterranean levels and one surface level), 316 -space parking structure (PS 4) to be located along McBean Parkway at the intersection of McBean Parkway and Orchard Village Road. This area will initially be improved with a 71 -space surface parking lot to • be improved with the construction of MOB 1. Other HMNMH Campus Modifications In addition to construction of the above facilities, the HMNMH Master Plan proposes to: 1. Add nine new beds in the Nursing Pavilion Building; 2. Demolish the 8,000 square -foot Foundation building; 3. Reconfigure surface parking to provide a total of 308 on-site spaces; 4. Provide helipads on the rooftop of both Parking Structure 1 and the Inpatient Building; 5. Provide right turn pockets and modify traffic signals along the McBean Parkway project frontage; 6. Reconfigure 9,770 square feet of current administration space in the existing hospital building to accommodate 18 additional new ICU beds. The current hospital administrative functions would be relocated to space within Medical Office Building 1; 7. 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; and 8. Dedicate a minimum of 58 feet of public right-of-way from the centerline along the entire McBean Parkway project frontage plus additional right-of-way dedication on-site to accommodate a new right -turn lane from eastbound McBean Parkway to southbound Orchard Village Road to address future traffic conditions beyond the scope of this project. On -Site Parkin A total of 2,231 on-site parking spaces will be provided, to include 110 handicapped parking spaces. This will be accomplished with some surface parking (308 spaces) plus the construction of four parking structures (1,923 spaces) to provide a total of 2,231 spaces. Required on-site parking is 2,190 spaces, per the City's Unified Development Code. The 2,190 space requirement upgrades the parking standards for all existing MOBS A-E to provide one parking space for every 200 square feet, per Chapter 17.07.010 of the City's Unified Development Code. As part of the 2008 Revised Draft EIR, a comprehensive parking study was conducted by Linscott, Law and Greenspan which includes a detailed discussion of existing parking conditions, existing parking demand, City parking requirements, long-term operational parking, and short-term construction parking. Further, a peer review of the Parking Study Report was conducted by Fehr & Peers, which is included in the Technical Appendices along with the Linscott, Law & Greenspan report. Section 5.5, Parking of the 2008 Revised Draft EIR concludes that the project would be in compliance with City requirements for on-site parking, resulting in a surplus of 41 parking spaces, and that potential construction and operations -related impacts would be less than significant with the application of mitigation measures. Helipad Operation As part of the Master Plan, HMNMH is proposing to construct two separate above -grade helipads. The first helipad would be constructed on the roof of Parking Structure 1 to be built along' McBean Parkway. With the parking structure slated to be one of the first facilities in place, this will allow the resumption of emergency air ambulance service in the most time efficient manner. A designated elevator will be constructed to transport patients from the parking structure roof to the ground level where they will be transported by an on-site vehicle around the ring road and into the hospital building. This near-term helipad location will be approximately 250 feet from the nearest residence across McBean Parkway. The second helipad location will be on the roof of the Inpatient Building, which is designed to be approximately 85 feet high and approximately 240 feet from the nearest residence within the adjacent Summit community. The placement of a helipad at this location will allow for the most efficient transport to the emergency room as f the roof will be equipped with an elevator connection. This will be the ultimate location for the helipad. HMNMH is requesting that the initial helipad to be built on Parking Structure 1 be allowed to remain once the ultimate inpatient building helipad is constructed. This is for two reasons: to keep a secondary helipad for use during a major disaster/emergency; and for use during future 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 per proposed conditions of approval on the project. Draft Conditions of Approval Conditions of Approval for the HMNMH Master Plan Project have been drafted that reflect the revised Master Plan proposal currently before the City Council. These draft conditions have been available on the City's website since July 2008 and are attached to this agenda report as Exhibit B for the Council's review. Development Agreement At the September 25, 2007, City Council meeting, the Council discussed the terms of the proposed 15 -year Development Agreement and provided direction to staff on revisions to the document. In response to City Council direction received in September 2007, the proposed Development Agreement has been revised to provide clear benefits to the community and to ensure that the delivery of health care services is tied to each component of the project. The term of the Development Agreement has been reduced from 20 years to 15 years and is consistent with the term of the HMNMH Master Plan. The City's Unified Development Code requires that a Development Agreement provide a clear and substantial public benefit to the City and/or its residents. Under the HMNMH Development Agreement, these benefits include the following: 1. Allows development of 120 additional hospital beds plus new, needed medical services in cardiac care, neonatal and high risk pregnancy care, intensive care and surgical care; 2. Creates new long-term employment opportunities in a range of professional and non- professional health care positions; 3. Improves the community's emergency services and disaster readiness by the inclusion of helipad operations; 4. Secures a $250,000 payment for a future Transitional Care Unit; and 5. Provides additional right-of-way dedication and specific roadway improvements for the future McBean Parkway realignment; and' 6. A direct payment to the City of $500,000 in five years for future McBean Parkway realignment improvements. The major components of the Development Agreement are summarized in the attached Exhibit C. References to the appropriate sections of the Development Agreement are provided. ENTITLEMENTS REQUESTED The project applicant has requested approval of the following land use entitlement applications from the City of Santa Clarita: 1. Master Plan. A Master Plan is requested for the approval of a series of improvements on the HMNMH campus, as specified in the project description above. The applicant, Henry Mayo Newhall Memorial Hospital and G&L Realty, propose a master plan to guide future expansion of the existing medical campus facilities over a 15 -year period. The Master Plan entitlement includes a request for building heights in excess of the City's 35' height threshold (Inpatient Building, MOB 1, MOB 2, MOB 3, PS 1, and PS 2), helipad operations, and the exportation of dirt over the life of the project. 2. Development Agreement. The City may enter into a development agreement as prescribed by UDC Section 17.03.010 if the Development Agreement provides for clear and substantial public benefit to the City and/or its residents and is consistent with the General Plan and complies with the UDC and other applicable ordinances, standards, policies, and regulations. The application for a Development Agreement was denied by the Planning Commission on February 6, 2007, and this action is now on appeal to the City Council. The City Council has held hearings on a proposed Master Plan, Development Agreement, and a Conditional Use Permit for the construction of buildings exceeding the City's 35 -foot height threshold. Please note that the requested CUP for building heights has been included within the Master Plan request. This has not changed the scope of the project, but instead has streamlined the entitlement package. Pursuant to Santa Clarita Municipal Code Section 17.03.025, a Master Plan entitlement can be used for approval of both permitted and conditionally permitted uses within the underlying zone. The original CUP for building heights and helipad operations requested in August 2004 in addition to the Master Plan request was redundant in nature. Thus, approval of buildings exceeding 35 feet in height and helipad operations can be approved in the Master Plan itself, obviating an additional conditional use permit entitlement. This is further detailed in a June 23, 2008 memorandum to the City Council from Joseph Montes, Assistant City Attorney, attached as Exhibit D to this agenda report. CEQA ANALYSIS 2008 Document Revisions The 2008 Revised Draft EIR is based upon the revised HMNMH Master Plan that was modified during the course of the City Council hearing process that occurred between June 2007 and September 2007. A number of physical modifications were made to the site plan for the HMNMH Master Plan which reduce impacts across many environmental categories and created the need for reanalysis of traffic generated by the project, air quality, noise and visual impacts. Additional analysis covering areas that were not previously analyzed, such as dirt exportation, was also conducted. In addition, a parking analysis was conducted at the direction of the City Council and incorporated into the EIR. Because of the length of time since the last EIR was prepared, most of the sections have been updated to include more current information. All technical reports for the 2008 Revised Draft EIR are included in the Technical Appendices and are available for agency and public review. The following is a summary of notable modifications and/or additions to the 2008 Revised Draft EIR: • Chapter 3.0 Project Description updated to reflect revised project; • Sustainability analysis conducted and Section 5.1 Land Use revised; • Additional photo simulations prepared and Section 5.3 Aesthetics, Light and Glare analysis revised; • Traffic Study revised and Section 5.4 Traffic modified; • Parking Study prepared and Section 5.5 Parking created; • Air Quality analysis updated to include a discussion of global climate change and Section 5.6 Air Quality modified; • Noise analysis updated and Section 5.7 Noise modified; • Hydrology study prepared and Section 5.10 Hydrology and Water Quality modified; • Section 5.11 Fire Protection Services updated; • Focused water supply discussion incorporated into Section 5.17 Water Supply; • Sewer study prepared and Section 5.18 Wastewater modified; and • New project alternatives developed and Chapter 6.0 Alternatives to the Proposed Project modified. Summary of Impact Analysis Section 1.6, Summary of Environmental Impacts and Mitigation Measures in Section 1.0, Executive Summary of the September 2008 Revised Draft EIR provides a comprehensive overview of the impacts identified across 18 environmental categories (the global climate change analysis is included as part of the Air Quality analysis) analyzed as part of the CEQA process. Section 1.6, attached as Exhibit E to this agenda report, also lists the corresponding mitigation measures and the level of impact sigrnficance upon application of the mitigation measures. Of the 18 environmental categories studied, six were found to have a less than significant impact on the environment (thus, no mitigation was required), and seven were found to have a less than significant impact, with the application of mitigation measures. Impacts in four environmental categories were found to be signficant and unavoidable, as detailed below. Statement of Overriding Considerations The 2008 Revised Draft EIR concludes that impacts would occur in four environmental categories that, even with the application of mitigation measures, could not be reduced to less than significant level. The four categories are Air Quality (including Global Climate Change), Traffic, Solid Waste, and Noise. As a result of the significant unavoidable impacts of the project, if the City of Santa Clarita approves the Henry Mayo Newhall Memorial Hospital Master Plan, the City shall be required to adopt findings in accordance with Section 15091 of the CEQA Guidelines and prepare a Statement of Overriding Considerations in accordance with Section 15093 of the CEQA Guidelines. Air Quality (Short -Term Construction -Related Impacts for PMI p and PM2, 5 Emissions — Project and Cumulative) Implementation of the proposed project would not result in long-term operational air quality impacts. Exceedances of daily emissions thresholds established by the SCAQMD for criteria pollutants from project -related net change in vehicular and stationary sources emissions would not occur. CO concentrations would not exceed State and Federal CO standards; thus a less than significant impact would occur. Also, the proposed project would not conflict with the most recently adopted SCAQMD AQMP, thus resulting in less than significant impacts. In addition, the proposed project would result in a less than significant impact in regards to long-term operational cumulative and, global climate change impacts. However, the proposed project would result in a significant and unavoidable impact during short-term construction activities. The proposed project would exceed SCAQMD localized significance thresholds for PM10 and PM2.5. Based on SCAQMD standard recommendations, the proposed project would also result in a significant and unavoidable cumulative impact with regard to construction -related impacts. Global Climate Change (Cumulative) With respect to Global Climate Change, project -level impacts are less than significant for construction and because no thresholds are established for Scope 1 and Scope 2 greenhouse gas emissions. Cumulative impacts associated with Scope 1 and Scope 2 emissions would also be less than significant; Scope 3 emissions would be significant and unavoidable. However, CEQA authorizes reliance on previously approved plans and mitigation programs that have adequately analyzed and mitigated GHG emissions to a less than significant level as a means to avoid or substantially reduce the cumulative impact of a project. Should the City of Santa Clarita adopt such a plan and/or mitigation program in the future, as envisioned under as its One Valley One Vision (OVOV) General Plan Update, projects that contribute to GHG emissions consistent with those plans/programs would then also be considered less than significant regarding global climate change for purposes of CEQA. If the City of Santa Clarita approves the Henry Mayo Newhall Memorial Hospital project prior to adoption of a comprehensive planning document that adequately analyzes and mitigates GHG emissions to a less than significant level as a means to avoid or substantially reduce the cumulative impact of a project, the City shall be required to adopt findings in accordance with Section 15091 of the CEQA Guidelines and prepare a Statement of Overriding Considerations in accordance with Section 15093 of the CEQA Guidelines. Traffic (Long -Term (2030) Cumulative Impacts at two Intersections) With imposition of the recommended mitigation measures, implementation of the proposed project would meet the City of Santa Clarita's performance criteria for arterial roadways and intersections and would have less than significant traffic impacts for the interim year scenario. All other identified project traffic impacts occurring over the 15 -year life of the Master Plan project were concluded to be at less than significant levels, and did not require mitigation. However, under the long-range cumulative scenario (2030), impacts to two intersections would be significant and unavoidable. These traffic impacts occur after the life of the 15 -year Master Plan and result from the buildout of the Santa Clarita Valley and all known projects, which includes the HMNMH Master Plan. McBean Parkway at the Valencia Boulevard intersection For the McBean Parkway / Valencia Boulevard intersection, the Traffic Study shows that the project's fair share equals 4.3 percent of the cost of the improvement. A mitigation measure has been included to require the HMNMH Master Plan to mitigate the project's contribution toward traffic impacts at this intersection prior to construction of MOB 3 should a fair share program have been adopted or if these improvements have been added to the Bridge & Thoroughfare District. McBean Parkway at the Orchard Village Road intersection As noted in Section 3.0 Project Description of the 2008 Revised Draft EIR, the project proposes to dedicate sufficient right-of-way at the McBean Parkway / Orchard Village Road intersection that would accommodate future improvements resulting from cumulative development that is anticipated to occur beyond the 15 -year Master Plan. A mitigation measure has also been included to require the HMNMH Master Plan to mitigate the project's contribution toward these impacts (30.5 percent of the cost of the improvement) prior to construction of MOB 3 should a fair share program have been adopted or if these improvements have been added to the Bridge & Thoroughfare District. The two intersections discussed above are geographically located within the joint City -County Valencia Bridge & Thoroughfare District. The City and County are currently preparing an update to the Valencia Bridge & Thoroughfare District which adds these two intersection improvements to the District, along with a number of other District improvements. It is expected that the Valencia Bridge &, Thoroughfare District update will be presented to the respective decisionmaking bodies and adopted by the end of 2008. Upon the update of the Valencia Bridge & Thoroughfare District, the payment of B&T fees, per the Mitigation Monitoring and Reporting Program and the project Conditions of Approval, will serve as adequate mitigation for cumulative impacts at these two intersections and, as a result, will reduce cumulative impacts to less than significant. In addition, the Development Agreement further requires the applicant to construct a portion of the realignment along its property frontage and provide an additional $500,000 over and above its Bridge & Thoroughfare fee obligations. However, because the improvements at these two intersections are not currently within the Valencia Bridge & Thoroughfare District, the 2008 Revised Draft EIR cannot assume that a plan is in place for these improvements to occur at a future date. Therefore, if the City of Santa Clarita approves the HMNMH Master Plan, the City shall be required to adopt findings for these two intersections in accordance with Section 15091 of the CEQA Guidelines and prepare a Statement of Overriding Considerations in accordance with Section 15093 of the CEQA Guidelines. Solid Waste (Construction, Operational and Cumulative Impacts) Buildout of the proposed HMNMH Master Plan would generate approximately 13,774 lbs/day or 2,514 tons/year of solid waste, which is approximately 47 percent more than the existing medical campus. This quantity represents the solid waste generated for buildout conditions of the proposed project under a worst-case scenario without any recycling activities in place. However, the proposed project would be required to comply with the City's Ordinance, which requires providing adequate areas 'for collecting and loading recyclable materials in concert with Countywide efforts and programs to reduce the volume of solid waste entering landfills. Development associated with the proposed project and related cumulative projects would generate approximately 137 tons per day of solid waste, or 50,005 tons/year. Again,, this quantity represents cumulative solid waste generation under a worst-case scenario without any recycling activities occurring. However, the proposed project and related cumulative projects would be required to comply with recycling requirements, in support of Countywide efforts and programs to reduce solid waste volumes. As a result, it is anticipated -that the proposed project and related projects would meet the current recycling goals, reducing the quantity to approximately 25,003 tons/year of cumulative solid waste that would require landfill disposal. Regardless, as a consequence of the finite resources associated with solid waste disposal, and despite the implementation of the recommended mitigation measures, construction, operational and cumulative impacts would be considered significant and unavoidable. Thus, cumulative solid waste impacts would further impact today's landfills with limited capacity and result in an exceedance of this significance threshold criteria. Noise (Short -Term Construction -Related Impacts) Short-term noise impacts would be associated with excavation, grading, and erecting of buildings on-site during construction of the proposed project. Construction -related short-term noise levels would be higher than existing ambient noise levels in the project area, but would no longer occur once construction of the proposed project is completed. The closest residences may be subject to intermittent noise level increases of 10 dBA, which is considered a ,significant impact. Noise levels from demolition, grading, and other construction activities for the proposed project may range up to 86 dBA Lmax at the closest off-site residences north or west of the project site for limited times when construction occurs near the project's boundary. While construction -related noise levels from the proposed project may periodically exceed the maximum noise levels identified in the 2008 Revised Draft EIR, compliance with the City's construction hour's requirement along with implementation of the mitigation measures would reduce the construction noise impacts, but not to less than significant levels. Therefore, short -term -construction impacts remain significant and unavoidable despite the imposition of mitigation measures. Project Alternatives Section 6.0 of the 2008 Revised Draft ETR includes an evaluation of four alternatives to the proposed project. These include: • No Project/No Development Alternative; • Alternative One (Inpatient Building Only and Supporting Facilities); • Alternative Two (MOBS 1 and 2, Inpatient Building and Supporting Facilities); and • Alternative Three (MOBS 1-3, Reduced Height Inpatient Building and Supporting Facilities). The evaluation considers the comparative merits of each alternative, with a focus on avoiding significant effects or reducing them to a less than significant level. Each alternative was compared to the proposed project on an issue -by -issue basis, along with each alternative's ability to meet the Project Objectives, identified in Section 3.0, Project Description of the 2008 Revised Draft EIR. As required by CEQA, the Environmentally Superior Alternative was identified based on the consideration of how the alternative fulfills the project objectives and how the alternative either reduces significant, unavoidable impacts or substantially reduces the impacts to the surrounding environment. In consideration of these factors, Alternative Two (MOBs 1 and 2, Inpatient Building and Supporting Facilities) was selected as the Environmentally Superior Alternative to the proposed project due to less construction impacts, use of fewer natural resources, less traffic, etc. Although the No Project/No' Development Alternative would result in the fewest environmental impacts and would not contribute to cumulative significant environmental impacts associated with the project, it does not meet any of the objectives of the project and is, therefore, not considered feasible. Agency and Public Comments Received on the 2008 Revised Draft EIR During the initial 45 -day circulation period (June 26, 2008 to August 11, 2008) of the 2008 Revised Draft Environmental Impact Report, three agency comment letters and four public comment letters were received. At the time this agenda report was prepared, one public comment letter had been received on the September 2008 Revised Draft EIR that has been circulating since September 3, 2008. A written response will be provided to all comments related to environmental issues, in compliance with CEQA. The written responses will be mailed to the commentors and incorporated into the Final Environmental Impact Report for the City Council's consideration. ALTERNATIVE ACTIONS 1. Request modifications to the HMNMH Master Plan, Development Agreement, or Environmental Impact Report. 2. Any other action as determined by the City Council. FISCAL IMPACT No direct fiscal impacts, either positive or negative, to the City's General Fund are anticipated at this time. However, the proposal is anticipated to generate 571 new permanent jobs in the City of Santa Clarita. B. AUTHORIZATION TO MODIFY THE PROFESSIONAL SERVICES AGREEMENT WITH RBF CONSULTING FOR PREPARATION OF THE HMNMH EIR BACKGROUND In 2004, the City of Santa Clarita entered into a contract with RBF Consulting to prepare an EIR for the Henry Mayo Newhall Memorial Hospital Master Plan project. The original contract amount totaled $352,340. The original EIR was prepared in 2005. The applicant subsequently modified the project and a Revised EIR was prepared in 2006. The costs associated with the work RBF had performed on the 2005 EIR and Revised 2006 EIR totaled $301,635, which was less than the amount originally authorized by the City Council. In 2007, the City Council directed that specific revisions be made to the proposed project and that additional studies be conducted to determine the environmental impacts. As a result, RBF prepared the 2008 Revised Draft EIR. The additional technical work conducted by RBF Consulting was outside the scope of work of the original contract. The additional work items included additional traffic, noise and air quality studies, a peer review of the parking study, an expanded water supply analysis, and a comprehensive update to each section of the 2008 Revised Draft EIR. The additional costs associated with the preparation of the 2008 Revised Draft EIR are $235,160, for a total contract amount of $536,795. This includes work completed for both the June 2008 and September 2008 Revised Draft EIR. The contract amendment prepared by RBF Consulting is attached to this agenda report as Exhibit F. I Since the original contract allowed for an amount not to exceed $352,340, the contract amendment for an increase of $184,455 is being presented to the City Council for its approval. It should be noted that the costs associated with this contract amendment will be borne by the applicant. ALTERNATIVE ACTIONS Other action as determined by the Council. FISCAL IMPACT The cost of EIR preparation will be borne solely by the applicant. The applicant has submitted funds which were deposited into account 102-2011.004. Therefore, authorization to proceed with the EIR does not create a fiscal impact to the City's budget. ATTACHMENTS Exhibit A - List of Revisions in the 2008 Revised Draft EIR Exhibit B - Draft Conditions of Approval Exhibit C - 2008 Development Agreement Summary Exhibit D - Letter from Assistant City Attorney re: HMNMH Entitlements Exhibit E - Summary of Environmental Impacts and Mitigation Measures Exhibit F - RBF Consulting Contract Amendment for EIR Preparation CITY OF SANTA CLARITA NOTICE OF PUBLIC HEARING IT. APPLICATION: MASTER CASE NUMBER 04-325Master Plan 04-022 Development Agreement 06-001 PROJECT APPLICANT: Henry Mayo Newhall Memorial Hospital (HMNMH) and G&L Realty PROJECT DESCRIPTION: Master Plan. A Master Plan is proposed to guide the future development of the HMNMH campus facilities over a 15 -year period. It is anticipated that nine new structures will be constructed on the existing 30.4 -acre hospital campus built over a 15 -year period, which include three medical office buildings, one inpatient building, a central plant, two helipads, four multi-level parking structures, landscaping improvements, and traffic improvements. The Master Plan entitlement includes a request for building heights in excess of 35 feet, emergency helipad operations, and for the exportation of 93,293 cubic yards of dirt over the life of the project. The Master Plan includes the provision of an additional 120 -bed inpatient hospital building with expanded medical services to include cardiac, high risk pregnancy and neonatal intensive care. Eighteen additional beds are proposed in the existing Intensive Care Unit and nine additional beds are proposed in the existing Nursing Pavilion. A total of 200,000 gross square feet of new medical office space within three new three-story medical office buildings will be used for outpatient and other medical services, as well as hospital administrative uses. Demolition of the existing 8,000 square -foot Foundation Building will occur as part of Master Plan implementation. A total of 2,231 parking spaces will be provided on the campus. Development Agreement. The applicant filed an appeal of the February 6, 2007, Planning Commission denial of Development Agreement 06-001. The Development Agreement provides for, among other things, the sequencing of Master Plan improvements and addresses the public benefits associated with expansion of the hospital campus. The City may grant a development agreement if the Development Agreement provides for clear and substantial public benefit to the City and/or its residents, is consistent with the General Plan and approved Master Plan, and complies with the UDC and other applicable ordinances, standards, policies, and regulations. The City Council will consider both the Master Plan and Development Agreement applications as part of its deliberations on the project. Since June 2007, the Santa Clarita City Council has conducted five public hearings on the proposed HMNMH Master Plan project (June 12, 2007, June 26, 2007, July 10, 2007, August 28, 2007, and September 25, 2007). On September 25, 2007, the public hearing was continued to allow time for additional technical studies to be prepared on a revised project, based on Council direction. In order to address the community concerns and reduce the environmental impacts, a number of physical modifications were made to the site plan for the HMNMH Master Plan which triggered the need for additional environmental review. On January 8, 2008, the item was continued to a date uncertain to allow completion of the technical studies and for the environmental review. PROJECT LOCATION: 23845 through 23929 McBean Parkway within the community of Valencia in the City of Santa Clarita. The City of Santa Clarita City Council will conduct a public hearing on the 2008 Revised Draft EIR for the HMNMH Master Plan Project on the following date: DATE: September 23, 2008 TIME: On or after 6:00 p.m. LOCATION: Council Chambers, City Hall 23920 Valencia Boulevard, First Floor Santa Clarita, CA 91355 A 2008 Revised Draft Environmental Impact Report (EIR) has been prepared for the project pursuant to the California Environmental Quality Act (CEQA). The 2008 Revised Draft EIR identifies certain unavoidable significant project -related and cumulative impacts in the areas of. (1) cumulative traffic; (2) construction -related and cumulative air quality; (3) construction -related noise; (4) construction, operational and cumulative solid waste; and (5) cumulative global climate change. Therefore, a statement of overriding considerations is required in order to approve the project. All other impacts are or have been reduced to a level of insignificance with implementation of feasible mitigation measures. The 2008 Revised Draft EIR began a 45 -day circulation period on June 26, 2008. This 2008 Revised Draft EIR was revised and is being recirculated for an additional 45 days starting September 3, 2008 and ending October 17, 2008 in order to correct technical details in the document relating to the impact analysis and to allow additional time for public review and comment. The 2008 Revised Draft EIR is available for public review on the City's website at www.santa-clarita.com, at the Santa Clarita City Hall, Suite 302 and Suite 304, and at the Los Angeles County public libraries, Valencia, Newhall and Canyon Country branches. Verbal comments received at the September 23, 2008, public hearing and written comments received by the City no later than 5:00 p.m. on October 17, 2008, will be addressed in the Final EIR. Only responses to environmental issues raised will be prepared pursuant to Section 15204 of the California Environmental Quality Act Guidelines. If you wish to challenge the action taken on this matter in court, you may be limited to raising only those issues you or someone else raised at the public hearing described in this notice, or written correspondence delivered to the City of Santa Clarita at, or prior to, the public hearing. For further information regarding this proposal, you may contact the City of Santa Clarita, Department of Community Development, 23920 Valencia Boulevard, Suite 302, Santa Clarita, California, 91355; Telephone: (661) 255-4330, Lisa Webber, AICP, Planning Manager. Published: The Newhall Signal September 2, 2008 Exhibit A HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN PROJECT SEPTEMBER 2008 REVISED DRAFT ENVIRONMENTAL IMPACT REPORT LIST OF DOCUMENT REVISIONS The following identifies revisions that have been made to the September 2008 Revised Draft EIR for the Henry Mayo Newhall Memorial Hospital Master Plan project since the circulation of the document on June 26, 2008: 1) Globally updated footer to reflect September 2008 Revised Draft EIR date. 2) Section 1.0 Executive Summary: a. Revised to state that the 2008 Revised Draft EIR circulated from June 26, 2008 to August 11, 2008 was revised and recirculated for an additional 45 days starting September 3, 2008 and ending October 17, 2008 in order to correct technical details relating to the impact analysis, to update the discussion of global climate change (GCC) in the Air Quality section based on more current information, and to allow additional time for public review and comment. The conclusions found in the September 2008 Revised Draft EIR regarding cumulative GCC Scope 3 emission sources were found to be unavoidably significant. b. Section 1.6 Summary of Environmental Impacts and Mitigation Measures: i. Mitigation Measure PRK1 identifies what may be included in a parking management plan during construction of the project, rather than shall. ii. Air Quality Mitigation Measure AQ5: Amended to add language to demonstrate that required Volatile Organic Compounds (VOCs) for paints and solvents are to be shown on building plans. iii. Added GCC Mitigation Measures AQ6 through AQ8, based on the updated analysis in the Air Quality section. 3) Section 4.0 Basis of Cumulative Analysis: Made corrections to Table 4-1. Cumulative Projects List to reflect accurate project descriptions. 4) Section 5.1 Land Use: Updated to identify a 15 -year vesting period for the Development Agreement. 5) Section 5.2 Population and Employment: Amended to reflect minor verbiage corrections, update calculations to discussion of existing population and employment growth and jobs/housing projections, and to include updated project - specific population increase based on most current State Department of Finance estimates. 6) Section 5.5 Parking: Amended Mitigation Measure PRK1 as noted in 2.b.i., above, to identify the type of parking provisions that may be included in the project's construction -related parking management plans. 7) Section 5.6 Air Quality: Updated global climate change analysis and mitigation pursuant to the recommendations in the Office of Planning and Research (OPR) June 2008 Technical Advisory. Based on the conclusions, cumulative GCC Scope 3 emission sources were found to be unavoidably significant. In the future, the City may consider adoption of a plan or program that analyzes and mitigates GHG emissions to a less than significant level as a means to avoid or substantially Page 1 of 2 reduce cumulative impacts The California Resources Agency is anticipated to certify and adopt CEQA Guidelines to address the mitigation of greenhouse gas emissions or the effects of greenhouse gas emissions by January 1, 2010. 8) Section 5.7 Noise: Corrected reference to the City's noise level standards and mitigation measure numbering. 9) Section 5.8 Geology, Soils, and Seismicity: Deleted reference to Mitigation Measures HWQ4 and HWQ5 under discussion of soil erosion since the Storm Water Pollution Prevention Plan (SWPPP) and Urban Storm Water Management Plan (USWMP) are required as standard conditions of project approval and, therefore, not required as project mitigation. 10) Section 5.12 Sheriff Services: Updated to reflect increase since 2002 in the number of uniform personnel at Newhall CHP station from 73 to 88. 11) Section 5.13 Schools/Education: Deleted reference to the Valley -Wide Joint Fee Resolution as this school funding mechanism is no longer in effect. 12) Section 5.14 Solid Waste: Updated to reflect the most current landfill information available from the California Integrated Waste Management Board and to more accurately reflect permitted and remaining capacity at landfills serving the City. 13) Section 5.15 Electricity: Corrected to accurately reflect electricity consumption as a result of cumulative project development. 14) Section 5.16 Natural Gas: Corrected to accurately reflect natural gas consumption as a result of cumulative project development. 15) Section 5.18 Wastewater: Corrected to accurately reflect sewer treatment plant capacity and flows generated as a result of cumulative development. 16) Section 7.0 Long Term Implications of the Proposed Project: Updated to reflect current SCAG employment and jobsihousing balance projections. 17) Section 8.0 Significant Unavoidable Environmental Effects Which Cannot Be Avoided if the Proposed Action Is Implemented: a. Added paragraph that if a funding source is identified to construct needed improvements, the long-range traffic impacts at the two identified intersections would no longer be applicable as a significant environmental impact of the project. b. Added significant cumulative global climate change impacts associated with Scope 3 greenhouse gas emissions as significant and unavoidable under Air Quality. 18) Section 9.0 Effects Found Not to be Significant: Pursuant to CEQA Guidelines Section 15128, this chapter was updated to reflect the findings of the July 2006 Initial Study/Notice of Preparation. 19) Section 9.2 EIR Conclusions Found to be Less Than Significant: Modified global climate change as less than significant under Air Quality for Scope 1 and 2 greenhouse gas emissions. 20) Appendix C: Updated to reflect accurate descriptions and calculations for the cumulative project list identified in no. 3, above. Page 2 of 2 Exhibit B EXHIBIT _ to CITY COUNCIL RESOLUTION Master Case 04-325 Henry Mayo Newhall Memorial Hospital Master Plan Master Plan 04-022 Development Agreement 06-001 DRAFT CONDITIONS OF APPROVAL - AUGUST 2008 GENERAL CONDITIONS GC I. The approval of this Master Plan for the Henry Mayo NewhArg94emorial Hospital Project shall expire if not put into use within two years from=�the date of lfi approval, unless it is extended in accordance with the terms and provisions-1of the City of Santa Clarita's Unified Development Code or the approval and implemdntatio of a Developm nt Agreement. The Master Plan entitlement is for a period of 15 yeafsi�f om the date of this approval. GC2. The applicant shall be responsible for notifying"the Department of Community 4 Development, in writing, of any change m ownership wifhin�330 days of said change. GC3. Unless otherwise apparent from �8 " pp the context, the term applicant shall include the vm ``"L ,'' *� ` of - applicant and any other persons, corporation, or others „entity making use of this grant. The applicant shall defend, indemnify, and hold harm�e9Athe City of Santa Clarita, its agents, officers, and employees from-lany�;,claim, actior16, proceeding against the City or its agents, tti A11 officers, or employees(, attach, setaside, void;or annul the approval of this Project by the City, 11 7iLm which action is proV-ided for in Government Code Section 66499.37. In the event the City becomes aware of any 'such claim, action, or proceeding, the City shall promptly notify the applicant, or if the City fails to �peratelfully,-in the defense, the applicant shall not thereafter be responsible�to�defend, indehm-ff�y; or hold ha s the City. Nothing contained in this Condition prohibits,,the City from particip,�ating in the defense of any claim, action, or proceeding, if both of the fo�llo ng occur: 1City,`bears its own attorney's fees and costs; and 2) the City defends the action in good faith. 'The applicant shall not be required to pay or perform any settlement unless the lenient is approved by the applicant. GC4. The pr°gp`erty shall4be_ developed and maintained in substantial conformance with the approvals grante�the�Cty� Any modifications shall be subject to further review by the City. GC5. The applicant shall sign and have notarized the attached Acceptance Form. This form shall be returned to the City's Planning Division. GC6. It is further declared and made a condition of this permit that if any condition hereof is violated, or if any law, statute, or ordinance is violated, the City may commence proceedings to revoke this approval. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 2 of 28 GC7. All mitigation measures identified in the' adopted Mitigation Monitoring and Reporting Program (MMRP) for the project shall be considered conditions of approval and implemented in conformance with the MMRP. GC8. All Conditions of Approval contained within this document shall be considered as requirements, unless modified by an approved Development Agreement. s� GC9. Unless otherwise specified in this document or if not ap ticable as determined by the Director of Community Development, all Conditions of ApprovdD,'shall be completed prior to the issuance of the first building occupancy permit. GC 10. In the event that these Conditions of Approyal ,require any action to be taken by the —, applicant within a specific time period, such time period` shall be tolled during the pendency of (i) any legal action challenging the approvals .listed m GC1 or the certifiNdon. by the City Council of the environmental impact report for aster PlanAd Development Agreement, or (ii) any action challenging or contesting the ado p on of the Development Agreement for the project between the City and the applicant. PLANNING DIVISION^ General Planning Conditions A0`x4 G,,,� 2 PL1. The applicant shall'�have permission tog, the proposed project in accordance with (i) the approved Mastelan attacliedas Exhibit�`�B" to City Council Resolution 08-_, (ii) the Conditions of Approval, and (iii) evelopment Agreement for the project. This approval shall allow for the impplementatio - o the,HenrY Ma; o Newhall Memorial Hosp rtal Master Plan sn over a 15-year,period. 'itlf the exceptron_�of=Medical Office Building 1 and Parking Structure 1, all buildings,'0and 'parking sCructures shown ori "the Master Plan are conceptual. The Inpatient Building; IVIOB 2, MOB 3, rPS,\2, PS 3 and PS 4 shall be subject to the approval of a Development Review and 4pproval of the Director of Community Development for conformance with "t>Ze Master Plan arid.all re e�ant development codes. The Director may refer any developm`e t proposal, except'ithose'previously reviewed in a public hearing, to the Planning Commissiorifor their revie w"�" v�,a& part of the Development Review process, provided the Director makes a determination thatAhe proposed building or parking structure is not consistent with the approved MasterPlana, r t eNcertified EIR. The project is permitted to increase the existing square footage of the hospital campus from 340,071 square feet to 667,434 square feet, a 327,363 net square -foot increase. Specifically, the applicant has permission to construct the buildings and parking structures in accordance with the square footage and building/structure heights provided below: EXHIBIT A, RESOLUTION — Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 – Master Plan 04-022 / Development Agreement 06-001 Page 3 of 28 New Hospital & Medical Office Buildings I. INPATIENT BUILDING: A 125,363 square -foot, 120 -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; 2. MEDICAL OFFICE BUILDING 1: An 80,000 square-fd(Irnedical office building (MOB 1) measuring 45.5 feet in height to the top of the parapet and 51.5 feet to the top of the screen and roof; ;,W a r� k '= NV 3. MEDICAL OFFICE BUILDING 2: A 60,000 square -foot medical office building (MOB 2) measuring 45.5 feet to the top of the para et and 51.5 feet to the to_ p, pf the screen and roof access;�=" l 4. MEDICAL OFFICE BUILDING 3: A 60,00 1 square=foot medical officeb4ildirig (MOB 3) measuring 45.5 feet to the top of the parapett,.and"5515 feet to the top of the screen and roof access; and 5. CENTRAL PLANT: A 10,000 *s' are- �o8 Central P1 t building measuring 26 feet in -; height to provide support services 17 the proposed Inpatient Building. Parking Structures �t 1. PARKING�STRUCTURE 1: A six-level'�five levels above ground�with one subterranean level), 750-space`s=.parking- structure (PS 14%along the McBean Parkway frontage at Avenida.Navarre �� . he=parking stf erf re theight will be 47 feet to the top of the parapet, ._ d 49,5166t -to -Ah e top of,'tie parking lot lights, and 60.5 feet to the top of the wind sock. This` arkiri s( ture w ll5 also include a rooftop heli ad; 2. _PARKING STRUCKT WRE 2'Wsix-level (five levels above ground with one subterranean ft 1&V;10, 579 -space par=king structure (PS 2) in the northwestern portion of the campus. The parking ructure heigh .will be 47 feet to the top of the parapet and 49.5 feet to the top of the parking,,lot ligWts__`_� solid wall along the western facade of the parking structure will be provideEio to struction of PS 3. PS 3 will connect directly to PS 2; 3. PARKING STRUCTURE 3: A four -level (three levels above ground with one subterranean level), 278 -space parking structure (PS 3) in the northwestern corner of the campus. The parking structure height will be 27 feet to the top of the parapet, and 30 feet to the top of the parking lot lights. A solid wall along the western fayade of the parking structure will be provided; and 4. PARKING STRUCTURE 4: A three-level (two subterranean levels and one surface level), 316 -space parking structure (PS 4) to be located along McBean Parkway at the 1-1 EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 4 of 28 intersection of McBean Parkway and Orchard Village Road. This area will initially be improved with a 71 -space surface parking lot to be improved with the construction of MOB 1. Additional Master Plan Components ♦ Add nine new beds in the Nursing Pavilion Building. 4 ` ♦ Demolish the 8,000 square foot Foundation building to accommodate Medical Office Building 3. tr' ♦ Reconfigure surface parking to provide a total of 308 on�si�e spaces ♦ Provide helipads on the rooftop of Parking Structur Iii the Inpatierit $wilding. ♦ Provide right turn pockets and modify traffi6 jignals along the McBean -Parkway project "N frontage. �� ♦ Reconfigure 9,770 square feet of current administrafion space in the existing hospital building to accommodate 18 additional new ICU beds'. The current hospital administrative functions would move to space withinx-M-edical Office Building 1. ♦ Export up to 93,293 cubic yards o%dirt `associated with subsurface excavation for the .<�= Inpatient Building and Parking Structured, 2, 3, a Ilk.*over the life of the project. ♦ Dedicate a minimum_ of�- $�fee�tof public nght=of-way the centerline along the project frontage plus additional` right-of���way dedication to accommodate a new right -turn lane from an P eastbound McBearkway to,southboundOrchard Village Road to address future traffic conditions. ��. PL2. The-oapp' cant shalkpr �idee for a coinrnunriiiy liaison that will be available to respond to community,�.issues . This liaison shall prepare an ongoing community outreach plan to ensure regular communication'with residents in proximity to the hospital campus. This plan shall include ,,at a minimum, i, annul open house over the term of the 15 -year Master Plan, advertised to all people with 1,000 feet of the hospital campus. The community outreach plan shall be sul�iniitted to the Director of Community Development prior to the issuance of the first building perini't� PL3. The projec sha'11ifully comply with the Title 16 and 17 of the Unified Development Code (UDC) including, but not limited to, Development Standards, Parking Standards, Sign Ordinance, Landscaping Standards, and the Subdivision Ordinance, unless otherwise provided in the Development Agreement. PL4. Bike racks shall be provided throughout the project site at a ratio of 1 bike stall for each 25 parking stalls (Section 17.18.105 of the UDC). The location of these facilities shall be shown on the site plan as part of the Development Review for each building. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 5 of 28 PL5. The applicant shall submit a photometric lighting plan as part of the Development Review for each building and receive City approval prior to the issuance of each building permit to ensure conformance with the City's lighting standards and to reduce lighting impacts to surrounding residential units. All exterior lights shall utilize automatic timers and be of low - intensity design while providing adequate security for the campus. Any lighting required by the California Department of Transportation, Aeronautics Division for establishment of the helipads shall not be restricted by this condition. PL6. No signage is approved with this Master Plan a] comprehensive sign program for the campus consistent sign program shall include all monument and wall signs the sign program shall include a unified theme for on. parking structures and clear and concise signage djhc wayfinding signage. PL7. The applicant shall abide by the current 'Cit 9 a relates to the hours of construction, or between the through Friday and 8:00 AM to 6:00 P*`on.Saturday, be no construction activities, including Xoading and vehicles idling, outside of the listed hours,�on,r Su approval is obtained. Failure to comply�tth thisr notice being issued for up,.to 1t80 -days and/or fines-'--' I to all contractors perfofmmg worky on the project conformance. � of .)rova`lie applicant shall prepare a vith- th64G.ity,'s Sign Ordinance. This 'orthe proposed campus. In addition, ite directional signs for directions to emergency room,: -his shall include or site as AtaClarita Noise Ordinance as it ,f 7:00 AM to 7:00 PM Monday ier is more restrictive. There shall g, of materials and machinery or onffederal holidays, unless prior ;nil ould result in a "stop work" ants shall provide this information part of their contracts to ensure PL8. To maximize t 6`,�on-site purl ing� for non=c6nstruction uses, the applicant shall prepare _- and implement a_Parking: Vlanagenient�P10 duringthe construction phases of the project. The &KY, -, Plan may,"" "Walk e ,provisions for (1) no construction worker parking on-site, and (2) off-site pammggt, an existing,iacility ©r <facilities with a parking surplus, to include a shuttle system or �� 5w :,� , other i�nilar transport ati'Mmethodoto.�and from the hospital campus. The Plan shall be approved � !� by thet,-Director of Co unity Development prior to the issuance of any building permit included in 3 h e HMNMH NMs er Plane PL9. The pr`000sed project° Jncludes the construction and maintenance of two helipads. The first helipad will be nstrrkted on Parking Structure 1 and serve as the primary helipad until the Inpatient Building ts:operational. The second rooftop helipad to be constructed on the Inpatient jr Building will serve as the primary, long-term helipad. Only one helipad shall be designated for operation at a time, unless operation of both helipads is needed during a City -declared emergency. Architectural Conditions PL10. 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 EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 6 of 28 satisfaction of the Director of Community Development. 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 include provisions for an enhanced roofline cornice detail, as shown on the elevations for MOB 1 and PS 1. PL11. All buildings require 360° architecture and must conform to!'', Krof the City's development standards including the Commercial/Industrial Standards of,,tfib-,Unified Development Code mm (Section 17.15.040 of the UDC) along with the Architectural 'besiginf(Guidelines. PL12. All roof -mounted equipment shall be adequately screened ffom-,public view with a parapet/screen wall or other approved architectural treatment. The applicant shall submit a roof plan for each building with cross sections of the 14,11ding and equipment to benscreened prior to the issuance of any building permit. � ,r s PL13. The applicant shall provide pedestrian amenifes as,part'of the project approval including but not limited to: (1) A direct, pedestrian walkwa3N` h paverg- from Parkuig Structure 1 to Medical Office Building 1;� (2) A pedestria�a aza are -#i ide a to provclear path of��'travel between MOB 3 with the mw adjacent Parkih Structure timed Parking Structure 3 to include landscape and hardscape features and • other pedestriankamenities to -aesthetically enhance the area and soften the massing of PS -land PS 3,-" r U�p (3)IAcovered�,pede'stfan trellis feature between MOB 2 and the existing MOB F. This sli"all'include'landscape and hardscape features and other pedestrian amenities that will ,� , provide an aesth" & enhain ement along the McBean Parkway corridor and provide a ��9OA, !Jear pedestrian connection between the two buildings. PL14. Prid'ntd the Certificate;6f Occupancy for each medical office building, the applicant shall provide adequate ash enclosures to serve the project site. The enclosures shall be architecturally compatible with the- aste an, have solid roofs, and be convenient for both tenants and for the collection vehicles. " Parking PL15. All new medical office buildings shall be parked at one parking space for each 200 square feet of floor area (as defined in the City's UDC) and new hospital space shall be parked at two parking spaces for each licensed bed plus one space for each 400 square feet of outpatient clinic, laboratories, cafeteria, and pharmacies. In addition, loading spaces and drop-off/pick-up areas shall be provided as part of each building in accordance with the UDC. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 7 of 28 PL16. With the exception of the existing 48 gated, surface parking spaces designated for physician use, no gating of parking spaces is authorized under the Master Plan approval. r PL17. No tenant can reserve any parking for their exclusive use on the hospital campus. The only parking spaces that are exempt from this requirement include handicapped stalls, the drop- off/pick-up area at the main hospital entrance, truck loading areas,femergency vehicle parking, limited term parking adjacent to the emergency room, and designaioed hospital staff parking per UDC Section 17.18.130._- PL18. Exclusive of handicapped parking spaces, all 9' wide by 18' in length and drive aisles shall be a width is required by the Los Angeles County .F Department of Public Works. Parallel parking on°t in width by 20 feet in length exclusive of the requx ire+ parking requirements shall apply to this project. -g; PL19. Existing MOBs A-E shall be each 200 square feet of floor area (as PL20. Prior to issuance of the first buil Recorder a reciprocal parking'6'easemen future subdivisions affectingh pRcels Prior to being filed y� th>>fhe Count Re be reviewed and approved by the Dir",ept( M Landscape � ��� r.'tk5ii . � new parxing spaeesn nmimum of 26' ii- i, red, Department or C� "ring road" shall be a drive aisle idth. All be a minimum of unless additional , .sof Santa Clarita nimum of 10 feet terFsections of the '-ed at the current'City standard of one parking space for ned m_the City's UDG#G) prior to occupancy of MOB 1. d`irig permit, th-gapplican' shall record with the County /agreemeritbetweeriMthe two existing parcels and any to encompass all par ing spaces within the project site. ;orderMIN e reciprocal parking easement/agreement shall r of Community Development. �, LR 1. ThebLands'eape�Plans�submitted for each Master Plan building and parking structure shall co � to all current l znicipa'1�Cbde/Unified Development Code requirements for landscaping. Applicable Code sections'Jiiclude but_are not limited to: § 17%5 020(J)(9) (propek development standards) § 17.15.040__&A,)(4) (gr &rty development standards) § 17.18.070(E)ing standards) § 17.28 (drainage and terracing/erosion control) § 13.76 (parkway trees) LR2. The applicant shall comply with the tree preservation plan submitted as part of the Master Plan. Final landscape plans prepared for the specific buildings and parking structures shall be consistent with the Master Plan approval and shall show existing trees to be removed or EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 8 of 28 relocated and existing trees to remain. Specify location, species, and caliper size of existing trees. LR3. 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 rMaster Plan exhibits. The plantings shall be installed at the time frontage improvements are.,-inade and prior to occupancy of any new Master Plan building or parking structure. The appli'cant shall submit a landscape P plan of the McBean Parkway frontage for City review that spec�fzes species, locations, and container sizes at time of planting. Tree sizes shall be 24" box mini!W6 with 25% of the trees 36" box, 10% of the trees 48" box, and 5% of the trees,,60 > box to achieviPbuffering to maintain the landscape characteristic. LR4. Within 120 days of the approval of thfeb"Ifoject, the applicant shall fiT41_1 significant plantings along the western property line to screeri�,all*�future,`site development from the adjacent residences. The applicant shall submit a landscape plan for Qo ty review within 60 days of project approval that shows locations of tree, l hrub plantings;_species, and container size at time of planting. Tree sizes shall be 24 box atg im, um with 25%,of-the trees 36 box and 15% of the trees 48 box containers and be of suitable specre8 in order to -achieve adequate coverage to the satisfaction of the Director of Community Development. `Tee screening may also be supplemented by appropriate species of 15 gallorl&Arubs. h ✓ LR5. Within 120 days,'bf the approval of thqloject, the applicant shall augment the planting on the northern slpeVo further screen the buildings and parking structures on the HMNMH campus from the Sum!"ni residqr tid community'4o the north. ' Similar to the timeframe listed above in Condition LR4,'theap°pI`cant"shall submit for City review a landscape plan within 60 days of piz j"ect app -oval that shows locations ofIfiree and shrub plantings, species, and container ti size at ifne of planting e' sizes shall be 24„ box at a minimum and be of suitable species in orderW,5,16' achieve increased buffering to the satisfaction of the Director of Community Development. �- LR6. Each7p�irking structure,�shall include a fagade trellis planting system such as a greenscreen modular trellisox pits equivalent, on the sides that are visible from the public streets and adjacent residences. The "f�'�ade. trellis system shall include permanent irrigation and be maintained in perpetuity. In additoh parking structure shall'include landscape buffer areas directly adjacent and shall include plant material that will adequately provide additional screening of the parking structures. LR7. Surface parking on top of Parking Structure 4 shall include roof top planting that totals at least five percent of the gross surface parking area. The surface lot shall also contain adequate tree plantings suitable for rooftop/container planting conditions at a ratio of trees to parking stalls that is feasible and to the satisfaction of the Director of Community Development. The surface EXHIBIT A, RESOLUTION _ d Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 9 of 28 lot shall include a 36" hedge screen at the perimeter where visible from McBean Parkway. The applicant shall submit a landscape plan for City review that addresses these requirements. LRB. 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 perfaur parking stalls. LR9. 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't"h6't"'t-space surface parking lot. With the construction of Parking Structure 4, however, th'eommunty, 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 hospital4bufiding. The commuh q�holiday tree shall be accessible for community events and provide a focal point when entermg1lie.campus at the main driveway. This improvement shall be to.'tlie satisfaction,�,,gf the Director of Community Development.' LR10. Prior to issuance of a certificat' shall provide a "healing garden" for the Development. The "healing garden" s visitors, and staff. It shall be suitably elements to engage interest_—° such as a accessible for the ntenddd users. V`,Nx LR 11. The plantirigpla improvements to thee,a surrounding area and s Commonl 18"ve`r p1 'anted and Phormium tenak ate LR 12: ,,Prior to issuance identifiednthe Master planting an[dit' parking strucri Landscape Arcl Western Garden for any such as occupancy fo�ihe Inpatient Building, the applicant pus -to the satisfaction of the Director of Community be a space designed, for passive use for patients, arated and -:screened from other uses, shall include r feat -are arid-_plantings—and shall be adequately 7emenf " fi site shall not include Eucalyptus trees. All ire to be,, complementary to the characteristics of the nv1„rrdrimerrtal conditions of the Santa Clarita Valley. Agapan hus, Rhaphiolepis, Dietes, Pittosporum tobira, ;rading'`and;building permits for each building and parking structure 1the applicant shall provide final Landscape Plans—that includes ,the required landscaping associated with the specific building or and approval. The plan shall be prepared by a California -registered familiar with,the plant palette suitable for Santa Clarita (Sunset 18). LR13. Final Landscape Plans for each building and parking structure are subject to review and shall conform to the following: i.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). EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 10 of 28 ii.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. (§ 17.18.070(E) (2)) iii.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 plshall show tree species selection, distribution and spacing to provide 50 percent .ycanopy coverage of all surface parking areas within five years of planting. Parking spacesrkwithin parking structures are exempt from this requirement. (§ 17.18.070(E)(10)) A iv.Landscape plans shall show screen hedges andio'R, lanted earthen�`berms, not less than thirty (30) inches or more than forty-two (42) ihZhes in height, at speeified locations on parking lot perimeters. Individual hedge�plaiits shall be 36" tall andspaced so that they touch leaf -to -leaf at time of final inspecti" 17.18.070(�D) v.Where parking and/or drive aisles abut walls, fences, property lines, walkways or structures, landscape and site Tans shall show 6"lanter beds delineated by continuous concrete curbing at least six (6) innchee§,°high and six%inches wide, at least (3) feet from such walls, fences, etc. These planter beds*shall be landscaped except as permitted by the Director of Community Developmerit. (§ MEW,70(E) (9)) vi.The plant palette shall not include any pla , s listed as invasive exotic pest plants by the .._--1 California Invas�ive Plant Council (lists!:available on-line), or other plants determined to be invasivelby a competent botanist or biologist. vii.Landscape plans`1;shallshow plaritmaterial to screen, at maturity, all trash enclosures, traii'f6r,m' r�'°b es, rvault boxes, b kflow devices, and other exterior mechanical ,equipment. Screening material may include trees, shrubs (15 -gallon minimum size), g g�`nry block (concrete masonry unit) trash enclosures shall be lin in vines, etc. Maso Zvsg—Sened with both`"% -m bs anc�6.1inging vines. (§ 17.15.040(B) (1-4) viii.Landscape plans shall��sfiow locations of all lighting standards, where applicable. ��.., ix.The applicantsha°ll°apply jute netting to all graded or disturbed slopes five feet (5') and higher in verticale vation and elsewhere where needed for erosion control, and shall landscape graded slopes. (§ 17.28.020(B)) x.The applicant shall design all irrigation systems for water conservation. xi.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. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 1 I of 28 xii.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. xiii.Trees planted within City right-of-way shall conform to Municipal Code § 13.76 et seq (Parkway Trees). LR 14. Prior to the issuance of the Certificate of Occupancyfor each structure, the applicant shall install all irrigation and planting;�,mcludinl staking, mulching, etc., according to the approved Landscap Plan. ' she l building and parking irrigation controllers, irector of Community Development may impose additional inspection fees if ��more than orie''4'andscape installation inspection is required. The applicant shall submit toP:UODirector of Commmtinity Development a letter from the project landscape architect certifyitig;that all landscape mate acts ,and irrigation have been installed and function according to the pproved landscape plans. LR15. Prior to planting, the applicant shall flag all frontage and call the Planning Division; Landscape VICES / ENG General Requirements — EN1. Prior to issuanc&,Wthe first a reciprocal access ea ement an( c aisles within the project -site. as dii EN2. or along the project's street -facing al for a pre -planting inspection. structure permit, the applicant shall record ment for all shared driveways and drive building and ""parking structure permit, the applicant shall inning through proposed structures, as directed by the City EN3. Pribr to issuance of each building and parking structure permit, the applicant shall grant lq_ALWIVII any necessary°`easements b arate document. The easement documents shall be reviewed and � y p approved by the`ICity Engin r EN4. This Master Planapproval is subject to the applicant's acceptance of the following conditions for acquisition of easements/right-of-way: a. The applicant shall secure, at the applicant's expense, sufficient title or interest in land to permit any off-site improvements to be made. b. If the applicant is unable to acquire sufficient title or interest to permit the off-site improvements to be made, the applicant shall notify the City of this inability not less than six months prior to issuance of permits for the building/parking structure which causes the off-site improvements as identified in the updated Traffic Study. In such case, the EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 12 of 28 City may thereafter undertake consideration of the acquisition of sufficient interest in the land, which will permit the off-site improvements to be made by the applicant. c. The applicant shall pay all of the City's costs of acquiring said off-site property interests. The cost of acquisition may include, but is not limited to, acquisition prices, damages, engineering services, expert fees, title examination, appraisal costs, acquisition services, relocation assistance services and payments, legal services and fees, mapping services, document preparation, expenses, and/or damages a provided under Code of Civil Procedures Sections 1268.510-.620 and overhead. d. At the time the applicant notifies the City as provided in "b." hereinabove, the applicant shall simultaneously submit to the Citynforrnlacceptable to the City all appropriate appraisals, engineering specifications legal (arid descriptions, plans, pleadings, and other documents deemed necessary by the City; to commence its acquisition proceedings. Said documents milsf be submitted to the City -,for preliminary review and comment at least 30 days prior �t�o the applicant's notice described hereinabove at "b."',a, ` r e. The applicant agrees to deposit with the Cit'y�;; such sums of money as the City stimates to be e City may require additional deposits,from time-to- Z4, ime-to- °..`Z f. The condition requiring the 6ff4site`,b"roperty s action to acquire is abandoned at they request site property shall be, deemed waived if thy f to adopt a resolution of -necessity or if.the superior RL,, City may not acquire said sufficient lAdinterest. l s g. The applicant shall execute an off-site' reimb ' undertaking ariy,aquisition;aetiity to assure coml Gradin5,, DramaS e & Gedl6`grty,Re rn 9 uireents five days of request by the City, for the costs of acquisition. The deemed waived where any The condition requiring off - sole and absolute discretion, s in a final judgment that the rsement agreement prior to the City fiance with the foregoing conditions. ENSPTior to issuance`ofagradngpermit for each building and parking structure, the applicant shall submit a grading plan consistent with the approved Master Plan and Conditions of Approval: The grading plan shall be based on a detailed engineering geotechnical report specifically approved by thA geologist and/or soils engineer that addresses all submitted EN6. Prior to the i's`suance of a grading permit for each OSHPD building, the applicant shall comply with all Stat requirements for construction. A geology report must be submitted to the State for their approval. ENT Geotechnical engineering studies shall be performed by a qualified geotechnical firm for each new on-site building to evaluate the nature and extent of loose alluvial soils. The geotechnical firm shall provide construction recommendations to minimize impacts related to seismically -induced settlement (i.e., removal and replacement of loose alluvial soils with engineered fill, performing in situ densification, or supporting all future structures that are EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 13 of 28 underlain by unsuitable soils on piles and grade beams). Any recommendations in the study shall be implemented during site preparation, grading, and construction. EN8. A registered State Geologist shall prepare a geotechnical engineering study prior to issuance of grading permits. In addition, corrosive soils shall be addressed for the proposed project and in accordance with the latest building code requirements, mitigation measures shall be recommended for buried metal piping protection. Any recommendations in the study shall be implemented during site grading and construction. EN9. While the project specific geotechnical studies are engineer shall be consulted to determine the necessary pry in the corrosion engineering profession, to minimize the e piping shall be protected with suitable coatings, wrapping upon the corrosion engineer's conclusions. Any recc implemented during site grading and constructiorizll�_ EN10. The Master Plan shows a maximum export oN93 the project. Prior to issuance of a grad �irig)peerrmit for each the applicant shall submit a copy of thepproval for the the proposed haul route. The applicarit'" is responsible agencies for the dirt hauling operation. EN11. The applicant shgli°amply;r ith the >eing�pr pared, a certified corrosion `�, eft 'design features, that are standard ects of corrosive soils. Buried metal seals or other suitable material based emendations in the ; study shall be -12=93�cubic yards of dirt over the life of �building/structure that involves export, export -receiving site and an exhibit of to obtain approval from all applicable 1\ for the dirt hauling operation: ■ Obtain an encroachment pe mit from the7Cit�y's Engineering Division for the work. ■ The hours of o(MUn' day —Friday: 9.00 AM 3:00 PM S'aturday: 8:00 AIVI 6:00 PQM No work on Sundaykand holidays Protide continuous s treet sweeping service on all City streets along the haul route during all hoot s of work to the;satisfaction of the City Engineer. Prove e4faffic control and flagging personnel along the haul route to the satisfaction of the City Engineer. EN12. Prior to issuance of a grading permit for each building/structure that involves export of dirt, the applicant shall pay a Haul Route Pavement Repair Security Cash Deposit (Deposit) of $1.00 per cubic yard of dirt to be exported, which may be increased or decreased based upon an estimated cost to complete the repairs of streets damaged during the dirt hauling operation. The limits and scope of the repairs shall be consistent with the approved haul route and shall be determined by the City Engineer. In order to receive a refund of the Deposit, the applicant shall repair all pavement damaged by the dirt hauling operation, to the satisfaction of the City Engineer, within one year from the completion of the dirt hauling operation. If the pavement EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 14 of 28 repairs are not completed within one year, the City may use the Deposit to complete the repairs. Any funds remaining at the completion of the repairs will be refunded to the applicant. If the Deposit is insufficient to complete the repairs, the City shall seek additional funds from the applicant. Street Improvement Requirements EN 13. All streets shall be designed in accordance with the City'siified Development Code and street design criteria, to the satisfaction of the City Engineer. EN14. Prior to any construction (including, but not limited tg, drive approaches, sidewalks, curb and gutter), trenching or grading within public right -of ay, the applicant, shall submit a street improvement plan consistent with the approved Mastei/Plan and Conditi n`sof Approval, and obtain encroachment permits from the Engineering'Div cion. EN15. Prior to issuance of building permits for eacftuilding JfV arking structure, the applicant shall dedicate to the City the additional street right-of=Way,Irequired for all street improvements as identified in the certified Final Environmental Impaceport and Mitigation Monitoring and xv ,7 � �, , Reporting Program, to the satisfaction of�ttie-CityEngineera=�. EN16. Prior to occupancy of each buildin`g;or parkingyvs�tucture; th applicant shall construct all r;.^'r:� �' 4'?,'+ ,r`-= street improvements as identified in the certifiW :,FinalWnvironmental Impact Report and Mitigation Monitoring,,and Reporting Program required to adequately serve this development, unless modified by an approved Development Agreement. ENIT Prior to issuance of the�'firstzbuilding ok'a'rking structure permit, the applicant shall dedicate additional street igh of way` fo c4 r��nini m of 58 feet from centerline on McBean Parkway dlong the project frontage, as directed l the City Engineer. See Traffic Engineering's and Tran it's condiiions of apal for additional right-of-way dedication requirements. «� EN18\Thome applicant shall e nsstrucf'Rhv'e approaches per APWA Standard 110-1, Type C. EN19. The applicant shall construct the following street improvements along the frontage of the project site as identified in the -updated Traffic Study, and as directed by the City Engineer: t . r EN20. The applicant shall reconstruct the main entrance to the site (McBean Parkway at Orchard Village Road) as a standard street intersection. Street Curb & Base & Street Street Landscaped Name Gutter Paving Lights Trees Sidewalk Median McBean Parkway X X X X X X EN20. The applicant shall reconstruct the main entrance to the site (McBean Parkway at Orchard Village Road) as a standard street intersection. EXHIBIT A, RESOLUTION r Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 15 of 28 EN21. Prior to occupancy of the first building or parking structure, the applicant shall construct wheelchair ramps at intersections along the project frontage or those off-site intersections requiring improvements as identified in the certified Final Environmental Impact Report and Mitigation Monitoring and Reporting Program, as directed by the City Engineer. EN22. Prior to occupancy of the first building or parking structure,,,the applicant shall provide and install street name signs along the project frontage or those off�ire intersections requiring improvements as identified in the certified Final Environmental Impact Report and Mitigation Monitoring and Reporting Program, as directed by the City Erig beer; EN23. Prior to occupancy of the first building or parkingstructure, the,4,4pplicant shall replace abandoned driveways along the project's frontagevvrtli' standard curb, gutter, sidewalk, and pavement per APWA standards, to the satisfaction ofthe City Engineer. '' A_ .. EN24. Prior to issuance of the Certificate of 036 structure, the applicant shall repair any broken or refurbish the half section of pavementAd streets abut Engineer. Sewer Improvement Requirements each building shell'and parking curb, gutter and sidewalk, and ject, to the discretion of the City EN25. Prior to issuance of,'building., permits�f, 4,,-- e first building requiring sewer service, the / •` �IE) b� 4 applicant shall prov�id�a sewer area study it tiiccordance with City policies for review and approval by the City,,Engmeer. The study shall, analyze the proposed sewage from the project based on ultimate build=out. Updaf6 ewer area studies shall be required prior to the issuance of building permit,&for eaclIQ uilding. Or to occupancy of 'tlie, first building requiring sewer service, the applicant shall PA all sewer upgra es per- "pproved sewer area study, to the satisfaction of the City � EN27. The`criPsite sewer shal11 be a privately maintained system. All sewer lines shall have a minimum 2%�sl'ope and pipetinverts shall be 6 feet below the curb grade, or built to a public standard. Prior o g]rading plan approval, the applicant shall demonstrate that all sewer pipes meet these requirerriensfwith the proposed building pad elevations. Private on-site sewers are reviewed and approved`by the City's Building & Safety Division. EN28. Connections to existing public sewers shall be reviewed and approved by the Los Angeles County Department of Public Works (Sewer Maintenance Division), Los Angeles County Sanitation District, and the City Engineer. EXHIBIT A, RESOLUTION _ J Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval _ Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 16 of 28 Bonds, Fees and Miscellaneous Requirements EN29. Prior to issuance of encroachment permits for public improvements (Street, Sewer, Storm Drain, Water), the applicant, by agreement with the City Engineer, shall guarantee installation of the improvements through faithful performance bonds, letters of credor any other acceptable means. Occupancy shall be withheld if the improvements are notcompleted. EN30. Prior to issuance of each building permit, the and Thoroughfare (B&T) District Fee to implement the as a means of mitigating the traffic impact of this projec This project is located in the Valencia B,�& and is based on the rate at the time of payn buildings as provided by the applicant is as MOB 1 = 80,000 SF MOB 2 = 60,000 SF MOB 3 = 60,000 SF Inpatient Building =1,,25;363 SF Central Plant =,1(0;000 SFS Total = 335.36 -3,' -SF the applicable Bridge it of the General Plan xict. The B&T rate isosubject to change The total_ square footage�ofithe proposed The B&T Fee,slaall be cal&,lated,as follows: Proposed building SF x 5 x District Fee 43,560 N TEL ``Adbquate sight visibility is'`re'quired at all intersections (street -street intersections or driveway-streyet intersections) ' and shall follow the latest Caltrans manual for applicable requirements. °-.Adequate sight visibility (including corner sight visibility) shall be demonstrated on the final map and gradingiplan. All necessary easements for this purpose shall be recorded with the final map. * , Si shall be shown on all applicable plans prior to issuance of first building permit., TE2. All private driveways and roadways shall intersect with a public street at 90 degrees or as close to 90 degrees as topography permits (no less than 80 degrees). This shall be shown on all applicable plans prior to issuance of first building permit. TE3. All project driveways shall have a minimum stacking distance (from face of curb) of 100 feet. This shall be shown on all applicable plans prior to issuance of first building permit. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development'Agreement 06-001 Page 17 of 28 TE4. No access will be permitted within curb return. This shall be included as a note on all applicable plans prior to issuance of first building permit. TE5. Minimum width of all interior driveways and drive aisles shall be a minimum of 26 feet and shall be shown on all applicable plans prior to issuance of first building permit. TE6. Prior to issuance of the first building occupancy, the appli ,,autl'�liall obtain approval from the L.A. County Fire Department for any private driveway sections: TET Prior to issuance of the first building occupancy, the�hpplicant ,shall post "No Parking— Fire Lane" signs along all driveways with a curb -to -curb _width of less t °'aii34 feet. This shall be shown on all applicable plans prior to issuance of firstbuilding permit. tip, <;. TE8. The location, width and depth of all project driveways shell conform to thQpproved site plan. This shall be shown on all applicable plans prior to issuance of first building permit. No additional driveways shall be permitted. �AY oT" TE9. Any dead-end drive aisles shallb3haye' a,hammertieador turn -around area to facilitate vehicular movements. This shall be shown ori- allit-4pplicalilet plans prior to issuance of, first AN building permit. -, TE10. The site shall �be°d'esigrieStc, adequatel�fa commodate all vehicles (e.g. automobiles, L1 vans, trucks) that can be,&pected .cess the s°ite. This includes, but is not limited to, adequate maneuvering areas =around loading zones and parking spaces, and appropriate turning radii. TE11. Priorrn to, _issuance --d d lie first"build ng`�occupancy for MOB 2 or Inpatient Building whicheve '�isiikst , : } ( )-the applicant shall provi°de a right-turn/deceleration lane on westbound McBean ParkwayN,a the` ,'main hospital driveway/Orchard Village Road. The righttt rri/dnNeceleration�lane shall haue 300 feet of storage and 120 feet of taper. This shall be shown bn-all applicable pla prior Kissuance of first building permit. ,. TE12. Pri&46- ssuance of tfie4irst building occupancy for MOB 2, the applicant shall provide a right-turn/dec elation laneQn westbound McBean Parkway at the westerly hospital driveway. The right-turn/deoeldration lgne shall have 300 feet of storage and 90 feet of taper and shall be constructed at the ultirnate'right-of-way location. The first 60' of storage shall be designated for a bus stop. This shall be shown on all applicable plans prior to issuance of first building permit. TE13. Access at the westerly McBean Parkway driveway shall be limited to right-in/right-out /left -in. only. The eastbound left -turn pocket into the driveway shall provide 300 feet of storage and 120 feet of taper. This shall be shown on all applicable plans prior to issuance of first building permit for MOB 2. EXHIBIT A, RESOLUTION _ Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 18 of 28 TE14. Prior to issuance of the first building permit for MOB 1, the applicant shall provide street improvement plans for McBean Parkway at its ultimate location, to accommodate the addition of a right -turn lane on eastbound McBean Parkway at Orchard Village Road and the shifting of the landscaped median with left -turn pockets on eastbound and westbound McBean Parkway. The left -turn pocket on westbound McBean Parkway at the main hospital driveway/Orchard Village Road shall be designed to provide 380 feet of storage and 90 feet of taper. The left -turn pocket on eastbound McBean Parkway at the main hospital driveway/Orchard Village Road shall be designed to provide 300 feet of storage and 120 feet of taper, TE15. Prior to issuance of the first building occupancy for_eQ0B 1.,the applicant shall extend the existing left -turn pocket on northbound Orchard Village -;Road at McBean Parkway to provide e sh 300 feet of storage and 90 feet of taper. This shall bown on all applicable plans prior to issuance of first building permit. = -� TE16. Prior to issuance of the first building occupancy for MOB 1, the applicant shall extend the existing left -turn pocket on eastbound McBean Parkway at the easterly hospital driveway/Avenida Navarre to provide 300 feet of storage -. and 120 feet of taper. This shall be shown on all applicable plans prior to,i suance of first Wilding permit. TE17. Prior to the issuance of the below shall be in place and shall signal. All necessary transi i'6ns,�s according to applicable C tPEZ110--a1 a. OB 1, the intersection listed :lanes and operational traffic plement these improvements illa a Road/Hos ital Driveway: g � � �,, p Y: 1 leftfturnalane, 2 tYiro gh lanes,M` shared through/right-turn lane 2 left-turn7lanes, 2 throu h lanes, 1 shared through/right-turn lane lleft-turn°Mane, 1 shared through/left-turn lane, 2 right -turn lanes 1 left -turn lane, 1, through lane, 1 shared through/right-turn lane b``'®rchard Village'Road/Wildy Canyon Road: S` Eastbonnd.s2 l,ft-tur lanes, 1 through lane, 1 shared through/right-turn lane Westbound:l.left-tum lane, 2 through lanes, 1 right -turn lane Northbound: `L left"turn lane, 2 through lanes, 1 right -turn lane Southbound: 1 le -turn lane, 2 through lanes, 1 right -turn lane c. McBean Parkway/Magic Mountain Parkway: Eastbound: 2 left -turn lanes, 2 through lanes, 1 right -turn lane Westbound: 21eft-turn lanes, 3 through lanes, 1 right -turn lane Northbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Southbound: 2 left -turn lanes, 4 through lanes, 1 right -turn lane EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 19 of 28 TE18. Prior to the issuance of the first building occupancy for MOB 2 or Inpatient Building (whichever is first), the intersections listed below shall be in place and shall include the required number of lanes and operational traffic signals. All necessary transitions sections shall be provided to implement these improvements according to applicable City and Caltrans standards. a. McBean Parkway/Orchard Village Road/Hospital Driveway! Eastbound: 1 left -turn lane, 2 through lanes, 1 shared throng , right -turn lane Westbound: 2 left -turn lanes, 3 through lanes, 1 right- `j ";J ,e-- Northbound: 1 left -turn lane, 1 shared through/left-turn lane, fright -turn lanes v Southbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane � `�" M� 11 b. McBean Parkway/Magic Mountain Parkzway: N Eastbound: 21eft-turn lanes, 3 through lanes,,,l`� right turn lane Westbound: 2 left -turn lanes, 3 through lanes,`I'tightlturn lane Northbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane Southbound: 2 left -turn lanes, 1 right= -urn lane tb c. Valencia Boulevard/Magic Mountain Parkway., _° a o� P `" <_ 3 Eastbound: 2 left -turn la"i''es al through lafie;� 1 shared through/right-turn lane Westbound: 2�-left=turn lanes' through�laine, 1 shared through/right-turn lane Northbound I -left -turn lane, 2 through lanes, 1 shared through/right-turn lane Southbound: 1=1eft-turnlan ,y3,through lanes k2 right -turn lanes A, .a> a } -,r TE19. Priortorgthe issuance.of�the first building occupancy for MOB 3, the intersections listed below shall -be in place and dial,include the required number of lanes and operational traffic signals! All necessary transitions sections shall be provided to implement these improvements accordiii to applicable City"ihid Caltf" standards. a. Village Road/Hospital Driveway: Eastbound l left�4 n1ane, 2 through lanes, 1 shared through/right-turn lane Westbound: 2"leff--turn lanes, 3 through lanes, 1 right -turn lane Northbound: 1 1'eft-turn lane, 1 shared through/left-turn lane, 2 right -turn lanes Southbound: 1 left -turn lane, 1 shared through/left-turn lane, 1 through lane, 1 right -turn lane TE20. Prior to issuance of the first building occupancy for MOB 1, the applicant shall install system detection on all four approaches at the McBean Parkway/Orchard Village Road/Hospital Driveway intersection. The system detection system shall be designed and installed to the satisfaction of the Director of Public Works. This shall be shown on all applicable plans prior to issuance of first building permit. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 20 of 28 TE21. Prior to issuance of the first building occupancy for MOB 1, the applicant shall provide a travel demand management (TDM) plan for approval by the Director of Public Works and the Director of Community Development; Programs in the TDM plan shall include, but not be limited to, carpooling, vanpooling, public and/or private transit, alternative work hours, walkibike to work and telecommuting. The TDM plan shall contain trip reduction goals and programs/incentives in an effort to meet those goals. In addition,=the applicant shall include applicable global change strategies as indicated in the March 200641iinate Action Team Report r to Governor Arnold Schwarzeneggar and the Legislature froPA within the TDM plan. The applicant shall submit an annual report on the TDM program ve o feCity. r TE22. Prior to issuance of the first building occupaneysfor MOB 1, the pplicant shall pay a traffic -signal timing fee for the update of the traffic :Akhal timing at up to `20" intersections in the surrounding area. The cost is $4,000 per intersection"($80,000 total). This fee'shall be used to improve traffic flow and minimize traffic congestion alorig, the corridors impacted by project -related traffic, through traffic signal retiming,and related:infrastructure improvements. TE23. Prior to issuance of the first buiRlin. g occupancy traffic signal phasing and timing ptan°4or�,the Navarre/Easterly Hospital Driveway thfft provides movement. The traffic signal phasing and(, i,J) g p Director. of Public Works a. TE24. Prior to issuance sof the first Building oecup; traffic signal phasirgl�and timing plan for the i`ntei Canyon Road that The traffic signal l Public Works: n to issuancd"O 1 phasing an arkwav that movement." vlthe traffic qDirector of PubWi Works. BUILDING AND SAFE�Z General Comments ari:shalt -turn OB 1, the applicant shall submit a in,, of McBean Parkway/Avenida Basing for the eastbound left -turn Drenared to the satisfaction of the for MOB 1, the applicant shall submit a -.ion of Orchard Village Road and Wiley for the northbound right -turn movement. pared to the satisfaction of the Director of the firstbtlilding occupancy for MOB 1, the applicant shall submit a iming plan for the intersection of McBean Parkway and Magic ►ro-vides right -turn overlap phasing for the westbound right -turn s ial_phasing and timing plan shall be prepared to the satisfaction of the BS 1. Projects submitted for plan review shall comply with the current California Building, Mechanical, Plumbing Codes, Electrical Code, and the current City of Santa Clarita amendments to the California codes. A copy of the City amendments is available at the Building and Safety public counter and on our website at www. santa-clarita.coin. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 21 of 28 BS2. For plan submittal requirements, see attached sheet titled, "Plan Requirement List from Building and Safety." BS3. Prior to issuance of building permits, agency clearances will be required from: a. William S. Hart Union High School District and the Newhall Elementary School District; b. Castaic Lake Water Agency; c. Los Angeles County Sanitation District;° ffia.� �N d. Los Angeles County Environmental Services (HLzlthDepArment); e. Los Angeles County Environmental Program f. State of California Division of Oil and Gas.:�� An agency referral list is available at the City's Specific Comments BS4. Office of Statewide Health Plainin; building permit and inspection for one 6 r and Safety Division will review and issue" other non-OSHPD buildingsy"'here-24-hour and and Saf6ty, Division pu 1=ic counter. ..e opi 't, OSHPD) has jurisdiction for a e buildings. The Santa Clarita Building rm,its for tlie° parking structures, and all will not-rbe provided. BS5. If open yards,are/sed for"the floor are4(Justification per Section 503 of the California Building Code, a recorded Yard Agreement toWaintain these yards as open will be required prior to issuance of permits - =— BS6. All-bui'ldingsT°that require plumbing waste discharge shall have a connection to a public BS7. ` Drain, waste, yent d on-site sewer lines and laterals shall have a minimum 2% slope per the Carl`=i�fornia Plumbing Cade, or shall be built to a public system standard. Set your pads accordingly. BS8. The Califoa,Plei;,E�bing Code shall be used to determine the minimum number of plumbing fixtures Appendix Chapter 29 of the CBC). BS9. All buildings and other structures shall be set back from the adjacent ascending slopes per Section 1805.3 of the California Building Code. BS10. Verify that the disabled access path of travel on the site meets all slope and cross slope requirements of the California Building Code. Note on the plans where handrails will be required at ramps. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 22 of 28 BS I L Site development and grading shall be designed to provide access to all entrances and access to normal paths of travel and where necessary except where exempted by State Law as follows: (1114B.1.2, 112713.1 & 1133B.1.1) a. Exits serving smoke -proof enclosures, stairwells and exit doors servicing stairs only need not be made accessible. b. Singular non -required (courtesy) exit more than 24 inches above or below adjacent grade which are posted "not accessible exit" are exempt_ BS12. Provide an accessible path of travel between new arid,exist'ingbuildings on the campus (I127B.1) BS 13. Pedestrian walkway structures that connect b9flifings together through'a covered common walkway shall comply with Section 3104 of the California Building Code. BS 14. In a medical office building, any tenants that willl?�e licensed medical clinics shall comply with OSHPD 3 requirements of the State codes;; and must be identified as such at the b time of plan submittal (certain medicatreliffics may be el gibl -for licensing by the State). BS 15. The project is required to provide�parkingefor'the disabied�in accordance with California Building Code section 1129B.3. It requires 10%mofthe total parking spaces designated for Outpatient Clinics and Outp�atiLf]iOR lities to' be accessible. "This rate increases to 20% for units and facilities that specialize in treatment or, aervices for persons with mobility impairments. A a With each new medical office b@ lding, th 7 plicant shall provide a breakdown of the anticipated squarefootage for any facilities that'w.ill be in either of these two categories and allow for the overall paking schenae-�or,aeach building on the hospital campus to accommodate the corresponding -number of�handicap access ble parking spaces based on the 10% or 20% rate, where applicable BS 16. F Accessible parking spaces �,serwing a particular building shall be located on the shortest accessible route of travel tMT acces�fblfte pedestrian entrance of the parking facility. BS 17. Provide accessible parking spaces dispersed throughout the HMNMH campus in both the covered parking�aI d non -covered parking areas, pursuant to the approved Master Plan. BS18. All new and",existing curb ramps shall not encroach into the unloading zone of any accessible parking spaces. BS 19. Professional medical offices with an occupancy group of "B" or "I" shall be made accessible and shall also comply with Section 1109B. (1105B.3.2.4) a. At least one accessible entrance shall be protected from the weather by canopy or roof overhang. Such entrances shall incorporate a passenger loading zone. (I 109B.2) b. Passenger loading zones shall provide an access aisle at least 60 inches wide and 20 EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 23 of 28 feet long adjacent and parallel to the vehicle pull-up space. (1109B.2) c. A minimum vertical clearance of 114 inches at accessible passenger loading zones and along vehicle access routes to such areas from site entrances shall be provided. d. Vehicle standing spaces and 'access aisles shall be level with surface slopes not exceeding a 2% slope. (1109B.2) e. The western fagade of MOB 3 shall be restricted from having a passenger loading zone. BS20. Bus stops shall be covered and accessible to the disabled. ENVIRONMENTAL SERVICES DIVISION "7 r- ES 1. This project will result in alteration of more than fifty percent oe previously existing development, and is therefore a "redevelopment planning priority proje Funder the City's NPDES Municipal Stormwater Permit. Prior to issuance of the first grading p`egn,.t, the applicant shall have approved by the City Engineer an Ur�ati�Stormwater`�Vlitigation Plai (USMP) for the entire project site. The USMP shall include the appl"icant's.sch.,.-lule for implementation of the USMP. The USMP shall incorporate appropriate post oristruction Best Management Practices (BMPs), maximize pervious surfaces,, a60 -include infiltration into the design of the project. The applicant is referred to the Standard -Urban Stormwater `MItigation Plan (SUSMP) guide for �� details. ���.,b 0 ES2. All drainage collection;,,,tetention, an' �,infiltration fdc6il�ities of the individual development sites shall be construct&dV�i amtatned, and ' esigned in accordance with the Standard Urban Stormwater Mitigatioiix-Plan (SUSMP) and �� �iJiian Stormwater Management Plans (USMP) prepared for the Projet, to the satisfaction of the City of Santa Clarita Director of Public Works, prior to the issuance of -'grading permits. -. ES3. The ProjectApplicant shall prepareanbmit a NOI to comply with the Construction General Peiinit to the Ca. Regional Water Quality Control Board (RWQCB). A copy of the,4 I� acknowledgement from tYi6,,RWQCB must be submitted to the City of Santa Clarita prior to issuance of any�gt!,ading pdf mit'or demolition permit. ES4. The�",Ofcject Applicffif shall prepare a SWPPP per requirements of the NPDES Construction 'General Permit prior to the issuance of grading permits. The SWPPP shall be submitted to the City, of Sesta Clarita for approval. A copy of the SWPPP shall be available at the construction site l'id��shall be implemented at all times on the construction site. The SWPPP shall outline the source' control and/or treatment control Best Management Practices to avoid or mitigate runoff pollutants at the construction site to the maximum extent practical. The Project Applicant shall be required to meet all applicable regulations to control pollutant discharges. Utilize Best Available Technology and Best Conventional Pollutant Control Technology, which are economically feasible. ES5. The project area is greater than one acre. Therefore, it is subject to a General Construction Permit under the City's Municipal Stormwater Permit. The applicant must submit EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 24 of 28 a State Notice of Intent (NOI) to the State and submit a Stormwater Pollution Prevention Plan (SWPPP) to the City for acceptance prior to obtaining any grading or building permits. ES6. Each Master Plan building shall have adequate space to house sufficient roll -off bins and/or compactors for meeting the HMNMH needs. If any HMNMH buildings and parking structures choose to utilize three yard bins, the bin enclosures shall be shown on the site plan, consistent with the surrounding architecture and shall be, constructed wth a solid roof. Half of the containers shall be reserved for recyclable materials only. Thew6ritainers shall be located to provide convenient pedestrian and collection vehicle access., MOB 1 and PSI, sufficient space for six 3 -yards bins shall be provided. Applicant may use,`compactors in place of the six 3- yard bins for MOB 1. The compactors must have equal 'r greater capacity to the six 3 -yard containers (18 cubic yards). A minimum of 9 cubic yards shall be designated for trash and 9 cubic yards shall be designated for recycling. Trash,kand recycling receptacles shall be made available for public and staff use on each,floor of'PS"1 to the satisfaction of'�th`e�Environmental Services Division.., EST Prior to issuance of building permits for eacfti%uild' ng`and structure, the applicant shall ,do the following to increase diversiongdndtencourage sourceireduction of solid waste. ■ The applicant shall prepare and submit -comp rehensivetoutdoor recycling program for the campus. The program shall in lode loca ions for recycling bins in outdoor locations. • The applicant shall-' and submit a__comprehensixve internal waste reduction and recycling progr7,11fort e aproposed buildings on the campus. The program shall include locations for r&yc ing bins at indoor locations. ■ Prior to the-NisMance of the f st building permit, the applicant shall adopt and submit an Environmentall�yPreferable�Pt�rchasing (EPP) Policy to promote the use of products made fro recycle di matefials. -� 5. P The ldiiVor these programs shall, be prepared, submitted, and approved by the Environmental Servic'65bivision prior to the issuance of any building permits. The plans shall include methods in whYc�_ type facility will m�e'�e�t a mik#um diversion requirement of 50%, but keeping in mind the City" diversion goal oP-diVerting 75% of waste from landfills. This program will include a method for ,an annual monitoring program for the City to evaluate diversion rates on a yearly basis. The fac lity shall be�equired to meet a diversion rate of 50% or greater on an annual basis. ES8. All new construction projects on the HMNMH campus valuated greater than $500,000 and all new tenant improvement projects valuated greater than $100,000 must comply with the City's Construction and Demolition Materials (C&D) Recycling Ordinance. , ES9. Each building permit for new construction valuated above $500,000 and all tenant improvements valuated greater than $100,000, and all demolition projects, the applicant shall comply with the following: EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 25 of 28 ■ A minimum of 50% of the entire project's inert (dirt, rock, bricks, etc.) waste and 50% of the remaining C&D waste must be diverted from landfills. A Construction and Demolition Materials Management Plan (C&DMMP) ' must be prepared and approved by the Environmental Services Division prior to obtaining any grading or building permits. ■ A deposit of 3% of the estimated total project cost or $50,000, whichever is less, is required. The deposit will be returned to the applicant upon pr6ving that 50% of the inert and remaining C&D waste was diverted.s -4 ES 10. All projects within the City that are not self -hauling the f-',,' materials must use one of the City's franchised haulers for temporary and roll -off biricollection services. Please contact City's Environmental Services Division staff for a complete list of franchised haulers in the City. SPECIAL DISTRICTS/ADMINISTRATIVE SERVICES i_ -i tN X44 q SDI. No on-site, private property landscaping Willil,be rnAifitained by the City s Landscape Maintenance District.(LMD). SD2. Prior to the issuance of the first liulding;permit,lte!lsa�,plicant shall annex parcels into the LMD for the maintenance and improvement �of� landsca e'dul'inedians and streetsca es. The applicant shall agree to a LMD assessment pursuant to.1the LVID benefit received by the property. A minimum of 90 Z1114ays is requued,for annexation processing. SD3. Prior to the issuance of thefirst building permit, landscape maintenance and access easements shall be pro ided. �R SD4. All modificationscausedby' the��project to LMD service areas generally described as ,4 improvem'ents,,wi,i,�,3in public ri'gfits-of-way and/or dedicated landscape easements within project area must"comply witli'•desigrirstandards approved by the Deputy City Manager/ Director of Administrative Servic s��prouements would include but not be limited to installed or proposed to be installed or.rnoved°`landscaping, planting, shrubbery, trees, irrigation systems, hardscap,aand fixtures; statuary, fountains and other ornamental structures and facilities; public lighting facffltens; facilities v�,,hdch are appurtenant to any of the foregoing or which are necessary or convenient for- the maintenance or servicing thereof, including, but not limited to, clearing, removal of debri' the installation or construction of curbs, gutters, walls, sidewalks, or paving, or water, irrigation,da'� .age, or electrical facilities. SDS. Prior to the issuance of the first building permit, the applicant shall create and deliver to the City's Special Districts Division a report written by a certified arborist to determine the viability of relocating the McBean Parkway median trees affected due to project roadway improvements. The report shall include a recommendation as to which trees should be relocated and where they would-be relocated to, either on- or off-site, and incorporated into the 'landscape plans prepared for the project. The chosen arborist shall be mutually agreed upon by both the City and developer. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan , Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 26 of 28 SD6. Prior to the issuance of the first building permit and the City acceptance of the report described in SD 5, the applicant shall submit landscaping plans to the satisfaction of the Deputy City Manager/Director of Administrative Services. The plans shall include, but are not limited to, all modifications identified in SD4. SD7. The applicant shall obtain approval for any construction ors'temoval of improvements �. w described in SD4 from the Deputy City Manager/Director of Administi''ative Services. SD8. The applicant shall annex the property into the Streetlight=;Maintenance District (SMD) established by the City of Santa Clarita for the operations and'maintenance of streetlighting and traffic signals. A minimum of 120 days is required to process the arine ation, which must be completed prior to the first building permit issuance.,4 ' p P g P SD9. Prior to disturbance and/or removal of,ttees withink£he public right -o way and/or dedicated landscape easement areas, the applicant giall,have4.biologist present to ensure that no "N. �';�' OI active bird nest will be impacted during the nes ting`'seasoWFebruary 15 through August 15). Consistent with the Migratory Bird Treaty�Act guideliries�if an active nest is found, a 200' NO WORK ZONE (500' for raptors) shall be e461,ished aroundlihe,,tree until the fledglings have left the nest. Bird nests on site are also subiect'to the>auidelines. LOS ANGELES COUNTY,FIRE-DEPAR P -HENT' ."�' ' �. 'I FDL Upon City appwan, l of the Master Plan and EIR, architectural plans shall be submitted for review and approvalb,,y the Valencifi"Ire Prevention Office. At that time all fire hydrant locations will be determined, ai%y reductioi,i viii fire -flow shall also be addressed during the architectural review proce.7Sc -6� "- `" ff FD2. XFir& hydrant `1®cations �`fo° both public and on-site shall be determined upon submittal of finale, tectural plans'-to'the VM' icia Fire Prevention Office (661-286-8821). Public hydrant spacin�i every 300 feet;�measured from existing fire hydrant locations. On-site fire hydrant locations maybe spaced an ere between 300 - 600 feet apart. The required fire flow may be reduced as determined by th, P arta Clarita Fire Prevention office during the architectural plan review.��� FD3. Access to t011 he, proposed hospital structures shall provide a minimum width of 28 feet, no parking, if parking is requested on one side, the drives shall be a minimum width of 34 feet and if parking is requested on both sides of the drives they shall be a minimum width of 42 feet. Access shall be extended to within 150 feet of all exterior walls. FD4. The required fire flow for this development pertaining to public and on-site is 5,000 gallons per minute for five hours. The water mains in the street fronting this property must be capable of delivering this flow at 20 pounds per square inch residual pressure. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 27 of 28 TRANSIT DIVISION TRI. The applicant shall provide a --dedicated, on-site passenger loading and unloading area capable of accommodating a van with the approximate dimensions of 9'h x 8'w x 23'1 at the main hospital building turnaround. In addition, there should be an eight -foot free and clear area for wheelchair access to the front door of the van. TR2. The applicant shall construct a pedestrian path from_thttvo bus stops along the McBean Parkway frontage to the pedestrian pathway system with' the HMNMH campus. TR3. The applicant shall provide a bus stop and turnout at,fh'e following locations pursuant to the requirements of the Department of Public Works and`th'e City's Trari,kvl�' iyvision: a. Westbound McBean Parkway, far nide of Avenida Navarre priorfkissuance of the Certificate of Occupancy for MOB'J and ,; b. Westbound McBean Parkway, far side of Orchard Village Road prior to issuance of the Certificate of Occupancy for MOB.', n TR4. Thea applicant shall demonstratle , P ` ` pp on _ e site plans that�the bus stop is free and clear of utilityprojections and shall show all oth amenities Iandsca '' p pmg- and utilities within a 100 -foot radius of each bus stop. P TRS. At the indicateocatibns of the bustiops, the applicant shall provide a permanent stylized structure th t ,compliments .t1ae archit cft re of the adjacent HMNMH campus (contact the Transit Division or informatiom�l and cons sts°of: 25' d. Lighting �Mme^ TR6. � ,All�mechanical public view,"eer by loc amenities shallb appr Safety, Engineering; Spe all appropriate pape" I installation. the sidewalk; electrical conduits shall be located within the shelter structure). .s (including electric meter) or vault boxes shall be screened from )r with mature landscape, vines, etc. Shelter design, structure and :)y the appropriate City staff including Planning, Building and istricts and Transit. Bench and trash receptacle specifications and the bus shelter shall be supplied to the Transit Division prior to TR7. Colored elevations and a materials board for the bus shelters shall be supplied to the Planning Division and Transit Division for approval prior to construction. TR8. The bus stops shall comply with ADA regulations as specified in the most recent version of the California Disabled Accessibility Guidebook (Cal Dag). Proposed disabled access shall be drawn on all improvement plans. EXHIBIT A, RESOLUTION Henry Mayo Newhall Memorial Hospital Master Plan Conditions of Approval , Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001 Page 28 of 28 TR9. , The bus turnouts shall be located a minimum of 100 feet from the curb return, or as specified by City staff. TR10. Prior to occupancy of MOB 1, the bus stop and shelter west of Avenida Navarre shall be installed to the satisfaction of the City. The bus stop and shelter west of Orchard Village Road shall be constructed prior to the occupancy of MOB 2. A formal'4etter shall be submitted confirming this requirement and agreeing to construct the improvement and provisions for any required easements associated with the installation of the improvement. TR 11. At the location of the bus stops, the sidewalk shall m&t""the stre"ef for no less than 30 feet. TR12. The applicant shall construct an in -street concrete pad pursuant oto the current City standard and APWA 13 1 -1 at all required bus stops � Exhibit C Henry Mayo Newhall Memorial Hospital (HMNMH) Master Plan Project 2008 Development Agreement Summary In response to City Council direction, the proposed Development Agreement has been revised to provide clear benefits to the community and to ensure that the delivery of health care services is tied to each component of the project. The term of the Development Agreement has been reduced from 20 years to 15 years and is consistent with the term of the HMNMH Master Plan. The City's Unified Development Code requires that a Development Agreement provide a clear and substantial public benefit to the City and/or its residents. Under the HMNMH Development Agreement, these benefits include the following: 1. Allows development of 120 additional hospital beds plus new, needed medical services in cardiac care, neonatal and high risk pregnancy care, intensive care and surgical care; 2. Creates new long-term employment opportunities in a range of professional and non-professional health care positions; 3. Improves the community's emergency services and disaster readiness by the inclusion of helipad operations; 4. Secures a $250,000 payment for a future Transitional Care Unit; 5. Provides sufficient right-of-way dedication and street frontage improvements along McBean Parkway to accommodate future widening and realignment of McBean Parkway; and 6. Requires additional payment of $500,000 in five years to be used for future McBean Realignment improvements. The major components of the Development Agreement are summarized below. References to the appropriate sections of the Development Agreement are provided. A. Sequencing of Improvements Section 4.7.1 - Timing of Construction of Project Improvements ■ The issuance of a Certificate of Occupancy for Medical Office Building 1 requires the following: (1) Installation of certain Traffic Mitigation Improvements; (2) Installation of certain McBean Parkway Realignment Improvements; (3) Issuance of a Certificate of Occupancy for Parking Structure 1; and (4) Completion of all applicable conditions of approval for MOB 1 and PS 1 and CEQA-required mitigations associated with MOB 1 and PS 1. ■ The issuance of a Certificate of Occupancy for the Inpatient Building requires the following: (1) Certificates of Occupancy for MOB 1 and PS 1; HMNMH Development Agreement Summary Page 2 (2) Installation of certain Traffic Mitigation Improvements; (3) Installation of certain McBean Parkway Realignment Improvements; (4) Provision of City -required on-site parking; and (5) Completion of all applicable conditions of approval for the Inpatient Building and CEQA-required mitigations for the Inpatient Building and related parking structures. ■ The issuance of a Building Permit for Medical Office Building 2 requires the following: (1) Certificates of Occupancy for MOB 1 and PS 1; (2) Relocation of certain hospital administrative functions to Medical Office Building 1 to occupy 40,000 rentable square feet as part of the initial occupancy/leasing of Medical Office Building 1; and (3) Provision to City of verification that Inpatient Building plans have been submitted to OSHPD for approval. The issuance of a Certificate of Occupancy for Medical Office Building 2 requires the following: (1) Provision of City -required on-site parking, including that required for Medical Office Building 2; (2) Installation of certain Traffic Mitigation Improvements; (3) Installation of certain McBean Parkway Realignment Improvements; (4) Completion of all applicable conditions of approval for MOB 2 and CEQA- required mitigations associated with the construction of MOB 2 and any related parking structures; and (5) Written documentation that 20 percent of MOB 2's leasable space has been leased to HMNMH for Centers of Excellence, or other hospital -related uses. The issuance of a Building Permit for Medical Office Building 3 requires the following: (1) Certificates of Occupancy for MOB 1 and PS 1; (2) Relocation of certain hospital functions to Medical Office Building 1 to occupy 40,000 rentable square feet as part of the initial occupancy/leasing of Medical Office Building 1; (3) Installation of certain Traffic Mitigation Improvements; (4) Installation of certain McBean Parkway Realignment Improvements; (5) Foundations for the Inpatient Building are to be substantially complete. Either vertical steel rebar must be in place for the first structural column section, or if a steel structural frame is to be used, the first vertical steel column section must be in place; and (6) Issuance of a building permit for Parking Structure 3. HMNMH Development Agreement Summary Page 3 ■ The issuance of a Certificate of Occupancy for Medical Office Building 3 requires the following: (1) Provision of City -required parking; (2) Certificate of Occupancy for PS 3; and (3) Completion of all applicable conditions of approval for MOB 3 and CEQA- required mitigations for MOB 3 and related parking structures is required. B. Restrictions on Use Section 5.1-5.6 — Restrictions on Use ■ All G&L property buildings must be leased for medical uses. Doctors must have privileges to admit and treat patients at HMNMH, unless waived by the HMNMH (Section 5.1 & 5.2); ■ HMNMH has right of first offer to lease or purchase any space in the existing and future medical buildings on G&L property (Section 5.3 & 5.4); ■ HMNMH property and buildings are limited to hospital -related uses (except Medical Office Building 1) (Section 5.5); and ■ 40,000 rentable square feet of Medical Office Building 1 must contain relocated HMNMH hospital -related uses in initial lease of Medical Office Building 1 (Section 5.6); C. Guarantee on Medical Services Section 5.8 - Expanded Services ■ 50% increase in intensive care beds (from 12 beds to 18 beds) in an improved critical care center in the main hospital following issuance of a Certificate of Occupancy for MOB 1. ■ Neonatal intensive care services for high risk pregnancies and high risk infants in main hospital building or within two years following issuance of a Certificate of Occupancy for the Inpatient Building. ■ Women's services unit, to include private labor and delivery suites, dedicated operating rooms, and private rooms within two years following issuance of a Certificate of Occupancy for the Inpatient Building. ■ Minimum 50% increase in inpatient operating room capacity (from four rooms to 6 rooms) upon Certificate of Occupancy for the Inpatient Building. ■ Additional post coronary care private rooms in the main hospital upon relocation of hospital services to MOB 1 or following a Certificate of Occupancy for the Inpatient Building. ■ Expanded post surgical care services with additional private rooms within two years following issuance of a Certificate of Occupancy for the Inpatient Building. ■ Replacement and expansion of campus education facilities within one year of the issuance of a Certificate of Occupancy for MOB 1. HMNMH Development Agreement Summary Page 4 D. Future McBean Parkway Realignment Section 7.3 - Realignment and Widening of McBean Parkway ■ Prior to issuance of a building permit for MOB 1 or PS 1, the applicant shall dedicate property that fronts McBean Parkway for use by the City as right-of-way for the future McBean Parkway realignment. ■ Completion of street improvements to McBean Parkway along the hospital campus frontage for the future McBean Parkway realignment (as listed in Exhibit K to the Development Agreement). ■ Payment of $500,000 on or prior to the 5th anniversary of the Effective Date of the Development Agreement to be utilized by the City for the future McBean Parkway Realignment. E. Additional Requirements / Restrictions Section 4.5 — Discretionary Approvals ■ Prior to the issuance of building permits for MOB 2 / PS 2 and MOB 3 / PS 3, the Director of Community Development shall conduct a compliance review of the HMNMH Development Agreement to ensure that all conditions and mitigations are being met, including architectural consistency between future buildings and that approved by the City Council for MOB 1 and PS 1. The findings of the compliance review will be reported to the City Council for its consideration. Should any compliance issues be identified, the building permits shall not be issued until the Developer cures or corrects the items of non-compliance. Section 4.7.3 - Centers of Excellence ■ Centers of Excellence is defined as "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, heart, maternity or orthopedic or spine) or a service area (e.g. outpatient imaging) in a central location. Centers of Excellence include diagnostics, treatment, rehabilitation, nursing, physician, or community educational programs, clinical research and advanced medical technologies. Section 5.7 - Parking ■ All parking on the HMNMH campus shall be available for all users on campus, regardless of property ownership. HMNMH Development Agreement Summary Page 5 Section 5.9 — TCU Task Force ■ Transitional Care Unit (TCU): HMNMH to continue to participate in City's TCU Task Force and contribute $250,000 for the feasibility, siting and construction of a facility or other senior health care needs. ■ The sum of $50,000 shall be paid upon the effective date of the Development Agreement, followed by annual installments of $50,000 on the anniversary date of the effective date. Section 6 — Parking ■ A requirement that City Council review and approval be required for any HMNMH campus parking fee and/or gating of on -campus parking, excluding the existing gated areas. Section 7.4 - Eminent Domain ■ The use of eminent domain to acquire any residential real property by the City of Santa Clarita for HMNMH Master Plan traffic improvements is precluded through the Development Agreement. ■ The applicant agrees to irrevocably dedicate additional right-of-way along the project frontage needed to realign and expand McBean Parkway. ���',I.{isy.`fM i�:hL.•' S?p - �: , i'i',� +J3��"yy''.: y,��:`7„{. 1+-+: i.�'4�':'L�� • • 1 1 s••t •.�=5'tC='"h:_'� . �W. ..Yi-. f-i.Y' .'YJ� r..•? s7i:�, ya� yw C H ' .' ,Es a • as • 1 . I I • . 1 1 • MEMORANDUM TO: Honorable Mayor and Members of the City Council FROM: Joseph M. Montes DATE: June 23, 2008 Exhibit D CC: C. Newton, K. Pulskamp, K. Striplin, P. Brotzman, L. Webber, S. Sorensen, F. Follstad RE: Henry Mayo Newhall Memorial Hospital Entitlements The City Council has held hearings on a proposed Master Plan, a Development Agreement and a Conditional Use Permit (CUP) for the construction of buildings in excess of the City's 35' height threshold for the above -referenced project. The 2008 Revised Draft Environmental Impact Report (DEIR) indicates that the applicant is now only seeking a Master Plan and Development Agreement, at the suggestion of City staff. The requested CUP for building heights has been included within the Master Plan request. This rolling of the CUP into the Master Plan has not changed the scope of the Project; it has merely streamlined the entitlement package, as detailed more fully below. The original application for the project was made in August of 2004. At that time, the Master Plan section of the UDC did not exist --it was not adopted until February 2005. After the adoption of that section, the application was revised to include a request for a Master Plan --but the previously requested CUP for buildings in excess of 35' in height was not withdrawn. Staff did not require that the CUP application be withdrawn at that time, as it did not create an inconsistency with the Master Plan entitlement application, but was merely redundant in nature. With the preparation and circulation of the 2008 Revised Draft EIR, City staff, with the advice of the City Attorney's Office, has taken the opportunity to streamline the list of requested entitlements to include only the Master Plan and Development Agreement. UDC section 17.03.025 provides in relevant part: "17.03.025 Master Plans. A. Purpose. The purposes of this chapter are to: 1. Establish a procedure by which multiple uses and development can be evaluated, considered, and approved concurrently, thereby reducing processing time and uncertainty by eliminating the need for multiple entitlements to be obtained over the life of a development project, and 2. Ensure orderly and comprehensive City review of development plans resulting in more compatible and desirable development. LA #4814-0187-6994 v3 Los Angeles —Inland Empire — Orange County — Palm Desert — Ventura County I nc Annoloc - Inland Gmnwa - Or - (ni infix _ (7ir. r),--- ,/ _r. r...,�. Honorable Mayor and Members of the City Council June 23, 2008 Page 2 B. Permitted Uses. Master plans maybe considered for development projects which meet the following: 1. Multiple uses can be included and considered as part of a master plan. The following uses may be approved as part of a master plan: a. Uses permitted or conditionally permitted in the underlying zone; b. Uses accessory to a permitted or conditionally permitted use; and/or c. Uses similar in nature and directly associated with and dependent upon the primary function of the master plan." As contemplated by Section B.1.a. above, the proposed project includes a combination of both permitted and conditionally permitted uses: hospital within a residential zone, medical office buildings, two helipads, buildings in excess of 35 feet, and the exportation of 93,293 cubic yards of earth over the 15 -year life of the project. By including all of these uses as expressly permitted by the Master Plan, rather than approve these various uses through separate entitlements, the City can ensure that all aspects of the project are developed subject to consistent conditions of approval, deadlines and expiration dates. Staff believes this approach is more consistent with the intent of the Master Plan ordinance; thus the revised discussion of entitlements in the Revised DEIR. NOTE: This memorandum is intended for public distribution in connection with the recirculation of the DEIR. LA #4814-0187-6994 v3 Exhibit E 40,„TA aQt Henry Mayo Newhall Mem-orhad H o'spital. Master Plan Environmental Impact Report Draft — September 2008 1-20 Executive Summary 4 tIP•L LNC' SIGNIFICANCE ro 10 -4f F0 M AM -LAND USE City of Santa Clarita General Plan Less Than Significant No mitigation measures are required. Less Than Significant Impact Impact. City of Santa Clanta Unified Less Than Significant No mitigation measures are required Less Than Significant Development Code Impact. Impact. Cumulative Impacts Less Than Significant No mitigation measures are required. Less Than Significant I Impact Impact ',POPULATION AND'EMPLOYMENT-'W 4 Employment Less Than Significant No mitigation measures are required Less Than Significant Impact. Impact. Population Less Than Significant No mitigation measures are required Less Than Significant Impact Impact Cumulative Impacts Less Than Significant No mitigation measures are required. Less Than Significant I Impact Impact ­AESTHETICS,IIGHT;°AND GLARE Short -Term Construction Aesthetic, Potentially Significant AES1 Appropriate screening (i.e., Less Than Significant Light, and Glare Impacts Impact. temporary fencing with opaque Impact. material) shall be used to buffer views of construction activities, equipment and material from adjacent residential uses, existing hospital campus operations, and from McBean Parkway AES2 Construction -related security lighting shall be directed away from adjacent residential areas and shall consist of the minimal wattage necessary to provide safety at the construction site Long -Term Aesthetic Impacts Visual Potentially Significant AES3 Prior to issuance of building Less Than Significant Character Impact. permits, each structure shall Impact undergo Development Review (DR) approval in conformance with the adopted Master Plan and conditions of approval for overall site design and architectural conformity. AES4 Landscaping shall be installed in conformance with the approved Master Plan conceptual landscaping plans and in compliance with the conditions of approval prior to issuance of a Certificate of Occupancy for each building and parking structure. Draft — September 2008 1-20 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report -kT1 '�'LEVEL-0F*V", SIGNIFICANCE,G "OP -,MEASUIRES� Z,,,A.,, 'N N LEVELrOF'x- C� E 'SIGNIFICANCE` NO WITI .MITIGATION'S "A "A MITIGATION Long -Term Light and Glare Impacts Less Than Significant No mitigation measures are required Less Than Significant Impact. Impact. Cumulative Impacts Less Than Significant Refer to Mitigation Measures AES1 Less Than Significant Impact through AES4 No additional mitigation Impact. measures are required Interim Year Scenario Potentially Significant TR1 In order to address impacts along Less Than Significant Impact McBean Parkway at the Magic Impact. Mountain Parkway intersection, the following improvements shall be required- # Add a third through lane for the westbound direction (re - striping). This improvement shall be implemented in conjunction with the construction of MOB1. * Add right -turn overlap phasing for the westbound right -turn movement (signal modification). This improvement shall be implemented in conjunction with the construction of MOB1 * Add a third through lane for the eastbound direction (re - striping). This improvement shall be implemented in conjunction with the construction of the Inpatient Building/MOB2 TR2 In order to address impacts along Orchard Village Road at the Wiley Canyon Road intersection, the following improvement shall be required: ♦ Add a separate northbound right -turn lane with right -turn overlap phasing (within existing right-of-way between Wiley Canyon Road and the Santa Clara River South Fork Bridge). This improvement shall be implemented in conjunction with the construction of MOB1 Draft — September 2008 1-21 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-22 Executive Summary )/EUF" I NI I AJ MITIGATION TI 4_" P P r; r -"MITIGATI0N,mkAsURW. ' 9L LEVEL 'SIGNIFICANCE, -MITIGATION, TR3 In order to address impacts along Orchard Village Road at the McBean Parkway intersection, the following improvements shall be required. * Widen the southbound approach (project driveway) to allow for a left -turn lane and a second through lane. This improvement shall be implemented in conjunction with the construction of MOB1 * Add a separate westbound right -turn lane (for project access). This improvement shall be implemented in conjunction with the construction of the Inpatient Building/MOB2. * Add a separate southbound right -turn lane (project driveway). This improvement shall be implemented in conjunction with the construction of the Inpatient Building /MOB2. TR4 In order to address impacts along Valencia Boulevard at the Magic Mountain Parkway intersection, the following improvement shall be required ♦ Add a second westbound left -turn lane by removing the existing right -turn lane (re -striping the westbound approach as a mirror image of the existing eastbound approach). This improvement shall be implemented in conjunction with the construction of the Inpatient Building/MOB2. TR5 The project applicant shall pay fees to the established Valencia Bridae and Thorouahfare District Draft — September 2008 1-22 Executive Summary &nr4 etHenry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report x Wi* i"A -' LEVEL OFA 1{.,,:. _, I P C 2--blUNHILAN tg -0--�'PRIVIRIU-,�, MITIGATI SIGNIFICANCE...- 9WAFT�R,, TIIGATIQN,;�� -";;;MITIGATION`, 41h in accordance with City policy, in order to provide a fair -share contribution of funds for future traffic system improvements Los Angeles County CMP Analysis Less Than Significant No mitigation measures are required Less Than Significant Impact Impact Site Access Potentially Significant Refer to Mitigation Measure TR3. No Less Than Significant Impact. additional mitigation measures are Impact required. On -Site Circulation Less Than Significant No mitigation measures are required Less Than Significant Impact. Impact Cumulative Impacts Potentially Significant TR6 In order to address impacts along Significant Unavoidable Impact. McBean Parkway at the Orchard Impact Village Road intersection, the following improvement shall be required: ♦ Restripe the hospital driveway to reconfigure the first through lane to a shared left-turn/through lane This improvement shall be implemented in conjunction with the construction of MOB3. TR7 In order to address long-term (2030) impacts along McBean Parkway at the Valencia Boulevard intersection, the following improvement shall be required ♦ Add a fourth westbound through lane (requires the widening of Valencia Boulevard). The project's fair share equals 4.3 percent of the cost of this improvement (refer to Table 5.4- 16, Share Summary). If a fair share program has been adopted or if these improvements have been added to a district, such as a Bridge & Thoroughfare District, payment of fair share costs shall be made prior to the issuance of a building permit for MOB 3 This fair share payment shall be considered this project's full Draft — September 2008 1-23 Executive Summary 06 -r Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-24 Executive Summary 8IGNI T Sw —MITI compliance of Mitigation Measure TR6 and, if a funding program is established, would reduce impacts to less than significant. TR8 In order to address long-term (2030) impacts along McBean Parkway at the Orchard Village Road intersection, the following improvement shall be required: ♦ Add a separate eastbound right -tum lane (requires the widening of McBean Parkway). The project's fair share equals 30.5 percent of the cost of this improvement (refer to Table 5 4- .16, Share Summary). If a fair share program has been adopted or if these improvements have been added to a district, such as a Bridge & Thoroughfare District, payment of fair share costs shall be made prior to the issuance of a building permit for MOB 3 This fair share payment shall be considered this project's full compliance of Mitigation Measure TR7 and, if a funding program is established, would reduce impacts to less than significant 'PARKING` P Short -Term Construction Parking Potentially Significant PRK1 To maximize the on-site parking Less Than Significant Impact for non -construction uses, the Impact. project applicant shall prepare and implement a Parking Management Plan during the construction phases of the project. The Plan may include provisions for. 1) no construction worker parking on-site, and 2) off-site parking at an existing facility or facilities with a parking surplus, with a shuttle system, or other similar transportation method to and from the hospital campus. The Plan shall be Draft — September 2008 1-24 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-25 Executive Summary i4R' Pk A'*f IAMITIUA I I0N-MEASU 1_151 11 Ery FT I'idA I T 10" T16N approved by the Director of Community Development prior to the issuance of any building permit included in the HMNMH Master Plan, which is identified in Section 3 0, Project Description, of this EIR Long -Term Operational Parking Potentially Significant PRK2 As part of the plan review Less Than Significant Impact process for each phase of Master Impact. Plan buildout, the City of Santa Clarita shall ensure that the project applicant accompanies each development phase with adequate parking, in compliance with the City's Municipal Code Cumulative Impacts Less Than Significant No mitigation measures are required. Less Than Significant I Impact. Impact AIR QUALITY_', I ' 1 J, Construction Impacts Potentially Significant AW During construction, project Significant Unavoidable Impact applicant shall require the Impact. contractor to be responsible for ensuring that all measures listed in Table 5 6-9, Standard Measures for Construction - Related Emissions, are implemented. To achieve the particulate control efficiencies shown, finished surfaces are to be stabilized with water and/or dust palliatives and isolated from traffic flows to prevent emissions of fugitive dust from these areas. In addition, the following water application rates are required: * Roads traveled by autos, rock trucks, water trucks, fuel trucks, and maintenance trucks up to twice per hour, + Roads traveled by scrapers and loaders in active excavation areas. up to three times per hour, * Finish grading areas: up to once every two hours. AQ2 The project applicant shall require the construction contractor to ensure that all construction equipment shall be Draft — September 2008 1-25 Executive Summary ,, J'ZVr4 , ltl .0 06 . A Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-26 Executive Summary EVELFOE !GN IFICAN C S MY '6 ',PR 6 1 rG AT IMITIGATION', 0 1-1UAJl0N-,NlEASURE§J )�' , , 111 V 11 'V 'EVEL OF-ji. SIGNIFICANCE" NY FTER, - - A - maintained in good operating condition so as to reduce operational emissions. The contractor shall ensure that all construction equipment is properly serviced and maintained AQ3 The project applicant shall require the construction contractor to utilize, as much as possible, precoated/natural colored building materials, water- based or low-VOC coating, and coating transfer or spray equipment with high transfer efficiency, such as HVILP spray method, or manual coatings application such as a paintbrush, hand roller, trowel, spatula, dauber, rag, or sponge. AQ4 All trucks that are to haul excavated or graded material on- site shall comply with State Vehicle Code Section 23114 (Spilling Loads on Highways), with special attention to Sections 23114(b)(2)(F), (e)(4) as amended, regarding the prevention of such material spilling onto public streets and roads Prior to the issuance of grading permits, the project applicant shall demonstrate to the City of Santa Clanta how the project operations subject to that specification during hauling activities shall comply with the provisions 'set forth in Sections 23114(b)(2)(F). (e)(4) Operational Impacts Potentially Significant AQ5 Prior to the issuance of building Less Than Significant Impact permits, the Building Official Impact. and/or Division of the State Architect for the hospital shall ensure the proposed uses be designed to use low Volatile Organic Compound (VOC) paints and solvents throughout In addition, this shall be specified on the building plans Draft — September 2008 1-26 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report VIK. T11'4, =%" *`7,t1*11 --_,01' _LIEVELOF,44, 6 '140 0 LEVEL,OFk,;'Iil ""W"774"'r, V, wt IMPACTS ��i�SIGNIFCANGF-1­ -4 -,�_,V '�, 5 Ni E' ­­SIGNIFI CANCE, .J I Z_Ni PRIOR TO;��, YAF,1,. 1AY-AV, ;, :',---MITIGATION Air Quality Management Plan Less Than Significant Refer to Mitigation Measures AQ2 and Less Than Significant Consistency Impact. AQ5 No other mitigation measures are Impact. required Short -Term Cumulative Construction Potentially Significant Refer to Mitigation Measures AQ1 through Significant Unavoidable Impacts Impact. AQ4. No other mitigation measures are Impact available that could reduce the significance of impacts. Long -Term Operational Cumulative Less Than Significant Refer to Mitigation Measures A02 through Less Than Significant Impacts Impact. AQ5 No other mitigation measures are Impact. available that could reduce the significance of impacts. Global Climate Change Cumulative Potentially Significant Refer to Mitigation Measures TR1 through With respect to Global Impacts Impact. TR4, TR6 through TR8, and AQ1 through Climate Change, AQ5, project -level impacts are less than significant AQ6 Install light-colored paving and In addition, cumulative cool roofs where feasible. The impacts associated with paving and roofs shall be Scope 1 and Scope 2 specified on the building plans emissions would be less than significant AQ7 Plant shade trees pursuant to However, cumulative City requirements and standards, Scope 3 emissions and shall be specified on the would be significant and building plans unavoidable. AQ8 Utilize light emitting diodes' (LEDS) for outdoor lighting and limit the hours of outdoor lighting operation to hours of darkness The location of outdoor lighting shall be specified on the building plans. -,NOISE Construction Noise Impacts Potentially Significant N1 During all site excavation and Significant Unavoidable Impact. grading, the project applicant Impact shall require the project contractor(s) to equip all construction equipment, fixed or mobile, with properly operating and maintained mufflers, consistent with manufacturers' standards. N2 The Project Applicant shall require the project contractor(s) to locate equipment staging in areas that would create the greatest distance between construction -related noise sources and noise -sensitive receptors nearest the protect site Draft — September 2008 1-27 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report U "LEV EL' SI I I lFC P MITIGATIONrMEASURES AFTER hilla. fidA during all project construction, to the extent practicable Operational Traffic Noise Impacts Potentially Significant N3 To meet the 45-dBA CNEL Less Than Significant Impact. interior noise standard for Impact. medical office uses, mechanical ventilation, such as an air- conditioning system, shall be required for medical office buildings along the southern portion of the project site along McBean Parkway, in order to ensure that windows can remain closed for prolonged periods of time Helipad Noise Impacts Less Than Significant No mitigation measures are required Less Than Significant Impact Impact. Operational Stationary Source Noise Less Than Significant No mitigation measures are required. Less Than Significant Impacts Impact. Impact. Cumulative Operational Impacts Less Than Significant No mitigation measures are required. Less Than Significant Impact. Impact Long -Range Cumulative Year Potentially Significant Refer to Mitigation Measure N3. No Less Than Significant Scenario Traffic Noise Impacts Impact additional mitigation measures are Impact I required GEOLOGY-,, 50lLS,,,,,AND,SElSMlClTYv Site Grading And Excavation During Potentially Significant Refer to Mitigation Measures AQ1 and Less Than Significant Construction Impact. HWQ3 that specify requirements during Impact construction to minimize impacts associated with grading No additional mitigation measures are required since compliance with state and local regulations regarding the grading and export of dirt will ensure no significant impacts result from project implementation Surface Fault Rupture No Impact No mitigation measures are required No Impact. Seismic Groundshaking Less Than Significant GE01 The project applicant shall have Less Than Significant Impact. a geologist registered by the Impact. State of California prepare a Probabilistic Seismic Hazard Analysis (PSHA) prior to issuance of grading permits for the Inpatient Building Any recommendations in the study are applicable to the Inpatient Building, if required by OSHPD, and shall be implemented during site grading and construction. Ground Failure Less Than Significant No mitigation measures are required. Less Than Significant Impact Impact Draft — September 2008 1-28 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-29 Executive Summary LEVEL CC ' F'���IEVEL J SIGNIFICANCEi ' MITIGATI0N;MEASURES,fo ,' -AFUER7 >erMITIGATION'S MITIGATION Landslides And Slope Stability Less Than Significant No mitigation measures are required. Less Than Significant Impact Impact. Expansive Soils Less Than Significant GE02 If potentially expansive units (i.e., Less Than Significant Impact. clay soils) are encountered Impact. during construction, they shall be evaluated by the Project Geotechnical Engineer Special foundation designs and reinforcement shall be utilized to mitigate expansive material as specified by the Project Geotechnical Engineer and to the satisfaction of the City Specifically, if clay soils are exposed at the deeper subgrade level, the Construction Contractor shall employ dewatering techniques, as the clay soils shall not be allowed to dry out. Corrosive Soils Less Than Significant No mitigation measures are required. Less Than Significant Impact. Impact Soil Erosion Less Than Significant No mitigation measures are required. Less Than Significant Impact. Impact. Cumulative Impacts Less Than Significant No mitigation measures are required Less Than Significant Impact. Impact. 'HAZARDS AND HAZARDOUS MATERIALS Helipad-Related Hazards Less Than Significant No mitigation measures are required. Less Than Significant Impact Impact. Construction -Related Hazardous Potentially Significant HAD The project applicant shall retain Less Than Significant Materials Impacts Impact. a qualified environmental Impact specialist (e.g., a Registered Environmental Assessor or similarly qualified individual) to perform pre -construction hazardous materials surveys to inspect existing building areas subject to demolition or renovation for the presence of as yet unidentified asbestos, PCBs, mercury, lead, or other hazardous materials. If found at levels that require special handling, the Project Applicant shall manage these materials as required by law and according to federal and state regulations and guidelines, including those of DTSC, SCAQMD, Cal/OSHA, and any other agency with Draft — September 2008 1-29 Executive Summary 06 Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-30 Executive Summary EL -% Y4� I Nli °=IMPACTS ` ` �'�� �, SIGNIFICANCE i M mhAbU MIT AT 0 "Ok"'ICAN -E AFTER'"k lye- N- 'Mi TI d jurisdiction over these hazardous materials Hazardous Materials Use, Storage, Less Than Significant No mitigation measures are required Less Than Significant And Handling Impact. Impact Hazardous Waste Generation Less Than Significant No mitigation measures are required. Less Than Significant Impact. Impact Hazardous Materials Exposure Less Than Significant No mitigation measures are required. Less Than Significant Impact. Impact Cumulative Impacts Less Than Significant Less Than Significant Impact. Less Than Significant I Impact. I Impact. -HYDRQL"OGYAND_ jWATER,, OUALITY,44,� Drainage Potentially Significant HWQ1 The design of the parking Less Than Significant Impact structures (PS1, PS2, PS3, PS4) Impact shall include trench drains and catch basins or similar technology in each level of the structures where runoff would be directed into an on-site storm drain pipe system and conveyed to a retention basin. HWQ2 Estimate the amount of runoff to be retained on-site for each structure prior to issuance of a grading permit that incorporate storm water retention facilities equivalent to the I inch 1 hour storm and incorporate sediment and oily water separator BMPs into the drainage design The retention facilities shall be serviceable without replacement. The overflow pipe shall provide for sampling water flows before they enter the McBean Parkway stormdrain pipe. Hydrology Potentially Significant Refer to Mitigation Measures HWQ1 and Less Than Significant Impact HWQ2 No additional mitigation Impact measures are required Water Quality Potentially Significant HW03 During the detailed engineering Less Than Significant Impact. design phase and prior to the Impact issuance of grading permits, the Project Applicant shall prepare an Urban Storm Water Management Plan (USMP) for each individual building The USIVIP shall be prepared by a California registered Civil Engineer, Architect, Landscape Architect or any professional Draft — September 2008 1-30 Executive Summary Z' 41 Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-31 Executive Summary N1 I 3, I W SUR P.- SIGNIFICANCE A� ITI N MT 11 T1 N, 1411 _ knowledgeable about storm water management issues and shall comply with post - construction and applicable BMPs, as detailed in the Los Angeles County Standard Urban Stormwater Mitigation Plan (SUSMP), to address each source of pollutants identified by the Project evaluation. Possible BMPs include Bioretention basins, bioswales, catch basin filters, regular street and parking lot sweeping, porous pavement, roof runoff controls, efficient irrigation, alternative building materials, stormdrain 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 Cumulative Impacts Potentially Significant Refer to Mitigation Measures HWQ1 Less Than Significant Impact through HWQ3 No additional mitigation Impact, measures are required. 77 7 ,,FIRE�"PROTEt,,TION,'SERVICES,t�,'�'i 7 Construction-Related Fire Impacts Potentially Significant FS1 Concurrent with the issuance of Less Than Significant Impact building permits, the project Impact. applicant shall participate in the Developer Fee Program to the satisfaction of the County of Los Angeles Fire Department FS2 Adequate access to all buildings on the project site shall be provided and properly maintained for emergency vehicles during the building construction process to the satisfaction of the County of Los Angeles Fire Department FS3 Adequate water availability shall be provided to service construction activities to the satisfaction of the County of Los Angeles Fire Department. Draft — September 2008 1-31 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report yea L- IF pE SIGNIFICANCES � IAETER MITIRGUli Operational -Related Fire Impacts Potentially Significant FS4 Every budding constructed shall Less Than Significant Impact. be accessible to Fire Department Impact. apparatus by way of access roadways, with an all-weather surface of not less than the prescribed width, unobstructed, clear -to -sky The edge of the roadway shall be within 150 feet of all portions of the exterior walls when measured by an unobstructed route around the exterior of the building. FS5 Commercial development shall require fire flows up to 5,000 gallons per minute at 20 pounds per square inch residual pressure for up to a five-hour duration, unless otherwise deemed appropriate by the Fire Department Final fire flows shall be based on the size of the buildings, their relationship to other structures, property lines, and types of construction used Fire hydrant spacing shall be 300 feet and shall meet the following requirements: * No portion of lot frontage shall be more than 200 feet via vehicular access from a public fire hydrant. * No portion of a building shall exceed 400 feet via vehicular access from a properly spaced public fire hydrant * Additional hydrants will be required if hydrant spacing exceeds specified distances FS6 Turning radii shall not be less than 32 feet This measurement shall be determined at the centerline of the road A Fire Department approved turning area shall be provided for all driveways exceeding 150 feet in I I length. All on-site driveways r Draft — September 2008 1-32 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-33 Executive Summary E) IEVO&� SIN 1 , F,,ICP kNCE*7,A Y i 4 41LEVIELOP ikA C5 rACTS ill q AlIfUl IV %,MITIGATION MITIGAT,110N' shall provide a minimum unobstructed width of 28 feet. The on -site -driveway is to be within 150 feet of all portions of the exterior walls of the first story of any building. The centerline of the access driveway shall be located parallel to, and within 30 feet of an exterior wall on one side of the proposed structure. FS7 Any access way less than 34 feet in width shall be labeled "Fire Lane" on the final building plans FS8 The entrance to the street/driveway and intermittent spacing distances of 150 feet shall be posted with Fire Department approved signs stating "NO PARKING - FIRE LANE" in three-inch high letters. Driveway labeling is necessary to ensure access for Fire Department use. FS9 All proposals for traffic calming measures (speed humps/bumps/cushions, traffic circles, roundabouts, etc.) shall be submitted to the Fire Department for review and approval, prior to issuance of building permit. Cumulative Impacts Less Than Significant Refer to Mitigation Measures FS1 through Less Than Significant Impact FS9 No additional mitigation measures Impact are required ES-' - vt�;,,, LEWERIF ""W74 ,f,LqE�R)t[C ij" Construction -Related Sheriff Impacts Less Than Significant SSI During construction, private Less Than Significant Impact. security patrols shall be utilized Impact. to protect the project site SS2 Construction -related traffic, including all off-site earthmoving operations, shall be limited to between the hours of 9 00 AM and 2*00 PM in order to avoid weekday peak traffic conditions. Draft — September 2008 1-33 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report VAL; IVia` L EL 6 D 7 MITIGATI I 'A US,` Ri — . 16I, MIT] � k ' , Operational -Related Sheriff Impacts Potentially Significant SS3 As final site and building plans i Less Than Significant Impact are submitted to the City for Impact. approval in the future, Sheriff's Department design requirements which reduce demands for service and ensure adequate public safety (such as those pertaining to site access, site security lighting), shall be incorporated into building designs SS4 Project design shall landscape the project site with low -growing groundcover and shade trees, rather than a predominance of shrubs that could conceal potential criminal activity around buildings and parking areas. SS5 Project design shall provide lighting around and throughout the development to enhance crime prevention and enforcement efforts SS6 Project design shall provide clearly visible (during the day and night) address signs and/or building numbers for easy identification during emergencies SS7 Project design shall provide visibility of doors and windows from the street and between buildings. SS8 Concurrent with the issuance of building permits, the project applicant shall participate in the Police Facility Fee Program to the satisfaction of the City of Santa Clanta Emergency Response/Evacuation Less Than Significant Refer to Mitigation Measure SS2 No Less Than Significant Plans Impact additional mitigation measures are Impact I required California Highway Patrol Services Less Than Significant No mitigation measures are required Less Than Significant I Impact I I Impact. Draft — September 2008 1-34 Executive Summary t `�� rA 'C" Henry Mayo Newhall Memorial Hospital a ' Master Plan Environmental Impact Report '.4 - ��:r P� .J. ` r'sw'y1 +, .`�MITIGi4TI0N�s` t =t+ k" ,'1 '`:,,'a: ':, . fir' MITIGATION; n r.s a„ Cumulative Impacts — Sheriff And Less Than Significant No mitigation measures are required Less Than Significant California Highway Patrol Services Impact Impact Cumulative Impacts — Emergency Less Than Significant No mitigation measures are required. Less Than Significant Response/Evacuation Plans Im act Impact SCHOOLS/EDUCATION,, Newhall School District Potentially Significant SEI The project applicant shall pay Pursuant to state law, Impact the required mitigation fees in with payment of place at time of payment to the mitigation fees specified Newhall District, prior to in Mitigation Measure issuance of building permit as full SE1, impacts would be mitigation of project impacts on considered Less Than this district. Significant William S. Hart Union High School Potentially Significant SE2 The project applicant shall pay Pursuant to state law, District Impact. the required mitigation fees in with payment of place at time of payment to the mitigation fees specified Hart District, prior to issuance of in Mitigation Measure building permit as full mitigation SE2, impacts would be of project impacts on this district. considered Less Than Significant. Cumulative Impacts Potentially Significant Refer to Mitigation Measures SE1 and Pursuant to state law, Impact. SE2. No additional mitigation measures with payment of are required mitigation fees specified in Mitigation Measure SEI and SE2, impacts would be considered Less Than Significant -i '""' h `SOLID"WASTE .•,�;,_�_ , ` �',.., _ �� �����..:w��' ,'°�..� �r:�,�.a"��°.=:� -'�� , Solid Waste Generated During Potentially Significant No mitigation measures are available. Significant Unavoidable Project Construction Impact Impact. Solid Waste Generated During Potentially Significant SW1 The location of Significant Unavoidable Project Operation Impact. recycling/separation areas shall Impact be in proximity to dumpsters for non-recyclables, elevators, loading docks, and primary internal and external access points SW2 The location of recycling/separation areas shall be convenient for those persons who deposit, collect, and load the recyclable materials SW3 Recycling containers/bins shall be located so that they do not block access to each other. Cumulative Impacts Potentially Significant Refer to Mitigation Measures SW1 Significant Unavoidable Impact through SW3 No additional mitigation Impact. measures are available. Draft — September 2008 1-35 Executive Summary Henry Mayo Newhall Memorial Hospital Master Plan Environmental Impact Report Draft — September 2008 1-36 Executive Summary 'W Aft "41011 -AC I S IFI MEASURES -AOIGATOWN i SIG `MITIGATION S'v N W ELECTRICITY , Vii, - , , " -"'VR'&&' -'W Electricity Supplies and Distribution Less Than Significant No mitigation measures are required. Less Than Significant Infrastructure Impact Impact. Cumulative Impacts Less Than Significant No mitigation measures are required. Less Than Significant Impact. Impact NATURAILIGAS —1%4L Natural Gas Supplies and Distribution Less Than Significant No mitigation measures are required Less Than Significant Infrastructure Impact. - Impact. Cumulative Impacts Less Than Significant No mitigation measures are required. Less Than Significant Impact. Impact ATgR,SUPF,,L-Y,'4""* 77777" 7" Aq - Water Demand and Supply, and Less Than Significant No mitigation measures are required. Less Than Significant Groundwater Recharge Impact Impact. Cumulative Impacts Less Than Significant No mitigation measures are required. Less Than Significant Impact Impact. Wastewater Conveyance and Less Than Significant No mitigation measures are required Less Than Significant Treatment Impact. Impact Cumulative Impacts Less Than Significant No mitigation measures are required. Less Than Significant Impact. Impact. Draft — September 2008 1-36 Executive Summary l Exhibit F FBF CONSULTING CITY OF SANTA CLARITA JN: 10-103970 Community Development Department Planning Division 23920 Valencia Boulevard, Suite 302 Santa Clarita, California 91355-2196 SUBJECT: CONTRACT AMENDMENT— PREPARATION OF THE 2008 REVISED DRAFT ENVIRONMENTAL IMPACT REPORT FOR THE HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN RBF Consulting (RBF) is submitting this Contract Addendum No. 2 for items not accounted for in our current Agreement with the City of Santa Clarita for the Henry Mayo Newhall Memorial Hospital Master Plan Project. RBF's Agreement with the City, dated November 9, 2004, provides for a maximum contract amount of $352,340.00. Following the City Council hearings on the Master Plan and Program Environmental Impact Report (EIR) in June, July, and August 2007, and the project applicant's decision to reduce the size of the Master Plan project, it was determined that a new revised EIR would need to be prepared. The revised EIR is a project -level EIR for the Master Plan. This decision warranted a complete revision of the EIR, as well as recirculation of the revised document. The additional scope of work items, and associated fee, are provided on the following pages. ADDITIONAL SCOPE OF WORK ITEMS Revise Traffic Impact Analysis Traffic Impact Study Austin -Foust Associates (AFA) prepared an update to the Henry Mayo Newhall Memorial Hospital Master Plan EIR Traffic Study. The purpose of the update was to evaluate the revised project description for the EIR. The update evaluates the same study area as the previous traffic study. PLANNING ■ DESIGN ■ CONSTRUCTION 14725 Alton Parkway, Irvine, CA 92618-2027 ■ P O Box 57057, Irmne, CA 92619-7057 ■ 949 472 3505 ■ FAX 949 472 8373 Offices located throughout Califomia, Anzona & Nevada ■ www RBF com RBF Consulting Contract Amendment 10-103970 City of Santa Clarda Page 2 The tasks performed by AFA as part of this update are as follows: Project Analysis (Interim Year) - This work task analyzed the full project in accordance with the procedures of the City of Santa Clarita. The purpose of the Interim Year analysis is to evaluate the project in a setting that includes other proposed development projects within the City. The current version of the Interim Year SCVCTM — Santa Clarita Valley Consolidated Traffic Model (i.e., the City Traffic Model) was used to identify significant impacts due to the proposed project. Mitigation measures were developed. The results were also used as the basis for the work items listed below in Task 3, Special Issues. 2. Project Analysis (Long -Range Cumulative/Buildout) - The purpose of the Long -Range Cumulative/Buildout analysis is to evaluate the project in a setting based on buildout of the City's General Plan (including proposed General Plan amendments). This part of the traffic study used the Long -Range Cumulative version of the SCVCTM to determine if any changes to the current Circulation Element would be required to accommodate the proposed project. 3. Special Issues _ A number of special issues are addressed as follows: a) Project Access b) McBean Parkway Operational Analysis c) McBean Parkway Travel Time Analysis d) State Highway Analysis e) Congestion Management Plan (CMP) Analysis 4. Traffic Report — The previous stand-alone traffic report was updated based on the revised analysis. It includes the tasks outlined above and serves as a technical appendix to the i project's EIR. Note that the existing conditions section of the traffic study was not updated as part of this work effort, as previously agreed to by the City. Traffic Impact Phasing Study AFA prepared a traffic impact phasing study to determine the timing of the mitigation measures identified in the traffic study. The anticipated order of construction of the individual buildings was the basis for the phasing analysis. Background traffic conditions that correspond to the anticipated occupancy date of each building was interpolated using existing traffic counts and the traffic model forecasts documented in the traffic study. The results of this analysis identified which specific mitigation measures are needed with each of the new buildings (i.e., MOB1, MOB2, MOB3 and the Inpatient Building) and a concise write-up of the results was provided. The cost for these two traffic studies is $29,700. RBF Consulting Contract Amendment City of Santa Clanta Page 3 Revise Air Quality and Noise Analyses 10-103970 LSA Associates revised the air quality and noise analyses to reflect the revised project description. The description now includes excavation associated with placing several levels of the parking structures below grade (which was not previously assumed). The excavation would result in new construction traffic, air quality, and noise trips that have not been previously analyzed. LSA updated the air quality and noise impact studies for the proposed project based on the revised traffic data and the new project description. LSA also updated the air quality report to include the Localized Significance Thresholds (LSTs) and climate change/global warming analyses, including analysis in response to the Office of Planning and Research's CEQA and Climate Change Technical Advisory (June 19, 2008). Emissions of carbon dioxide from project operations were estimated based on the revised traffic data. In addition, attendance by an LSA noise and air quality specialist at up to two public hearings is anticipated. The cost to revise the air quality analysis is $7,900. The cost to revise the noise analysis Is $6,600. Peer Review of Parking Study Fehr & Peers/Kaku Associates (F&P) conducted a peer review of the parking study that was prepared by Linscott, Law & Greenspan. The parking study assessment prepared for the environmental impact report (EIR) for the Henry Mayo Newhall Memorial Hospital Master Plan included the following elements: Project Initiation - At the outset of the study, discussions were held with City of Santa Clarita and EIR project team staff to gain an understanding of the project and to confirm the scope of services for the parking study assessment. 2. Peer Review - F&P performed a peer review of the parking study report prepared by the applicant's parking consultant for the project. The peer review assessed the reasonableness of the methodologies and assumptions used in the report. This included review of parking inventory, base data, survey data, City code requirements, Institute of Transportation Engineers parking generation rates, shared parking assumptions, demand forecasts, rebalancing strategies proposed during construction, on-going parking management strategies, and internal circulation recommendations. 3. Documentation - F&P prepared a memorandum that documents the results of the peer review assessment. The memorandum reviewed the baseline report, which addresses existing conditions, including the survey data, and reviewed the parking study report, focusing on the demand analysis and findings, implementation strategies, and internal circulation analysis. 4. Meetings — The scope included F&P's attendance at up to four meetings with City of Santa Clarita staff and the EIR project team. The cost for the parking study peer review is $15,250. RBF Consulting Contract Amendment City of Santa Clanta Page 4 Revise Water Supply Analysis 10-103970 Impact Sciences maintains a large body of experience preparing water impact analyses and WSAs throughout the state in general and in the Santa Clarita Valley in particular. While completing these documents, Impact Sciences has gained a strong understanding of the requirements of Senate Bills 221 and 610, and has prepared this EIR section consistent with the requirements of state law. Impact Sciences utilized all of the information necessary to prepare a thorough EIR section found within the WSA to be provided by the Valencia Water Company and the many technical studies available from the Castaic Lake Water Agency (CLWA), Newhall County Water District (NCWD), the state Department of Water Resources (DWR), and other environmental documents prepared for projects within the Santa Clarita Valley. The water demand rates available from the local water purveyor were used. One client meeting/conference/City Council meeting was included in the scope. The cost for the water supply analysis is $12,100. Environmental Analysis 2008 Revised Draft EIR RBF revised the entire EIR to reflect the revised project. RBF submitted completed sections to the City for review as they were completed, and prepared the 2008 Revised Draft EIR for public review. The cost to revise the Draft EIR is $70,000. Response to Comments RBF prepared responses to comments received on the 2008 Revised Draft EIR. For budgeting purposes, RBF assumed a total of 72 hours of time for the Project Manager and Senior Environmental Analyst to prepare the responses. The cost to prepare response to comments is $12,200. Mitigation Monitoring and Reporting Program RBF prepared the Mitigation Monitoring and Reporting Program for the proposed project. The cost to prepare the Mitigation Monitoring and Reporting Program is $2,250. Final EIR RBF prepared the Final EIR document. The cost is $11,160. Findings and Overriding Considerations RBF prepared the Statement of Facts and Findings and Statement of Overriding Considerations. The cost is $6,200. RBF Consulting Contract Amendment City of Santa Clanta Page 5 Project Coordination 10-103970 The revised project description, as well as the extended timeframe for the project necessitated additional coordination with City Staff, Applicant Team, and subconsultants. The cost for project coordination is $7,000. Project Meetings From September 2007 through May 2008, RBF attended an average of two project meetings per month. In addition, several phone conferences were held regarding the environmental documents The cost for project meetings is $28,000. Public Hearings RBF has assumed attendance at up to three public hearings. The Project Manager and a Senior Environmental Analyst will attend the hearings. The cost to attend public hearings is $11,800. Reimbursables/Deliverables Additional EIR copies were produced for the 2008 Revised EIR, both at the Draft and Final stages. Additional reimbursable expenses were also incurred related to meeting attendance and miscellaneous reproduction and deliveries. The cost for reimbursables/deliverables is $15,000. CONTRACT ADDENDUM The total funding request for this contract amendment is $235,160.00, With the amendment, RBF's fee would increase from $301,635.00 to,$536,795.00. The total fee, including the amendment, would be above the maximum contract amount of $352,340.00 and, therefore, the contract total would need to be increased to reflect the costs of this amendment. RBF Consulting Contract Amendment City of Santa Clanta Page 6 EXTENSION OF CONTRACT TERM 10-103970 It is necessary to extend the term of the original agreement with RBF Consulting. It is recommended that the City extend the term of the Agreement to December 31, 2008. The fees would remain effective with a contract termination date of December 31, 2008. Please indicate your acceptance of the work program augmentation by signing the approval line on this page and returning the original to us. We appreciate the opportunity to continue to be of service to the City of Santa Clarita. Please do not hesitate to call me at 949.855.3653 if you have any questions. Respectfully submitted, i Collette L. Morse, AICP Senior Associate Planning/Environmental Services cc: Rita Gutierrez, RBF Consulting APPROVED: CITY OF SANTA CLARITA (CLIENT) By: Title: Date: (Print Name) NOTICE OF CONTINUED PUBLIC HEARING CITY OF SANTA CLARITA CITY COUNCIL NOTICE IS HEREBY GIVEN that the City Council of the City of Santa Clarita, at its regular meeting held September 23, 2008, continued a public hearing on 1 10. MASTER CASE 04-325: HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN, DEVELOPMENT AGREEMENT AND 2008 REVISED DRAFT EIR AND AUTHORIZATION TO MODIFY THE PROFESSIONAL SERVICES AGREEMENT WITH RBF CONSULTING FOR PREPARATION OF THE HMNMH EIR - The project applicants, Henry Mayo Newhall Memorial Hospital (HMNMH) and G&L Realty, propose a long-range Master Plan for the buildout of the HMNMH medical campus. The HMNMH Master Plan will increase the existing square footage of the campus from 340,071 square feet to 667,434 square feet, a 327,363 net square -foot increase over a 15 -year timeframe. The Master Plan includes the construction of nine new structures on the existing 30.4 -acre hospital campus over a 15 -year period, which include three medical office buildings, one inpatient building, a central plant building and four parking structures. Other project components include the construction of two helipads, landscaping improvements, and traffic improvements. A 15 -year Development Agreement is also requested. The original public hearing was opened on September 25, 2007, continued to January 8, 2008, and then continued to a date uncertain with required noticing to be done. to Wednesday, November 19, 2008. The continued public hearing will be held at or after 6:00 p.m. in the Council Chamber at 23920 Valencia Blvd., Santa Clarita, California. Dated this 24th day of September, 2008. SHARON L. DAWSON, CITY CLERK *************************************************************** STATE OF CALIFORNIA ) COUNTY OF LOS ANGELES )ss. AFFIDAVIT OF POSTING CITY OF SANTA CLARITA ) SHARON L. DAWSON, being first duly sworn, deposes and says that she is the duly appointed and qualified City Clerk of the City of Santa Clarita and that on September 24, 2008, she, caused the above notice to be posted. at the door of the Council Chamber located at 23920 Valencia Blvd., Santa Clarita, California. _)/J� '/� Q-� SHARON L. DAWSON, CITY CLERK Santa Clarita, California Pubft/contph.doc